GMOC Agenda 09/06/2018GROWTH MANAGEMENT
OVERSIGHT COMMITTEE (GMOC)
COMMITTEE MEETING
September 6, 2018
3:00 PM
Growth Management Department Building, Conference Room 609/610
2800 N. Horseshoe Drive, Naples, Florida 34104
AGENDA
1. Roll Call
2. Approval of Agenda
3. Approval of March 1, 2018 Minutes
4. Approval of June 7, 2018 Minutes
5. Staff Announcements
6. Agenda Items
A. Water and Wastewater Utilities in Eastern Collier
Joe Bellone, Director of Operations, Collier County Utilities Dept.
B. Planning for Rehydration and Estuary Balance
Gary McAlpin, Manager, Coastal Management Programs
C. Update on Golden Gate Area Master Plan Restudy
Kris Van Lengen, Community Planning Manager
Anita Jenkins, Principal Planner
D. Update on Immokalee Area Master Plan Restudy
Anita Jenkins
E. Update on Rural Fringe Mixed Use District Restudy
Kris Van Lengen
Anita Jenkins
F. Update on RLSA Overlay Restudy
Kris Van Lengen
8. Member and Citizen Comments (topics not covered)
9. Next Meeting Date Selection (September 6, 2018)
10. Adjournment
NOTE: All public speakers will be limited to five (5) minutes unless the Chairman grants permission for
additional time. Individuals selected to speak on behalf of an organization or group may be allotted 10
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Packet Pg. 491 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
minutes to speak on an item if so recognized by the chairman. Persons wis hing to have written or graphic
materials included in the agenda packets must submit said material a minimum of 5 days prior to the
meeting. Staff resources can be found at: https://www.colliergov.net/gmprestudies .
NOTE: All meetings will be publicly noticed in the W. Harmon Turner Building (Building F) and provided to
the County Public Information Department for distribution. Please contact Kris Van Lengen, Community
Planning Manager, at krisvanlengen@colliergov.net for additional information.
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Packet Pg. 492 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
March 1, 2018
MINUTES OF THE COLLIER COUNTY
GROWTH MANAGEMENT OVERSIGHT COMMITTEE MEETING
Naples, Florida, March 1, 2018
LET IT BE REMEMBERED, the Collier County Development Growth Management
Oversight Committee in and for the County of Collier, having conducted business herein,
met on this date at 3:00 P.M. in REGULAR SESSION at the Collier County Growth
Management Department Building, Conference Room #609/610, 2800 N. Horseshoe Drive,
Naples, Florida, with the following members present:
Chairman: Nicholas G. Penniman, IV
Vice Chairman: Jeffery Curl
John W. Vaughn, Jr.
Jacob Winge
Andrea Psaras
Ross W. McIntosh
Absent: Everett Loukonen
ALSO PRESENT: Kris Van Lengen, Community Planning Manager
Anita Jenkins, Principal Planner
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Packet Pg. 493 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
March 1, 2018
Any persons in need of the verbatim record of the meeting may request a copy of the audio recording
from the Collier County Growth Management Department.
1. Roll Call
Chairman Penniman called the meeting to order at 3:00pm
2. Approval of Agenda
Mr. Vaughn moved to approve the Agenda subject to hearing item 5.E after item 5.C. Second by Mr.
Winge. Carried unanimously 7 - 0.
3. Approval of Minutes from December 7, 2017 Meeting
Mr. Curl moved to approve the minutes of the December 7, 2017 meeting as presented. Second by
Ms. Psaras. Carried unanimously 7 - 0.
4. Staff Announcements
The Committee discussed the schedule for future presentations with Staff noting tentatively, the Long
Range Transportation Plan will be reviewed at the June meeting followed by future presentations from
Public Utilities representatives and IFAS (University of Florida, Institute of Food and Agriculture) on
agriculture in the region.
Mr. Van Lengen reported IFAS will be holding a tour of agricultural lands on March 22 and he will
email blast interested parties the schedule for information purposes.
5. Agenda Items
A. Introduction: Thaddeus Cohen, Growth Management Dept. Head
Continued
B. Public Transportation Presentation - Michelle Arnold, Director, Public Transit and
Neighborhood Enhancement
Ms. Arnold provided an overview of the Collier Area Transit (CAT) bus system noting:
• The system began operation in 2001 and to date approximately 15M riders have utilized the
service.
• The system is used by individuals for employee transportation, shopping, social activities and
acquisition of basic needs and medical services.
• It helps alleviate traffic on roads which will be even more necessary in the future given the
growing population in the area and limitations on roadway expansion due to right of way
constraints in the urban area.
• The system provides a para-transit service for meeting ADA needs and where no
othertransportation service is readily available for use.
• There are two major transfer facilities, one at Government Center and the other on Radio
Road where maintenance and refueling services are provided for the fleet.
• CAT is funded from grants, user fares and marketing with the current fare set at $1.50 but
anticipated to increase to $2.00.
• There is the potential for additional revenue through advertising however, the County to this
point has been reluctant to allow marketing displays on shelters.
• Considerations for future improvements include increased frequency of service on routes,
traffic signal prioritization during peak times, WIFI on the buses, developing park and ride
facilities, etc.
• There is also a beach trolley which is in its second year of service offering rides in the
Vanderbilt Beach area.
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Packet Pg. 494 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
March 1, 2018
Under Committee discussion, the following was noted:
• Consideration might be given to customizing the bus shelters based on the characteristics of
an area – Ms. Arnold noted maintenance of the shelter would be an issue if they are not
standardized (acquiring parts, etc.), however certain organization such as the airport and
hospital have constructed and maintain their owner shelter.
• Staff is beginning to participate in the land use review process in an effort to ensure certain
items are addressed in the developments.
• Any long term planning initiatives might include investigating the feasibility of rapid transit
opportunities throughout the County.
• The system does provide service to the area colleges and Staff continues to monitor the usage
to identify any potential opportunities to improve service to those areas.
C. Update on Golden Gate Area Master Plan Restudy – Kris Van Lengen, Community Planning
Manager Anita Jenkins, Principal Planner
• BCC direction
Mr. Van Lengen reported the “White Paper” was reviewed by the Board of County
Commissioners who directed Staff to move forward to the transmittal phase. Staff is currently
working on specific wording changes to the Growth Management Plan for the Public hearing
process.
• Planned transmittal dates
Mr. Van Lengen reported the first transmittal, Planning Commission, is slated for May 2018.
E. Update on Immokalee Area Master Plan Restudy • Update on outreach • Upcoming schedule
Anita Jenkins, Principal Planner
Ms. Jenkins provided the “Immokalee Area Master Plan Restudy – Pubic Outreach Schedule 2018”
for information purposes. She noted:
• Workshops were held on February 15 and 20th 2018, where Staff received feedback on the
plan.
• Staff is working on a vision statement for the plan and it has determined the goals developed
for the 2012 plan, which was not adopted are still viable.
• Two more workshops are scheduled for March after which recommendations will be
developed based on the input.
D. Update on RLSA Overlay Restudy
• Perspective: Mr. Scott Boyd, former Orange County Commissioner (this item was heard after
item 5.A)
Mr. Boyd addressed the Committee noting:
• He is a former Orange County Commissioner and his family owns a citrus business in the
Collier County area.
• The citrus industry moved further south in the 1980’s following a freeze event where today
more than 70,000 new trees have been planted in the area from Immokalee to Labelle.
• This movement left a void in Orange County where the former owners of citrus properties
sought to develop their properties.
• When community concern arose over the prospects urban sprawl, the Horizon West area was
developed to promote a commitment to environmental protection, suitable architectural
design, and quality pedestrian environments and community spaces.
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Packet Pg. 495 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
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• The 23,000 acre area is characterized by mixed use development with town centers, several
villages, green belts and other environmentally sound features such as lakes.
• Over 300 community meetings have been held on the development of the area with Staff
mainly facilitating the endeavor.
• He offered to facilitate communications between Collier County and the Orange County Staff
familiar with the development who may be a resource for the County on their efforts to
update the plans for the RLSA.
Staff noted one area where Mr. Boyd may be of assistance is input on incentives to preserve the
agricultural uses in the area including the marketability and number of density credits allocated to
this use.
• Meeting summaries • Future meeting times, dates, subjects, location
Kris Van Lengen, Community Planning Manager
Mr. Van Lengen provided a Memorandum dated February 12, 2018 – Re: “RLSA development
footprint: concept and history” for information purposes. He noted
• There have been 2 workshops held to date (January 25th and February 22nd) and Staff is
compiling the summary from the February 22nd workshop (Agenda enclosed in meeting
packet).
• The January 25th meeting featured 12 speakers (4 environmental NGO’s, 3 civic groups,
3 landowners and 2 public speakers as selected by Staff with input from the Committee.
• Some members of the public were critical of the format as they felt the representatives
did not provide a balanced representation of interests.
• There was a “table exercise” at the February meeting that did not yield the intended
results and Staff is examining the format of the workshop process to determine what
changes need to be made to improve the process.
• The options under consideration include providing supporting data in advance of the
meeting, altering the times of the meetings to 6:00pm – 8:00pm., etc.
Under Committee discussion, the following was noted:
• One of the responsibilities of the Committee is to assist Staff to ensure adequate public
engagement occurs for the plans under review.
• Other options to promote the public participation being considered include having 2
Committee Members attend each workshop and the BCC appointing a Committee to
conduct the RLSA restudy.
• The time change for the meetings is a favorable concept and consideration should be
given to expanding notifications for the workshops including utilizing advertising or
press releases in the Naples Daily News or Florida Weekly, posting notices on the
County’s and/or Ave Maria’s Facebook page, contacting Homeowner Associations,
providing roadway signage, developing a list of Stakeholder groups to contact, etc.
Chairman Penniman requested the Committee Members to review Staff’s memo and provide
any comments they desire.
6. Member and Citizen Comments (topics not covered)
Michael Seef noted he is in favor of the meeting schedule but more meetings may be required. As an
example, Mr. Boyd spoke earlier on the Horizon West development in Orange County reported there
were over 300 public meetings for an area 23,000 acres in size. He expressed concern on the
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Packet Pg. 496 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
March 1, 2018
notifications to public and recommended consideration be given to larger ads in the newspaper and more
creative use of the space.
Susan Calkins (had to leave the meeting early) - Bonnie Michaels read a letter from Ms. Calkins into
the record, which among other things recommended Staff review the recom mendations provided by the
Environmental Advisory Council and Collier County Planning Commission for the 2008 RLSA restudy.
Mr. Van Lengen noted that requested additions or corrections to the staff memo, RLSA Development
Footprint, should be provided in writing via e-mail at the RLSA e-mail address.
Bonnie Michaels provided a handout “Ways to Improve the RLSA Study.” She expressed concern the
public was “discounted” at the workshops and recommended a professional marketing consultant be
engaged in the process to aid in developing public interest and participation in the restudy. Additionally,
the meetings should be videotaped so those who cannot attend may view the meeting at a later date.
Alison Wescott, Conservancy of Southwest Florida noted the County online library and White Paper
are a useful resource. To date the program has not been effective in achieving its original goals and
supports a new evaluation to determine the incentives, economic feasibility and fiscal impacts, etc. of
the program to ensure the goals and policies are viable over the long term.
Chairman Penniman reported caution needs to be exercised when analyzing the costs to the public
with various planned improvements given there may be a gap between the funds available from existing
revenue sources to complete projects versus the actual funds required in total to address all needs in a
particular area (i.e. transportation planning). This topic should be addresses as part of the RLSA restudy.
7. Next meeting date: June 7, 2018
There being no further business for the good of the County, the meeting was adjourned by the order
of the Chair at 5:35PM.
COLLIER COUNTY GROWTH MANAGEMENT
OVERSIGHT COMMITTEE
______________________________________
Chairman, Nicholas Penniman, IV
These Minutes were approved by the Board/Committee on ________________, as presented _______, or as
amended ________.
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Packet Pg. 497 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
June 7, 2018
MINUTES OF THE COLLIER COUNTY
GROWTH MANAGEMENT OVERSIGHT COMMITTEE MEETING
Naples, Florida, June 7, 2018
LET IT BE REMEMBERED, the Collier County Development Growth Management
Oversight Committee in and for the County of Collier, having conducted business herein,
met on this date at 3:00 P.M. in REGULAR SESSION at the Collier County Growth
Management Department Building, Conference Room #609/610, 2800 N. Horseshoe Drive,
Naples, Florida, with the following members present:
Chairman: Nicholas G. Penniman, IV (Excused)
Vice Chairman: Jeffery Curl
Everett Loukonen
John W. Vaughn, Jr.
Jacob Winge (Excused)
Andrea Psaras (Excused)
Ross W. McIntosh (Excused)
ALSO PRESENT: Kris Van Lengen, Community Planning Manager
Anita Jenkins, Principal Planner
Mike Bosi, Director, Planning and Zoning Division
Brandy Otero, Sr. Planner, MPO
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Packet Pg. 498 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
June 7, 2018
Any persons in need of the verbatim record of the meeting may request a copy of the audio recording
from the Collier County Growth Management Department.
1. Roll Call
Vice Chairman Curl called the meeting to order at 3:10pm. A quorum could not be established. Staff
reported the meeting would be held for informational purposes with no actions to be taken.
2. Approval of Agenda
None
3. Approval of Minutes from March 1, 2018 Meeting
Postponed
4. Staff Announcements
Mr. Van Lengen reported:
• Future presentations would include Coastal Zone Management, the Public Utilities Department
and IFAS representatives.
• The County Manager requested Staff provide an update on the studies at the 6/26/18 Board of
County Commissioner’s meeting.
5. Agenda Items
A. Tentative: MPO Update: Long Range Transportation Plan (LRTP) Brandy Otero, Senior
Planner, Collier MPO
Ms. Otero presented the PowerPoint “Collier Metropolitan Planning Organization (MPO) - Growth
Management Oversight Committee June 7, 2018” for information purposes highlighting:
• The Federal-Aid Highway Act of 1962 required a planning process for transportation projects
in urbanized areas with 50,000 or more people.
• The Federal-Aid Highway Act of 1973 dedicated funds to the planning activities, formalized
the process and created the Metropolitan Planning Organizations.
• The Collier MPO was established in 1982.
• The FDOT has direct oversight and conducts MPO Certification Reviews of larger MPOs
(200,000+ population) every 4 years.
• The process is highly regulated and rigorous in terms of public involvement and
“transparency,” a data-driven analysis, reporting on national performance measures and
defining State and local targets
• MPO Board representation consists of 9 members, the BCC, two from the City of Naples,
one from Everglade City and the City of Naples.
• There are various Subcommittees to assist in planning endeavors and the Organization is
responsible to develop the LRTP which is adopted every 5 years.
• The process is required for the County’s eligibility for Federal & State transportation funds,
and forecasts future growth and identifies the current transportation and future transportation
needs of the area.
• Development of the 2045 LRTP is expected to begin fall/winter of 2018 and must be adopted
by December 11, 2020.
Under Committee discussion, the following was noted:
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June 7, 2018
• The school district is involved in the process with a representation on the advisory committee
that provides input on the Long Range Transportation Plans.
• Within the LRTP, projects are identified (needs) and funds are assigned to a list of “cost
feasible” projects.
• Currently there is a $1.3B shortfall in funds for the projects identified in the 2040 LRTP.
• The 2045 LRTP will include multi modal facets of transportation.
• It may be beneficial for the County to begin identifying other potential modes of
transportation such as blueways on canals, horse trails, etc.
B. Introduction: Collier Interactive Growth Model (CIGM) Mike Bosi, Director, Planning and
Zoning Division
Mr. Bosi presented the PowerPoint “Metro Forecasting Model - Collier County Interactive Growth
Model (CIGM)” for information purposes highlighting:
• The CIGM is a proactive planning and growth management tool that forecasts when and
where development (i.e. housing units, population, household size, vacancy rate) will occur
within each of 783 Traffic Analysis Zones (TAZs).
• It was previously utilized for the urban area of the County but in December of 2017, the BCC
directed Staff to implement it for the entire County.
• It has the ability to identify deficiencies in land use regulations and forecast economic trends
and may be programmed to predict the need for and timing of commercial centers, schools,
parks, fire stations, and utility expansions, etc. in order to optimize the return on public
capital investments.
• It demonstrates alternative growth scenarios and their impacts (i.e. changes in the regulations
of the RFMUD, RLSA).
• It has several sub models such as Hotel/Motels, Industrial, Water/Utilities, Stormwater/
Impervious Area, Schools, Housing and Population, Commercial. Parks, Fire Stations,
Sheriff Sub-stations and Libraries.
• Benefits of the CIGM include a tool for the analysis of Comprehensive Plan Amendments
and provide accurate forecasting for optimal return on public capital investments.
• The modeling seeks to balance timing for new development and does incorporate long term
shifts in the economy (boom times vs. recessions).
C. Update on Golden Gate Area Master Plan Restudy Kris Van Lengen, Community Planning
Manager Anita Jenkins, Principal Planner
Staff provided the “Staff Report Collier County Planning Commission – Draft” from the Growth
Management Department, Zoning Division, Community Planning Section for information purposes:
They noted:
• Staff is working on the documents necessary to forward the proposed Growth
Management Plan amendments to the Collier County Planning Commission and the
Board of County Commissioners for subsequent transmittal to the Florida Department of
Economic Opportunity.
• The Collier County Planning Commission will hold a public hearing on July 19, 2018.
• The amendments consist of a reorganization of the elements of the plan with a focus in
Golden Gate Estates on safety issues such as bridges (priority and connectivity), wildfire
events, etc. and lifestyle issues such as dark sky initiatives, etc.
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Packet Pg. 500 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
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• The Golden Gate City portion of the amendments focuses on redevelopment promoting
incentives such as TIF financing, opportunity zones, etc. and simplifying land use
designations.
• If Committee Members have any questions or comments, they should contact Staff as
endorsement was to be sought from the Committee today however a quorum is not
present.
D. Update on Immokalee Area Master Plan Restudy Anita Jenkins
Ms. Jenkins provided the “Immokalee Area Master Plan – Section 4 – List of Recommendations”
for information purposes. She noted:
• The first round of workshops has been completed with a summary of the major proposed
changes to the plan included in the meeting package.
• The concept involves using the previously developed IAMP as a basis; a plan conceived 6
years ago but never adopted by the BCC.
• The proposed changes include a focus on improved pedestrian movement throughout the area
as 47 percent of the population utilizes bicycles for work transportation.
• Movement of freight is also a consideration with attempts to eliminate conflicts with other
transportation modes including pedestrian activities.
• The BCC is expected to review the concepts and direct staff to prepare for transmittal
hearings at their 6/26/218 meeting.
E. Update on Rural Fringe Mixed Use District Restudy Kris Van Lengen Anita Jenkins
Staff provided an update on the Restudy noting:
• The BCC reviewed aspects of the Restudy and reached consensus on certain items however
are still dealing with two major issues: The North Belle Meade sending areas potential
County ownership of lands and the allowable density in receiving areas for the villages.
• The BCC’s major issue with the density in the receiving areas is concerns on finding a
balance between the traffic generated, population capacity, concurrency of infrastructure, etc.
for any proposed developments.
• The Southwest Land Preservation Trust recently contacted Staff and indicated an interest in
becoming involved with the County via a public/private partnership for ownership of land in
the North Belle Meade area which may pave the avenue for a solution to the ownership issue.
• Property tax rates generally are not adjusted downward by the County property appraiser
(who values individual parcels over a larger geographic area) for those severing development
rights unless the information is forwarded to the appraiser via a specific request or is part of a
tax appeal hearing,
F. Update on RLSA Overlay Restudy Kris Van Lengen
Mr. Van Lengen provided an update on the Restudy noting:
• The County continues to seek input on the proposed restudy and in addition to workshop
meetings utilizes Facebook, news outlets, homeowner associations, sign boards, web pages,
etc. to generate interest in the process.
• The meeting venue for workshops has shifted to the South Regional Library with an average
of 50 people attending the previous gatherings.
• Videos of the meeting are now available on the internet and Facebook live with links added
to the programs “landing page.”
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• The goal is to develop recommendations in conjunction with landowner consensus, after each
of the Group policies in the Plan and other special topics are discussed.
6. Member and Citizen Comments (topics not covered)
None
7. Next meeting date (September, 2018)
There being no further business for the good of the County, the meeting was adjourned by the order
of the Chair at 4:55PM.
COLLIER COUNTY GROWTH MANAGEMENT
OVERSIGHT COMMITTEE
______________________________________
Chairman, Nicholas Penniman, IV
These Minutes were approved by the Board/Committee on ________________, as presented _______, or as
amended ________.
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Packet Pg. 502 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
DRAFT EXECUTIVE SUMMARY
Recommendation to approve proposed amendments to the Golden Gate Area Master Plan
(GGAMP) and related elements of the Growth Management Plan (GMP) for transmittal to the
Florida Department of Economic Opportunity (DEO) for review and objections, recommendations
and comments (ORC) response. [Transmittal Hearing]
OBJECTIVE: For the Board of County Commissioners (Board) to review and approve the proposed
amendments to the GGAMP and the GMP and direct transmittal to DEO for review.
CONSIDERATIONS: On February 10, 2015, the Board directed staff to initiate GMP restudies in four
areas of eastern Collier County, focusing on complementary land uses, economic vitality, mobility and
environmental sustainability through a public outreach effort. The Board appointed the Growth
Management Oversight Committee (GMOC), which first convened in December 2015. The GMOC
directs public outreach efforts and ultimately assures economic vitality, environmental sustainability and
consistency among the four eastern area Plans.
The proposed Growth Management Plan (GMP) revisions found in Attachment A to this report (and
Resolution, Exhibit A) are derived from the Golden Gate Area Master Plan (GGAMP) Restudy White
Paper dated December 2017. These were presented at a public hearing before Collier County Planning
Commission (CCPC) on July 19, 2018 in its capacity as the County’s Land Planning Agency and as
convened as the County’s Environmental Advisory Committee (EAC).
The White Paper, Attachment B, provides the data and analysis underlying the revisions to Goals,
Objectives, Policies and Land Use Designation Descriptions within the GGAMP (Attachmen t A). The
substantive discussion of the recommendations appears in Attachment B, Section 3. Meeting summaries
and survey results provide the foundation for recommendations (Attachment B, Appendix A).
The Golden Gate area is bordered on the west by the greater urban area of Collier County, on the north
and south by the RFMUD and on the east by the RLSA. It includes three diverse geographic areas: the
rural Estates (east of CR 951), the urban Estates (west of CR 951), and Golden Gate City, an
unincorporated urban area. Outreach generally reflected these geographic areas. The outcomes of public
participation and resulting recommendations resulted in re-organization of the Goals, Objectives and
Policies (GOPs) with the intent to better define GOPs associated with the Estates and GOPs associated
with Golden Gate City. Due to the similarity in outcomes between the urban and rural Estates, those a reas
are combined in Goals 4-7.
One might over-simplify the present recommended changes to the GGAMP as incremental changes
favoring:
(a) Economic development and redevelopment in Golden Gate City, and
(b) Safety and environment in the Golden Gate Estates.
Comprehensive Plan changes alone rarely make these things happen. Rather, they foster the vision,
communication and resources to allow the continued improvement of place-making, through future
ordinances, budget expenditures and land use petition decisions. In some policies, interim measures such
as feasibility studies and reports are called for. Additional comments on Golden Gate City and Golden
Gate Estates follows:
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(a) Golden Gate City contains several commercial areas that are centrally located to the population.
The available acreage for commercial development is sufficient to support the residents of
Golden Gate City and the surrounding area; therefore, there is not a need to designate additional
areas. Instead, focus and attention are needed within the current commercial areas. For the
community vision of a vibrant, walkable community to be realized, redevelopment and renewal in
specific areas is needed. The proposed target areas for redevelopment include the Mixed Use
Activity Center Subdistrict and the Downtown Center Commercial Subdistrict along Golden Gate
Parkway.
The key proposed amendments to support the vision include measures to increase job
opportunities by adding several specific land uses to the Mixed Use Activity Center
designation. These uses support target industries such as, advanced manufacturing and computer
and electronic manufacturing, or 3-d printing. By adding these uses, it is the intent to encourage
economic development with a larger work force to support surrounding retail and
entertainment. The uses originally proposed and included in the transmittal amendments have
been reviewed by the zoning staff in cooperation with the economic development staff, and it has
been determined that some of the uses are already allowed and therefore not needed as an
additional use in the Activity Center. The economic development staff has reconsidered an
appropriate list of uses that are needed to add to the Activity Center. Staff will present the new
list of uses to the Planning Commission at the adoption hearing for recommendation to the Board.
A zoning overlay will be considered to implement these uses within the Mixed Use Activity
Center, along with development standards that provide greater support to a pedestrian
environment.
Redevelopment tools for Golden Gate City have already been initiated. The Collier County Water
Sewer District’s assumption of services in Golden Gate City will significantly improve expansion
and reliability to commercial property owners and residents, eliminating constraints caused by
limited service. In May, Golden Gate City received a federal Opportunity Zone designation. This
is a significant redevelopment tool that offers tax incentives for private development. Property
owners have expressed great enthusiasm for this designation. Additionally, a local Economic
Development Ordinance is being drafted for the Board’s consideration. This ordinance will create
tax increment financing (TIF) to provide a funding source for infrastructure and other incentives
in the proposed redevelopment area.
(b) In many ways, residents of the Rural and Urban Residential Estates Subdistrict were satisfied
with the status quo. They favor a low density, rural character with limited commercial and
conditional uses, along with architectural and lighting standards supporting their unique identity.
Citizens voiced most support in creating or bolstering safety and environmental considerations.
Reflecting the historic development pattern in the estates, lengthy streets and avenues typically
end at canal locations. This factor raises safety concerns, both for emergency providers and for
emergency evacuation. As documented in the previous study of the GGAMP, there is a strong
desire for increased funding for and prioritization of bridge connections to foster mobility for
safety reasons. Likewise, funding and coordination for wildfire prevention remains a high
priority.
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Citizens feel a close connection to environmental issues and display growing awareness of the
difficult balance between flood protection and wetland conservation. New policies reflect this
awareness by calling for feasibility studies related to dispersed water management and lot
combination incentives, as additional conservation measures to those identified in the Collier
County Watershed Management Plan.
An evaluation of the recommended changes resulted in a need to amend other GMP elements for
consistency and clear communication to the reader. Accordingly, there are several recommended
amendments that are also packaged under Exhibit A, “Other GMP Amendments”. These Objectives,
Policies or Land Use Designation Descriptions mirror the GGAMP recommended text. Each will require
a separate Ordinance at adoption because they are separate elements within the GMP:
(a) Conservation and Coastal Management Element (CCME). Single family preserve standards,
appearing in GGAMP Policy 1.3.2; also at CCME Policy 6.1.1.
(b) Future Land Use Element (FLUE). Uses within Activity Center #15, appearing in GGAMP, Land
Use Designation Description 1.B.1; also in FLUE Designation Description Section, Urban, C.1.2.
(c) Public Facilities Element, Solid Waste Disposal Sub-element (SWD): Septage disposal system
improvements, appearing in GGAMP Policy 5.3.8; also in SWD Policy 2.15.
(d) Public Facilities Element, Stormwater Sub-element: Dispersed water management study,
education and canal level of service in Policies 5.3.5, 5.3.6 and 5.3.7; also in Stormwater
Sub-element Policies 5.4, 5.3 and 2.3.
(e) Transportation Element. Everglades Blvd. maximum number of lanes, appearing in GGAMP
Policy 6.1.3; also in Transportation Element Policy 10.3.
The CCPC, by motion 6-0, recommended transmittal of the GMP amendments subject to certain changes.
In all cases, staff agreed with these changes, which are incorporated into the strikethrough/underline
documents at hand. Many of the changes were clarification of intent or improved wording. The most
substantive changes recommended by the CCPC were as follows:
1. In creating greenways, eminent domain should not be an option, as was stated in the existing
GGAMP provisions (Policy 5.1.3).
2. Neighborhood Centers should be upsized only through private GMP amendment (Land Use
Designation Descriptions (2) (A) (2) (b) (i)).
3. Electrical substations should not trigger conditional use eligibility on adjoining properties. (Land
Use Designation Descriptions (2) (A) (3) (d) (6)).
4. Cell towers as conditional uses should have locational restrictions, specifically, limited to parcels
no smaller than 2.25 acres and adjacent to arterial and collector roadways (Land Use Designation
Descriptions (2) (A) (3) (e) (5)).
FISCAL IMPACT: The fiscal impact of the proposed GMPA process has been accounted for within
the approved budget for the Zoning Division.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: The various Plan recommendations are
expected to result in amendments to the respective elements of the GMP, to be considered by the state
Department of Economic Opportunity, and again at Adoption public hearings before the CCPC and the
Board.
15
21.A.2
Packet Pg. 505 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
LEGAL CONSIDERATIONS: This Growth Management Plan amendment is authorized by, and
subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning
Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following
criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an
analysis by the local government that may include but not be limited to, surveys, studies, community
goals and vision, and other data available at the time of adoption of the plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary indicated by the data available
on that particular subject at the time of adoption of the plan or plan amendment at issue.” 163.3177(1)(f),
FS This item is approved as to form and legality. It requires a majority vote for approval because this is
a transmittal hearing of the GMP amendment. [HFAC]
RECOMMENDATION: To approve the proposed amendments to the GGAMP and the GMP and direct
transmittal to DEO for review.
Prepared by: Kris Van Lengen, JD, AICP, Community Planning Manager
16
21.A.2
Packet Pg. 506 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
Section 4: List of Initial Recommendations
Land Use Policies Recommendations
• Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Revisions to the land use designations in the IAMP FLUM include:
o An increase of +200 acres of Recreational Tourist (RT) designated lands.
o A five percent reduction of residential designated lands. This change of over +636 acres
of residential designated lands are proposed to be re-designated to allow commercial
and industrial development, as well as uses that are allowed under the RT designation.
o An increase of +462 acres of industrial designated lands. This increase includes the re-
designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381
acres of land that is part of the Immokalee Regional Airport within the Immokalee urban
boundary.
Transportation Policies Recommendations
• Support all transportation needs within Immokalee with an emphasis on freight movement
and walkability. Walkability will be improved through the ongoing implementation of the
recommendations of the MPO’s Walkability Study.
• Plan for new collector roads and interconnecting local streets to enhance transit, walking
and cycling.
• Coordinate with FDOT on state roadway projects.
Environmental Policies Recommendations
• Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay.
• Incentivize the movement of development rights from the wetland system.
• Amend the Land Development Code to establish best management practices to minimize
adverse impacts to Lake Trafford.
17
21.A.2
Packet Pg. 507 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
1ST ST SLAKE TRAFFORD RD15TH ST NWESTCLOX STNEW MARKET RD MAIN STSR 29CR 846SR 29 N171546392286735113612112630253129281236173516151427132532333410132618141821193024312223202423193232434202152719822231924101522293217202220IAMP FLUM - EXISTING VS. PROPOSEDIAMP FLUM - EXISTING VS. PROPOSEDLAKE TRAFFORD/CAMP KEAIS STRAND WETLANDS SYSTEMLAKE TRAFFORD/CAMP KEAIS STRAND WETLANDS SYSTEM0 0.5 1 1.5 20.25MilesGIS MAPPING: BETH YANG, AICPGIS/OPERATIONS DEPARTMENTFILE: F:/GIS/DATAREQUEST/IAMP/IMMOKALEEFLUECHANGE.MXDLAKETRAFFORDNOTE: MAP IS A REPRESENTATION ONLY AND CANNOT BEINTERPRETED WITHOUT THE OFFICIAL FLUM AND GMP.qPROPOSEDLAKE TRAFFORD/CAMP KEAIS STRANDWETLANDS SYSTEMCOMMERCIAL MIXED USE SUBDISTRICTINDUSTRIAL MIXED USE SUBDISTRICTLOW RESIDENTIAL SUBDISTRICTMIXED RESIDENTIAL SUBDISTRICTHIGH RESIDENTIAL SUBDISTRICTINDUSTRIAL SUBDISTRICTRECREATIONAL TOURIST SUBDISTRICTSEMINOLE RESERVATIONEXISTINGLAKE TRAFFORD/CAMP KEAIS STRANDWETLANDS SYSTEMLOW RESIDENTIAL SUBDISTRICTMIXED RESIDENTIAL SUBDISTRICTHIGH RESIDENTIAL SUBDISTRICTNEIGHBORHOOD CENTER SUBDISTRICTCOMMERCE CENTER - MIXED USE SUBDISTRICTRECREATIONAL TOURIST SUBDISTRICTCOMMERCIAL SUBDISTRICTINDUSTRIAL SUBDISTRICTCOMMERCE CENTER - INDUSTRIAL SUBDISTRICTSEMINOLE INDIAN RESERVATION18
21.A.2
Packet Pg. 508 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
IMMOKALEE RD COLLIER BLVDDAVIS BLVD
RADIO RD
IMMOKALEE RD E
GOLD EN GATE BLVD LIVINGSTON RD WILSON BLVD TAMIAMI TRL EI 75CR 858
EVERGLADES BLVD DESOTO BLVD I 7 5
RANDALL BLVD
R U R A L F R I N G ERURAL F R I N G EMIXED U S E D I S T R I C TMIXED U S E D I S T R I C T
Í
0 1 2 3 40.5 Miles
RECEIVING
SENDING
NEUTRAL
North BelleMeade NRPANorth BelleMeade - West
South Belle Meade
North Sending
North Bel leMeade
South
North
19
21.A.2
Packet Pg. 509 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
Draft EXECUTIVE SUMMARY
Recommendation to direct Staff to prepare amendments to the Growth Management Plan (GMP),
Rural Fringe Mixed Use District (RFMUD) based upon the completed public planning process and
direction provided to Staff at three individual workshops conducted with the Board during 2017.
OBJECTIVE: To direct staff to prepare the amendments to the Rural Fringe Mixed Use District based
upon the public planning process completed in 2015-16, as well as workshops with the Board conducted
January 3, May 11, and June 20, 2017.
CONSIDERATIONS: On January 3, 2017, the Board of County Commissioners (Board) convened a
Workshop to discuss the four area restudies, with emphasis on the Rural Fringe Mixed Use District
(RFMUD). Staff presented the RFMUD White Paper (attached), which describes the public process and
rationale for the Initial Recommendations for changes to the Growth Management Plan. The concepts
and recommendations within the White Paper derived from objectives set by the Board in 2015 and
reflect ideas and broad consensus among citizens and stakeholders who donated time energy and
creativity to the process.
The January 3rd Workshop discussion centered on three pivotal decision points put forward as part of
the initial recommendations:
•Whether to increase village and non-village density in support of public goals in Receiving
Lands;
•Whether to pursue a “TDR Bank” as a catalyst for the TDR program;
•Whether to accept donations of Sending Lands parcels if no other governmental agency is
willing to accept them.
At that time, the Board directed staff to discontinue any further consideration of a TDR Bank. It also
directed staff to provide further data and analysis related to Receiving Lands development patterns and
Sending Lands donations so that additional direction could be provided.
The May 11, 2017 Workshop included additional data and scenario testing and analysis related to land
development patterns for the Board’s consideration. Comparisons of build-out scenarios at different
densities were provided, noting strong public support for mixed-use compact development. Baseline,
mid-range and high-range scenarios provided a basis for comparison of housing diversity, retail, business
and institutional uses, mobility impacts and taxable values.
Receiving area “decision points” such as number of villages and density ranges were supported by a
narrow majority. The Board requested further input and discussion related to infrastructure impacts and a
better understanding of the allowable dwelling units both before and after the 2002 RFMUD Growth
Management Plan Amendments.
Additionally, the May workshop provided an update on the viability of a mitigation bank to support
County Ownership of Sending Lands, which cannot be conveyed to another governmental entity. There
was narrow support for County ownership and for a mitigation bank. Staff was tasked to provide
additional information on agricultural uses, TDR bank alternatives and costs for conservation land
management.
The June 20, 2017 workshop provided the Board the opportunity to review specific amendments to the
RFMUD and provide Staff direction on issues relating to the three -land use designation within the
program: Sending, Neutral and Receiving lands. The following were the major recommendations
20
21.A.2
Packet Pg. 510 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
provided:
1. Promote economic vitality in the RFMUD by allowing business park/employment centers outside of
Villages.
2. Within a Village, remove the maximum acres and leasable floor area limitation of the Village Center
and the Research and Technology Park.
3. Modify the TDR requirements:
a. Change from 1 TDR to .75 TDR for multifamily unit.
b. Change from .5 to 0 TDR for defined affordable housing.
4. Eliminate the minimum $25,000 price per base TDR.
5. Provide additional TDR credits to Sending owners. Where possible, additional TDR credits
should be apportioned equally to all Sending owners regardless of location or property attributes.
6. Make TDR credits available to Sending owners who wish to maintain or expand a bone fide
agricultural operation. In NRPA locations, only passive agricultural operations, excluding
aquaculture, would qualify.
7. Allow landowner’s who have generated TDRs but have not conveyed their land to participate
in any applicable program changes.
8. Allow TDRs to be generated from Receiving Lands for agriculture preservation, or native
vegetation and habitat protection beyond minimum requirements. A permanent easement in
favor of Collier County would be required.
9. Expand concept of donation to a governmental entity to include a not -for profit or land trust if
specifically approved by the BCC.
10. Adopt a standard whereby Collier County agrees to take clear title to land donated by sending
owners in locations where no other public agency is available and willing to take title.
11. Allow TDR credits for agriculture and conservati on uses where the uses are secured by
perpetual easements.
Additionally, based upon the feedback provided at the workshops specific concepts are no longer being
pursued. These include the no longer requesting the establishment of a Transfer of development rights
(TDR) bank or the establishment of a mitigation bank in the North Belle Meade sending area.
Additionally, the concept of a simple majority approval for village development is no longer being
pursued.
FISCAL IMPACT: There is adequate revenue within the FY18-19 Zoning budget to satisfy the GMP
amendment required process.
LEGAL CONSIDERATIONS: This item is approved as to form and legality. A majority vote is
needed for approval of this Executive Summary. However, an affirmative vote of four is needed for the
potential Growth Management Plan amendments. -HFAC
21
21.A.2
Packet Pg. 511 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
GROWTH MANAGEMENT PLAN IMPACT: The direction provided by Board will initiate the
amendment process for Growth Management Plan related to the Rural Fringe Mixed Use District.
RECOMMENDATION: That the Board direct staff to prepare amendments to the GMP Rural
Fringe Mixed Use District for transmittal hearings with the CCPC and the Board, based upon the outcome
of the public planning process, as well as the three individual worksh ops conducted in 2017. Below are
the concepts that the amendments will be based upon:
•Promoting economic vitality in the RFMUD by allowing business park/employment centers
outside of Villages.
•Within a Village, removing the maximum acres and leasable floor area limitation of the Village
Center and the Research and Technology Park.
•Modifying the TDR requirements.
•Eliminating the minimum $25,000 price per base TDR.
•Providing additional TDR credits to Sending owners. Where possible, additional TDR credits
should be apportioned equally to all Sending owners regardless of location or property
attributes.
•Making TDR credits available to Sending owners who wish to maintain a bone fide
agricultural operation.
•Allowing TDR credits in Neutral Lands for agriculture and conservation uses where the
uses are secured by perpetual easements.
•Allowing landowner’s who have generated TDRs but have not conveyed their land to
participate in any applicable program changes.
•Allowing TDRs to be generated from Receiving Lands for agriculture preservation, or
native vegetation and habitat protection beyond minimum requirements.
•Expanding concept of donation to a governmental entity to include a not-for profit or land trust
if specifically approved by the BCC.
•Adopting a standard whereby Collier County agrees to take clear title to land donated by
sending owners in locations where no other public agency is available and willing to take title.
•Replacing the reference to Early Entry Bonus TDRs and simply provide 2 TDRs for
base severance of dwelling unit rights.
•Capping the total acreage in villages to existing acreage provided but removing
limitation of number of villages.
•Modifying the spatial arrangement of land uses and open space requirements to
promote wider range of housing option.
22
21.A.2
Packet Pg. 512 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
www.colliergov.net/GMPrestudies RLSArestudy@colliergov.net
Rural Land Stewardship Area Restudy
Public Outreach Schedule
Meetings to Date
Overview of the RLSA, Facts and Perspectives
Presentations by key stakeholder groups
North Collier Regional Park, Exhibition Hall, January 25, 2018, 6:30 PM
General Purpose and Structure of RLSA
Review Group 1 policies
North Collier Regional Park, Exhibition Hall, February 22, 2018, 4:00 PM
Protection of Agricultural Lands
Review Group 2 policies
North Collier Regional Park, Exhibition Hall, March 22, 2018, 6:00 PM
Environmental protection through FSAs, HSAs, WRAs
Review Group 3 policies
North Collier Regional Park, Exhibition Hall, April 26, 2018, 6:00 PM
Environmental protection through FSAs, HSAs, WRAs
Review Group 3 policies, continued
North Collier Regional Park, Exhibition Hall, May 24, 2018, 6:00 PM
Exploring Infrastructure and fiscal impacts
South County Library, Auditorium, August 23, 2018, 6:00 PM
Water resources and program impacts
South County Library, Auditorium, September 27, 2018, 6:00 PM
23
21.A.2
Packet Pg. 513 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
www.colliergov.net/GMPrestudies RLSArestudy@colliergov.net
Future Planned Meetings:
Water resources and program impacts
South County Library, Auditorium, September 27, 2018, 6:00 PM
Discouraging sprawl and encouraging responsible development
Review Group 4 policies
South County Library, Auditorium, October 25, 2018, 6:00 PM
Discouraging sprawl and encouraging responsible development
Review Group 4 and 5 policies
South County Library, Auditorium, November 29, 2018, 6:00 PM
Additional Meetings Needed:
Policies for lands not voluntarily included in RLSA
Review Group 5 policies, con’t
Return to General Purpose and Structure of RLSA
Consensus Building, Integrating Program Elements
January 24, 2019, 6:00 PM
February 28, 2019, 6:00 PM
March 28, 2019, 6:00 PM
Additional dates as needed
24
21.A.2
Packet Pg. 514 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
www.colliergov.net/GMPrestudies RLSArestudy@colliercountyfl.gov
Agenda
RLSA Restudy Public Workshop
Infrastructure and Fiscal Impact
August 23, 2018, 6:00-8:00 PM, South Regional Library
8065 Lely Cultural Parkway, Naples, 34113
I Welcome Kris Van Lengen, Collier County Planning and Zoning
II Presentations:
Long Range Transportation Planning Concepts, Eastern Collier County
Anne McLaughlin, Executive Director, Collier County MPO
Agricultural Shifts and Transportation Impacts
Keith Robbins, District Freight Coordinator, FDOT District 1
Water and Wastewater Utilities Going East
Joe Bellone, Director of Operations, Collier County Utilities Dept.
Fiscal Impacts of Infrastructure from Growth
Nilgun Kamp, Principal, Tindale Oliver
Steve Tindale, CEO, Tindale Oliver
III Questions for Presenters
Dr. Amanda Evans, facilitator, FGCU
IV Next Meeting and Adjourn
25
21.A.2
Packet Pg. 515 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
www.colliergov.net/GMPrestudies RLSArestudy@colliercountyfl.gov
Draft Agenda
RLSA Restudy Public Workshop
Water Resources
September 27, 2018, 6:00-8:00 PM, South Regional Library
8065 Lely Cultural Parkway, Naples, 34113
I Welcome Kris Van Lengen, Collier County Planning and Zoning
II Presentations:
Watershed Issues and Basin Rules
Jerry Kurtz, Principal Engineer, Stormwater Planning
Lower West Coast Water Supply Plan
Brad Cook, Section Leader, SFWMD
Aquifer Considerations in Eastern Lands
Joe Bellone, Director of Operations, Collier County Utilities Dept.
III Questions for Presenters
Dr. Amanda Evans, facilitator, FGCU
IV Next Meeting and Adjourn
26
21.A.2
Packet Pg. 516 Attachment: Agenda with supporting documents (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.3
Packet Pg. 517 Attachment: Signed Minutes for March Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.3
Packet Pg. 518 Attachment: Signed Minutes for March Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.3
Packet Pg. 519 Attachment: Signed Minutes for March Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.3
Packet Pg. 520 Attachment: Signed Minutes for March Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.3
Packet Pg. 521 Attachment: Signed Minutes for March Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.4
Packet Pg. 522 Attachment: Signed Minutes for June Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.4
Packet Pg. 523 Attachment: Signed Minutes for June Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.4
Packet Pg. 524 Attachment: Signed Minutes for June Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.4
Packet Pg. 525 Attachment: Signed Minutes for June Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
21.A.4
Packet Pg. 526 Attachment: Signed Minutes for June Meeting (6962 : Growth Management Oversight Committee - September 6, 2018)
Collier County
Comprehensive Watershed
Management Plan
Golden Gate Canal Flow Diversion and
South Belle Meade Hydration Project
21.A.5
Packet Pg. 527 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Project boundaries –Collier County in
Southwest Florida
From Atkins (2011)
21.A.5
Packet Pg. 528 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Wide variety of land uses within
Collier County
From Atkins (2011)
21.A.5
Packet Pg. 529 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Highly altered watersheds
Extensive canal
network Numerous water
control structures
From Atkins (2011)
21.A.5
Packet Pg. 530 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Rookery Bay’s watershed highly modified,
and reduced by ca. 80 sq. miles
From Interflow Engineering Inc. and Taylor Engineering (2014)
21.A.5
Packet Pg. 531 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Naples Bay’s watershed highly modified,
and increased by ca. 100 square miles
From Cardno (2015)
21.A.5
Packet Pg. 532 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Consensus on impacts to watersheds and
coastal waters from altered hydrology
Impacts to ecology of Naples Bay
(e.g., SFWMD 2007, Atkins 2011, Cardno 2015, etc.)
Impacts to ecology of Rookery Bay watershed
(e.g., Parsons, 2006, SFWMD and USACE 2010, Atkins 2011, RBNERR 2012,
etc.)
Impacts to ecology of Rookery Bay
(e.g., Shirley et al. 2004, 2005, Rubec et al. 2006, Atkins 2011, etc.)
21.A.5
Packet Pg. 533 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
So, how about retrofitting watersheds?
Diversion of flows from Golden Gate Canal to
Henderson Creek –conceived in many water
management plans since 1980
Golden Gate Water Management Plan (Johnson Engineering
for SFWMD-BCB, 1980)
Big Cypress Basin Water Management Plan, 1998
SWIM Plan for Naples Bay (SFWMD 2007)
Collier County Watershed Management Plan (Atkins 2011)
Naples Bay Water Quality and Biological Analysis Project
(Cardno 2015)
21.A.5
Packet Pg. 534 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
However…
While Rookery Bay as a whole has a wet weather inflow deficit, that is
not the case for Henderson Creek(Interflow Engineering Inc. and
Taylor Engineering, Inc. 2014)
Water quality in Golden Gate Canal (GGC) while better than most of
the other tributaries to Naples Bay, has elevated nitrogen and
phosphorous compared to Rookery Bay’s watershed
Upstream water use by public and private water supplies limit the
amount of water that can be removed from the GGC
Smaller project that those previously envisioned
21.A.5
Packet Pg. 535 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Proposed project
Diversion of inflows out of GGC when
sufficient water available (June –October) so
that no impacts to upstream water users
Diversion into historic flowway to south
Spreader canal to increase area of Rookery
Bay’s watershed to receive inflows
Protective of adding too much inflows to the
Rookery Bay watershed and impacts to the
PSRP Federal project
21.A.5
Packet Pg. 536 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Project constraints
Flows diverted only when critical water levels
reached in GGC
Maximum diversion of 100 cfs (daily average)
Equal to ca. 65 mgd
Estimated to lose 50% via losses to infiltration,
evapotranspiration and storage
Inflow to Rookery Bay no more than 50 cfs
Fits within model estimates of wet season inflow deficits for
Rookery Bay and hydro-periods of south Belle Meade wetlands
Conservative estimate of 80 cfs of the June-
October freshwater inflows removed from Naples
Bay
21.A.5
Packet Pg. 537 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Operation schedule
Based on observed flows of the Golden Gate
Canal from January 1, 2011 to September 09,
2015
Diversions could occur ca. 11 % of days
However, none in 2011
Those 11 % of days represent ca. 45 % of
inflows
During operation, ca. 15 % of flows removed
from Naples Bay
21.A.5
Packet Pg. 538 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Estimating benefits
Naples Bay
Expected benefits to salinity regimes
Expected benefits associated with nutrient load reductions
Rookery Bay
Improve water depth and hydro-periods to impacted
wetlands, without altering species composition
Benefit to ca. 10,000 acres of mostly cypress and hydric
flatwoods
Restore historical freshwater inflows to the bay
Sufficient combination of water quality and sheetflow that
water quality expected to approximate that of current
watershed
21.A.5
Packet Pg. 539 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Naples Bay -predicting salinities
as a function of inflows
21.A.5
Packet Pg. 540 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Naples Bay -Influence of flows on
salinity varies with location
Based on equations contained within Cardno (2015)
21.A.5
Packet Pg. 541 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Naples Bay –area will likely benefit
ca. 400 acres
20 % difference in salinity, with average salinity difference
of 2 ppt or higher
21.A.5
Packet Pg. 542 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Naples Bay -Reductions in nutrient loads
Equivalent to 5,000 20-lb bags of lawn fertilizer
21.A.5
Packet Pg. 543 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Rookery Bay –Wetland Hydro-periods
Cypress Areas
Typical hydro-period is
180 –240 days
Existing model predicts
hydro-period of 100 -150
days
Project increases hydro-
periods 10-30 days on
average
Minimal impacts to
hydric flatwoods, marsh
and wet prairies in the
project area
[Ú
Picayune Strand
State Forest")")")")6L Agricultural
Lands USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
RATTLESNAKE HAMMOCK RD COLLIER BLVDGOLDEN GATE CANAL
")")HENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area
Golden Gate Watershed Impovement Plan
0 5,0002,500
Feetµ
§¨¦75
Figure 6-1
141
Legend
Cypress
Hydroperiod Increase
DAYS
< 10
10 - 15
15 - 30
30 - 45
45 - 60
21.A.5
Packet Pg. 544 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Rookery Bay -Property acquisition/
protection
Transferable
Development Rights
(TDR) Program
Most of the project
area lies within the
“sending” lands
Privately-owned
parcels must be
acquired or protected
(berms)GOLDEN GATE CANALPicayune Strand
State Forest")")")")GOLDEN GATE CANAL
6L Agricultural
Lands USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
DESOTO BLVD SMERRITT BLVDRATTLESNAKE HAMMOCK RD COLLIER BLVDT
AM
I
AM
I
T
R
L
E
DAVIS BLVD
RADIO RD 39TH ST SWPINE RIDGE RD EXT
GOLDEN GATE BLVD W
16TH AVE SW
GOLDEN GATE CANAL
")")HENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area
Golden Gate Watershed Impovement Plan
0 10,0005,000
Feetµ
§¨¦75
Figure 6-1
141
Legend
Private-owned Parcels
TDR DESIGNATION
RECEIVING
SENDING
21.A.5
Packet Pg. 545 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
6L Agricultural Lands -Bypassing
flow around this area
Phase 1 of the project
will require a
protective berm
Waters will flow
around the Ag lands
Currently coordinating
with SFWMD and
USCOE on the Picayune
Strand Restoration
Project
Picayune Strand
State Forest
6L Agricultural
Lands
USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
RATTLESNAKE HAMMOCK RD COLLIER BLVDBridge 37
Proposed
6L Agricultural
Berm Improvements
HENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area
SAN MARC
O
R
D
Tie into
PSRP Berm
Sabal Palm Road
Improvements
Golden Gate Watershed Impovement Plan
0 5,0002,500
Feetµ
Figure 6-1
141
21.A.5
Packet Pg. 546 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
6L Agricultural Lands –Directing
flows to the areas that need water
The Bridge 37 area is
the priority for
additional freshwater
flows
Modifications to the
Belle Meade 10
structure and
additional culverts will
force more flow to
Bridge 37 via the US 41
north canal
Picayune Strand
State Forest
6L Agricultural
Lands
USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
RATTLESNAKE HAMMOCK RD COLLIER BLVDBridge 37
Proposed
6L Agricultural
Berm Improvements
HENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area
SAN MARC
O
R
D
Sabal Palm Road
Improvements
$1
Modify Belle
Meade 10
diversion
structure
Jack and Bore
new culvert
Golden Gate Watershed Impovement Plan
0 5,0002,500
Feetµ
Figure 6-1
141
21.A.5
Packet Pg. 547 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Six L’s Agricultural Lands –Acquiring
the historical flowways in the future
The Six L’s Ag lands
may be converted to
residential
development in the
future.
This presents an
opportunity for the
recreation of historic
flow ways.
Picayune Strand
State Forest
USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
RATTLESNAKE HAMMOCK RD COLLIER BLVDBridge 37HENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area
SAN MARC
O
R
D
Sabal Palm Road
Improvements
$1
FUTURE RESIDENTIAL
DEVELOPMENT
Historical
Flowways
Historical
Flowways
Historical
Flowways
Golden Gate Watershed Impovement Plan
0 5,0002,500
Feetµ
Figure 6-1
141
21.A.5
Packet Pg. 548 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Rookery Bay –Flows to Estuary
Flow to Estuary
An overall slight wet season deficit
Preliminary Model Results –with project
Indicate wet season increase at Bridge 37 of approximately 12 cfs
Indicate wet season increase at Belle Meade 9 of approximately 6 cfs
Flow Difference (Existing LSM –Natural
LSM) cfs
Transect July August September October
Lely Main 5 3 3 8
Lely Manor 3 0 0.25 4
Henderson Creek -10 12 25 20
Belle Meade 9 -8 -10 -23 -4
US 41 Outfall Swale
2 0 4 -1.5 2
Bridge 37 -8 -11 -25 -10
Total:-3 -2 -21.25 20
21.A.5
Packet Pg. 549 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Critical issues being addressed
Property acquisition/protection
Over 150 parcels must be acquired or protected with berms
Bypassing flow around the 6L Agricultural lands
Ag lands need to be protected (construct protective berm)
Picayune Strand Restoration Project (east side)
Future flowways through the Ag lands
Directing flows to the areas that need water
Bridge 37 area (near San Marco Rd.)
Preventing impacts to ecology and hydrology
Use an adaptive management approach
21.A.5
Packet Pg. 550 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Preventing impacts to ecology
and hydrology
Adaptive management
approach
Hydrologic, wetland and
Habitat monitoring
System will be flexible
Diverted flows can be
decreased if needed or
system capacity could be
increased
21.A.5
Packet Pg. 551 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
CCCWMP Phase 1 projects
Project components are
based on previous study
concepts
Components have been
tailored to meet
project-specific goals
Projects have been (and
are still being) vetted in
terms of feasibility and
permitability.
[Ú
[ÚGOLDEN GATE CANALPicayune Strand
State Forest
GOLDEN GATE CANAL
Component 1
Pump Station A
(Golden Gate Canal)
Component 4
Pump Station B
(I-75 Canal)
6L Agricultural
Lands USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
DESOTO BLVD SMERRITT BLVDRATTLESNAKE HAMMOCK RD COLLIER BLVDT
AM
I
AM
I
T
R
L
E
DAVIS BLVD
RADIO RD 39TH ST SWPINE RIDGE RD EXT
GOLDEN GATE BLVD W
16TH AVE SW
GOLDEN GATE CANAL
Component 2
North Belle
Meade Channel Component 3
I-75 South Canal
Improvements
Component 3
I-75 South Canal
Improvements
Component 5
South Belle Meade
Ditch & Spreader Swale
Component 6
Sabal Palm Road
Conveyance Improvements
Component 7
6L Agricultural
Berm ImprovementsHENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area ")")")")")")Golden Gate Watershed Impovement Plan
0 10,0005,000
Feetµ
§¨¦75
Figure 6-1
141
21.A.5
Packet Pg. 552 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
CCCWMP Potential future phase
projects
Increase pump station
capacities
Construct north Belle
Meade spreader system
Construct flowways
through converted 6L
Agricultural areas
Projects are dependent
on system response and
property acquisition
[Ú
[ÚGOLDEN GATE CANALPicayune Strand
State Forest
GOLDEN GATE CANAL
Component 1
Pump Station A
(Golden Gate Canal)
Component 4
Pump Station B
(I-75 Canal)USACOE CERP Picayune Strand Restoration Project AreaEVERGLADES BLVD SSABAL PALM RD
DESOTO BLVD SMERRITT BLVDRATTLESNAKE HAMMOCK RD COLLIER BLVDT
AM
I
AM
I
T
R
L
E
DAVIS BLVD
RADIO RD 39TH ST SWPINE RIDGE RD EXT
GOLDEN GATE BLVD W
16TH AVE SW
GOLDEN GATE CANAL
Component 2
North Belle
Meade Channel Component 3
I-75 South Canal
Improvements
Component 3
I-75 South Canal
Improvements
Component 5
South Belle Meade
Ditch & Spreader Swale
Component 6
Sabal Palm Road
Conveyance Improvements
Component 7
6L Agricultural
Berm Improvements
HENDERSON CREEKRookery Bay
Fiddler's Creek
Residential Area
North Belle Meade
Spreader Swale
Increased Pump
Station Capacity
Increased Pump
Station Capacity
6L Agricultural
Lands
6L Agricultural
Land Flowways
6L Agricultural
Land Flowways")")")")")")Golden Gate Watershed Impovement Plan
0 10,0005,000
Feetµ
§¨¦75
Figure 6-2
141
21.A.5
Packet Pg. 553 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
Project Development and Estimated Cost
Project conceptual plan
set (~15%)
Components 1 & 2 11M
Component 3 1M
Components 4 & 5 4.8M
Component 6 0.2M
Component 7 7M
Minor projects 1M
Future Phase Studies 1M
TOTAL 26M
21.A.5
Packet Pg. 554 Attachment: Presentation - Collier County Comprehensive Watershed Management Plan
NORTHEAST UTILITY
FACILITIES
STRATEGY AND TASK
ASSIGNMENTS
RLSA Public Workshop
August 23, 2018
21.A.6
Packet Pg. 555 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
NE SERVICE VISION & STRATEGY
Board scheduled to approve a Resolution to expand
the CCWSD service area on September 11, 2018
Hogan Island Village and SR 846 Land Trust are in
close proximity; therefore both will be served by the
regional system. (Hogan Island is one mile from the
CCWSD boundary).
Rural Lands West and Collier Lakes will be served by
the regional system.
RLW, Collier Lakes and Immokalee Road Rural
Village (f/k/a 846 Land Trust) have requested service
from the CCWSD
This strategy eliminates proliferation of package
plants in the RLSA.
21.A.6
Packet Pg. 556 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
REGIONAL
WASTEWATER
MODEL
6-YEARS
OUT (2024)
846
Trust
H
I
RLW
C
L
10 mi
6 mi
Interim+DIW
1.5 mgd
2020-2024
16” FM
16” FM
12” FM
21.A.6
Packet Pg. 557 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
REGIONAL
WASTEWATER
MODEL
11-YEARS
OUT (2029)
846
Trust
H
I
RLW
C
L
10 mi
6 mi
NEWRF
4 mgd
2025-2029
21.A.6
Packet Pg. 558 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
REGIONAL
WATER
MODEL
10-YEARS
OUT (2028)
Existing
36” WM
INITIALLY SUPPLY FROM EXISTING 36” WM
Sufficient capacity in regional system until approx. 2028
NE GST
& HSP
WM
36”
21.A.6
Packet Pg. 559 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
REGIONAL
WATER
MODEL
10-YEARS
OUT (2028)
846
Trust
H
I
RLW
C
L
16” WM
16” WM
12” WM
13 mi
Chloramine
Booster
Station
21.A.6
Packet Pg. 560 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
DEVELOPER CONVEYS ON-SITE
INFRASTRUCTURE TO COUNTY FOR
OPERATIONS AND MAINTENANCE
CCWSD
Raw water wells and mains
Treatment Facilities (Water and Wastewater)
Transmission Mains to/from development connection point to treatment facilities
DEVELOPER
Service lines/mains within the development
Lift stations, valves, manholes, hydrants, etc. within the development at utility standards
Infrastructure ownership is Conveyed to CCWSD
21.A.6
Packet Pg. 561 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
NEW DEVELOPMENTS IN THE NORTHEAST WILL BE
REQUIRED TO ADVANCE A PORTION OF THEIR
RESPECTIVE IMPACT FEES RELATIVE TO THEIR BUILD-
OUT SCHEDULE
USER FEES FUND:
Operating/Maintenance
Debt service (non-growth)
CIP –Repair and Rehab
(also interim production
facilities)
IMPACT FEES FUND:
Large transmission mains
Debt service (growth
related)
CIP –Capacity Expansion
21.A.6
Packet Pg. 562 Attachment: J Bellone- Water-Sewer Utility Presentation (6962 : Growth Management
Immokalee Area Master Plan Restudy
White Paper
Prepared by the Growth Management Department,
Community Planning Section Staff
May 2018
21.A.7
Packet Pg. 563 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
1
Immokalee Area Master Plan Restudy
Table of Contents
Page
Section 1: Introduction…………………………………………………………………………………………2
Section 2: Background…………………………………………………………..……………………………..3
Section 3: Public Outreach, Data and Analysis……………………………………..……………….7
Section 4: List of Initial Recommendations……………………………………………….…………16
Appendix A: Public Outreach………………………………………………………………………..…….17
21.A.7
Packet Pg. 564 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
2
Section 1: Introduction
This White Paper provides a conceptual framework to address elements of the Immokalee Area
Master Plan (IAMP) restudy. The IAMP is a separate element within the County’s Comprehensive
Plan. This framework serves as a vehicle to further vet and inform staff , community leaders and the
public in advance of the specific language that will be incorporated into the transmittal documents
for Growth Management Plan amendment, and the public hearing process.
The IAMP is the third of four restudies focused on eastern Collier County, as directed by the Board
of County Commissioners (Board) on February 10, 2015. Focus areas of all four restudies include
complementary land uses and economic vitality, including housing affordability, transportation and
mobility, and environmental stewardship.
The Community Planning staff in the Zoning Division of the Growth Management Department
provide this document to describe the history and status the IAMP (Section 2), the planning process,
outreach, data and analysis (Section 3) and the list of Initial recommendations (Section 4). Appendix
A includes the full documentation of the public outreach process and results.
The basic structure of the current IAMP is divided into two main parts: The Goals, Objectives and
Policies (GOPs) section and the Land Use Designation Description section. The former section sets
forth vision, values, requirements and aspirations; the latter describes specific subdistricts and their
land uses within the IAMP. Both sections guide the Code of Ordinances and Land Development Code
in enactment and updated amendments.
21.A.7
Packet Pg. 565 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
3
Section 2: Background
History of the Immokalee Area Master Plan
When Collier County was formed in 1923, the only non-coastal settlement in Collier County was
located in the Immokalee and Corkscrew areas. Today, Immokalee is the only community of
considerable size in interior Collier County. Immokalee was first settled by the Seminole Indians,
who used the land as a camping and resting place. Hunters, cattlemen, and India n traders were the
next inhabitants of Immokalee. They found their way to Immokalee around the middle of the 19 th
century. No permanent settlers appeared in Immokalee until 1872.
Immokalee has been known by several different names, changing with its varied settlers. The
Seminoles gave Immokalee the name ―Gopher Ridge because of the unusual number of land turtles
and gophers in the area. Immokalee was also known at one time as ―Allen Place after William Allen,
one of the first settlers. The Community received its current name, Immokalee, meaning my home, in
October 1897 with the naming of the first post office. The name was suggested by Bishop William
Crane Gray, who argued that the name should be a Seminole word with pleasant associations. The
population in Immokalee continued to grow, and the first school and church opened not long after
the establishment of the post office.
Immokalee possessed all the elements of a flourishing community, but was relatively isolated until
1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from LaBelle
and broke the isolation. Before the railroad was extended to Immokalee, trips were made by
waterway or by sand trails, which were terrible for traveling during the wet season.
When Collier County was created in 1923, the transportation situation for the 74 citizens of
Immokalee did not immediately improve. In fact, in order to reach the County seat at Everglades
(now known as Everglades City), the residents of Immokalee had to first g o to the County seat of
Lee County, Fort Myers, and then by boat to Everglades City, or they could drive south along poor
road conditions to Marco Island and continue from Caxambas by boat.
Barron Collier and his associates were aware of the importance of opening a direct route from
Immokalee to Everglades City. They made a strenuous effort to open a North -South road and to
induce the ACL to extend its lines to Everglades City. Efforts continued for the building of a roadway
into Immokalee, but the transportation problem was not resolved until Immokalee Road (CR -846)
was rebuilt and resurfaced a second time in 1955-56. With such a major improvement in the
transportation system, Immokalee became a thriving center for ranching, farming, and lumbering.
21.A.7
Packet Pg. 566 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
4
The Immokalee community, with the improvements in transportation and its increasing popularity
as an agricultural community, began to witness an influx of residents to the area. With such growth
came the need for regulations to manage the activities occurr ing in the area. The Board of County
Commissioners established an Immokalee Area Planning Commission (IAMPC) in October of 1965.
The Community had its own Zoning and Subdivision Regulations, separate from the coastal area of
Collier County. The Immokalee Area was governed under its own Zoning Ordinance until January
1982, when a unified Zoning Ordinance was adopted for the entire unincorporated Collier County.
The duties of the IAMPC continued until September 1985 when the Collier Planning Commission was
established with representatives from all areas within Collier County. Today, there is one
representatives from County Commission District 5, which includes Immokalee, however the District
5 representative is from Golden Gate Estates, so there is not a representative from Immokalee
serving on the Collier County Planning Commission.
History of Planning Efforts in Immokalee
Immokalee has long been recognized as a distinct community within Collier County due to its unique
geographic, social, and economic characteristics. This distinction led to the establishment of the
Immokalee Area Planning Commission in 1965 and separate zoning and subdivision regulations,
which were in effect through 1982. While Immokalee is now regulated through the county -wide
Land Development Code, Collier County reaffirmed the distinctive nature of Immokalee by
designating it as a distinct Planning Community in the 1983 Comprehensive Plan. In 1989, Collier
County adopted revisions to the comprehensive plan, and recommended that an area master plan
for Immokalee be developed. This was completed in 1991 with the establishment of the Immokalee
Area Master Plan (IAMP) as a separate element of the GMP. The IAMP supplements the county-wide
goals, objectives, and policies of the Collier County GMP by providing Immokalee-specific provisions.
On March 14, 2000, the Collier County Commission made a finding of conditions of blight for
Immokalee through Resolution 2000-82, allowing for the establishment of the Immokalee
Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as found
within the GMP and IAMP, but rather to encourage economic and social improvement in the urban
areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee Community
Redevelopment Plan, which addresses the unique needs and overall goals for redevelopment of
Immokalee, and identifies the types of projects planned for the area. By statute, the Redevelopment
Plan is required to conform to the GMP.
The Board of County Commissioners found it necessary to restudy the Immokalee Urban Designated
Area after designating the CRA. On May 27, 2003, the Board of County Commissioners adopted
Resolution 2003-192, thereby establishing the Immokalee Area Master Plan Restudy Committee as
an ad hoc advisory committee to the Board. On September 28, 2004, the Board adopted Ordinance
2004-62, extending the timeframe for the advisory committee and renaming it the Immokalee
21.A.7
Packet Pg. 567 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
5
Master Plan and Visioning Committee (IMPVC). Over a six-year period, the IMPVC and consultant
conducted extensive public outreach, collected and analyzed data, drafted recommended
amendments to the IAMP, and proceeded through the Growth Management Plan amendment
hearing process, with an additional step of a community referendum to measu re support. Despite
this extensive effort, and a favorable referendum result, the proposed amendments did not achieve
the necessary super majority vote by the Board of County Commissioners for adoption.
The current IAMP restudy has refocused the Immokalee community on the extensive time and effort
spent on the previous IMPVC work. Staff has engaged the Immokalee CRA advisory board, the MSTU
advisory board, the Immokalee Chamber of Commerce, all Collier County Departments, and
Immokalee residents and business owners, to review and update the proposed IAMP.
Current Conditions
The Immokalee urban boundary encompasses approximately 17,092 acres. As of 2017, most of this
acreage, approximately 10,000 acres, remains vacant or in agriculture production , as shown on
Figure 1.
Figure 1. Immokalee Vacant and Developed Properties
21.A.7
Packet Pg. 568 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
6
The population projection for 2017 was approximately 25,000 persons and through 2030 the
permanent population estimate is expected to grow to just over 26,000 persons. Immokalee has a
unique demographic; different than what is typically found in Collier County. According to census
data, the median age of its residents is 28, compared to 47 county-wide. The majority (75.6%) of the
Immokalee population is Hispanic. In Immokalee, the median worker income is approximately
$16,000, well below the County median of $66,000. Typical work commute times differ, 51% of work
commutes are under 25 minutes, 18.2% commute 25 -45 minutes, and 30.8% have a commute
greater than 45 minutes.
21.A.7
Packet Pg. 569 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
7
Section 3: Public Outreach, Data and Analysis
The Immokalee restudy public participation process included extensive engagement through
meetings at the Immokalee Community Redevelopment Agency Advisory Board, Immokalee MSTU
Advisory Board, Immokalee Chamber of Commerce and six advertised public workshops. Public
workshops were announced and advertised in English, Creole and Spanish. Appendix A includes the
public workshop summaries.
The public workshops
kicked-off with a visioning
process. The intent was to
clarify the community values
and to ensure the IAMP
reflects and addresses these
values. The community-
defined vision statement
should provide guidance for
implementing planning
goals, objectives and
policies.
The vision statement
established by Immokalee
residents and business
owners is:
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive,
environmentally sustainable and offers a full range of housing, recreation and education
opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk
and bicycle about town, as well as a roadway network needed to support the transport of goods and
services. Business and job opportunities flourish in trade and distribution, agri -business, and
ecotourism.”
This vision statement reflects the need for the County to adopt land use and transportation policies
that supports a healthy, family environment, a multi-modal transportation network, and economic
development and redevelopment.
21.A.7
Packet Pg. 570 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
8
Land Use and Economic Vitality
Within currently adopted Immokalee Area Master Plan there are numerous future land use
designations ranging from low density residential use to industrial use. The previous restudy effort
simplified land use designations with focus on combining multiple commercial designations into one
Commercial-Mixed Use designation. In addition, the Industrial land use designations were modified
to more accurately delineate the locations of the airport, i ndustrial, and industrial mixed-use
designation. The majority of the residential designations remain the same with the exception of the
“mixed residential” changing to “medium residential.” Some boundaries of these designation were
modified to better address compatibility between residential densities and abutting commercial
designations. In support of the community’s desire to promote eco-tourism, the Recreational Tourist
land use designation at the north end of Lake Trafford was expanded farther south, abutting the
lake. The densities associated with each residential land use are adequate and no further changes
to density are proposed.
A comparison of the land use designation changes is found in Table 1. These changes are visually
represented on the Immokalee Future Land Use Map (Figure 2) and the Proposed Immokalee Future
Land Use Map (Figure 3).
Table 1 – Immokalee Land Use Designation Comparison
Existing FLUM Designations Proposed FLUM Designations
URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT
LR Low Residential LR Low Residential
MR Mixed Residential MR Medium Residential
HR High Residential HR High Residential
NC Neighborhood Center Eliminated
CC-MU Commerce Center-Mixed-Use Eliminated
PUD Planned Unit Development Commercial Eliminated
RT Recreational Tourist RT Recreational/Tourist
CMU Commercial-Mixed Use
URBAN-COMMERCIAL DISTRICT Eliminated
C Commercial – SR 29 and Jefferson Ave. Eliminated
URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT
ID Industrial IN Industrial
CC-I Commerce Center - Industrial IMU Industrial Mixed Use
BP Business Park Eliminated
APO Immokalee Regional Airport
The proposed changes supporting commercial, industrial and tourism land uses, are consistent with
the community’s vision to support economic growth.
21.A.7
Packet Pg. 571 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
9
Figure 2. Current Adopted Immokalee FLUM
Figure 3. Proposed Immokalee FLUM
21.A.7
Packet Pg. 572 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
10
In further review of the previous restudy language it was found that many of the GOPs focus solely
on housing. While housing is an important factor in any Master Plan, housing can be viewed as one
component of the broader view of the neighborhood. During the beginning of the public outreach
for this restudy, it became clear the Immokalee community has a desire to think beyond the
conditions of Immokalee housing and to begin by identifying neighborhoods, and work towards
planning for complete neighborhoods. To this end, the Immokalee community has drafted Figure 4
the Immokalee Neighborhood Map.
Figure 4. Draft Immokalee Neighborhoods Map
The intent of identifying neighborhoods and preparing p olicies for neighborhoods is in part to
implement a portion of the Immokalee vision statement that focuses on Immokalee as “a healthy,
family-oriented community.” With policies focusing on the neighborhood, an evaluation of each
neighborhood can determine needs, such as places for families to play within their neighborhood,
sidewalks, lighting, stormwater management and waste management. Once needs are
determined, projects can be evaluated to determine if multiple neighborhood objectives, such as
21.A.7
Packet Pg. 573 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
11
co-locating a sidewalk with a stormwater management project, can be efficiently and effectively
achieved.
Land Use Policies Recommendations
The land use goals, objectives and policies (GOPs) derived during the previous restudy were
reviewed and compared to the currently adopted policies. Staff and the Immokalee community
found the intent of the GOPs were very similar, but the previous restudy effort simplified and
made the language more concise. This more concise language is preferred.
• Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Revisions to the land use designations in the IAMP FLUM include:
o An increase of +200 acres of Recreational Tourist (RT) designated lands.
o A five percent reduction of residential designated lands. This change of over +636 acres
of residential designated lands are proposed to be re-designated to allow commercial
and industrial development, as well as uses that are allowed under the RT designation.
o An increase of +462 acres of industrial designated lands. This increase includes the re-
designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381
acres of land that is part of the Immokalee Regional Airport within the Immokalee urban
boundary.
21.A.7
Packet Pg. 574 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
12
Transportation and Mobility
Immokalee is historically an agriculutre town with need to support freight traffic. Challenges have occurred
where large trucks and pedestrian traffic is heavy, and using the same corridors, particularly along Main
Street. Immokalee has a fairly, well-connected roadway network as can be seen on the Figure 5
aerial view. However, there are some local street interconnections needed to better enhance transit
service and pedestrian and bicycle access.
Figure 5. Immokalee’s Roadway Network Aerial View
Figure 6, the 2040 Long Range Transportation Plan Needs Assessment identifies several needed
roadway improvements along major corridors such as SR 29, SR 82 and the planned “by -pass
corridor” which is intended to provide freight traffic an alternate route off Main Street.
21.A.7
Packet Pg. 575 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
13
Figure 6. 2040 Long Range Transportation Plan Needs Assessment
21.A.7
Packet Pg. 576 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
14
Figure 7. TIGER Grant Project Area Map
Additionally,
recognizing the
transportation
needs of
pedestrians, the
Collier MPO
Walkable
Community Study
to assess and
prioritize
pedestrian facility
needs This study
helped to provide
support for a TIGER
grant application
for infrastructure
improvement
around New Market
Road. Collier County
was successful in
the grant
application as was
awarded $17
million for the
improvements
shown in Figure 7.
Transportation
Policies Recommendations
• Support all transportation needs within Immokalee with an emphasis on freight movement
and walkability. Walkability will be improved through the ongoing implementation of the
recommendations of the MPO’s Walkability Study.
• Plan for new collector roads and interconnecting local streets to enhance transit, walking and
cycling.
• Coordinate with FDOT on state roadway projects.
21.A.7
Packet Pg. 577 Attachment: IAMP White Paper (6962 : Growth Management Oversight Committee - September 6, 2018)
15
Environmental Stewardship
Within the Immokalee there is a significant wetland system connected to Lake Trafford and Camp
Keais Strand system. The primary concern for potential environmental degradation in Immokalee is
associated with the water quality as discharged into this wetland system and ultimately Lake
Trafford. The proposed Future Land Use Map updates the wetland delineation, referred to Lake
Trafford/Camp Keais Strand System Overly (LT/CKSSO). The revised area encompasses
approximately 1,492 acres. This wetland system can easily be identified running east of Lake
Trafford, and south of the developed urban as shown in Figure 8. The proposed IAMP address the
protection of natural resources through specific development standards and incentives.
Figure 8. Immokalee Wetland System
Environmental Policies Recommendations
Recommended Policy
• Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay.
• Incentivize the movement of development rights from the wetland system.
• Amend the Land Development Code to establish best management practices to minimize
adverse impacts to Lake Trafford.
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Section 4: List of Initial Recommendations
Land Use Policies Recommendations
• Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Revisions to the land use designations in the IAMP FLUM include:
o An increase of +200 acres of Recreational Tourist (RT) designated lands.
o A five percent reduction of residential designated lands. This change of over +636 acres
of residential designated lands are proposed to be re-designated to allow commercial
and industrial development, as well as uses that are allowed under the RT designation.
o An increase of +462 acres of industrial designated lands. This increase includes the re-
designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381
acres of land that is part of the Immokalee Regional Airport within the Immokalee urban
boundary.
Transportation Policies Recommendations
• Support all transportation needs within Immokalee with an emphasis on freight movement
and walkability. Walkability will be improved through the ongoing implementation of the
recommendations of the MPO’s Walkability Study.
• Plan for new collector roads and interconnecting local streets to enhance transit, walking
and cycling.
• Coordinate with FDOT on state roadway projects.
Environmental Policies Recommendations
• Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay.
• Incentivize the movement of development rights from the wetland system.
• Amend the Land Development Code to establish best management practices to minimize
adverse impacts to Lake Trafford.
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Appendix A
Immokalee Area Master Plan Restudy
Public Outreach
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Introduction
The Immokalee Area Master Plan (GGAMP) public outreach process included extensive public
engagement. Residents and stakeholders were encouraged to provide input through multiple
platforms including meetings with the Community Redevelopment Agency Advisory Board, MSTU
advisory board, Chamber of Commerce and six public workshops.
The public workshops began with the establishment of the community’s vision statement. Staff
obtained an outdate draft vision statement and presented it to the community for their evaluation
and suggested edits. Following several iterations, the community embraced the following vision.
Immokalee Vision Statement
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive,
environmentally sustainable and offers a full range of housing, recreation and education
opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk
and bicycle about town, as well as a roadway network needed to support the transport of goods and
services. Business and job opportunities flourish in trade and distribution, agri -business, and
ecotourism.”
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Immokalee Area Master Plan Restudy
Public Workshop #1
Summary
February 15th, 2018 – CareerSource 750 South 5th St. (8:30 a.m. –10:30 a.m.)
The first public workshop for the Immokalee Area Master Plan Restudy was held on February 15th,
2018 at CareerSource. The meeting began approximately 8:45 a.m. The majority of the attendees
were Collier County and Immokalee CRA officials and staff. Three members of the public attended.
Anita Jenkins, Collier County Principal Planner gave a brief history of the development of Immokalee
and described the previous attempts of collecting data and applying master plan changes from 2003
to 2012. She asked audience members about the previous planning process, and one audience
member noted that the previous members of the County Commission were not on the same page
as the residents. She discussed the existing and proposed master plan goals that will be the subject
of a roundtable discussion. She then described the next steps of the Restudy process. Lastly, she
explained the Rural Land Stewardship Area (RLSA) Restudy and Kris Van Lengen, Community
Planning Manager at Collier County, invited anyone interested to be involved.
An Immokalee resident raised a concern about this master plan process working simultaneously with
ongoing transportation planning, airport master planning, and parks and recreation master plans.
Another resident reiterated that there is a concern over a lack of coordination and communication
between these different master plans. This concern led to a discussion of the new “loop road” which
is outside of the scope of the future land use map beyond ensuring that the policies written do not
forbid its creation, such as restricting four lane roads.
Anita then focused on the vision statement, master plan goals, and various maps to discuss future
land use and neighborhoods for roundtable discussion. The vision statement was derived from a
previous CRA vision, and the audience agreed to include the term “family-oriented.” Residents also
discussed the priority of making the community more walkable because it’s a necessity. This lead
to a conversation of the general consensus on a need for a civic center or some type of public use
facility.
Anita then discussed proposed goals, referring to handouts. Residents commented on affordable
housing. They said Habitat for Humanity homes are not options for workforce or moderate income
level housing, therefore there needs to be more workforce housing and a variety of housing stock.
There was discussion about the limited amount of land in Immokalee for development of housing,
other than that land which is owned by a few large companies. Residents emphasized the need to
have coordination with these companies, urging their presence at these workshops. Anita provided
guidance about potential incentive-driven policies. Anita also asked that if anyone would require
additional data and analysis for pursuing grants to please provide this feedback along with policy
suggestions.
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Despite sitting in a small group, subgroups broke out to discuss the maps depicting Future Land Use,
aerial views and sidewalks. There was agreement to create a sidewalk master plan that includes
sidewalks on all roads in Immokalee and a priority list for implementation.
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Immokalee Area Master Plan Restudy
Public Workshop #2
Summary
February 15, 2018 – Revelation Church (5:30 p.m. - 7:30 p.m.)
The second public input meeting for the Immokalee Area Master Plan Restudy was held on
February 15, 2018 at Revelation Church. The meeting began at approximately 5:30 p.m. Ten people
attended the meeting, four were County officials and staff and six were members of the public. See
attached for sign in sheet.
Anita Jenkins, Principal Planner with Collier County Growth Management Department, began the
evening with a presentation summarizing the Immokalee Master Plan background and purpose.
Anita summarized portions of existing uses and future land use and zoning. Anita emphasized the
intent of the Master Plan is a top-level view of land use designations that directs goals and visions.
Additionally, she emphasized that zoning controls development standards, setbacks, etc. She
highlighted the meeting schedule for the next public meetings and outlined the next steps for having
the Master Plan transmitted and adopted.
Anita started discussion by asking the audience “What happened in the 2008-2012 Master Plan
Update study that you wanted, but didn’t happen?” Feedback and several concerns were provided
regarding infrastructure, housing, funding and natural resource protection as summarized below.
Infrastructure
• Need for improved roadways
• Immokalee needs a hospital and/or urgent
care
Housing
• Inability to easily move, upgrade or replace
mobile homes due to current development
standards in the Land Development Code
(LDC)
• Ability to support density blending
Funding
• Concern for losing funding in the future
• Desire to capture funding for Immokalee specifically versus the majority of funding directed
towards Ave Maria
Natural Resources
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• Allow density blending to encourage protection of natural resources, specifically the slough
and other wetlands
• TDR programs are too expensive to buy/manage credits
Other Comments
• Show surrounding land uses on the Master Plan Map, including RSLA lands
• Restrictive and overly detailed language in the Growth Management Plan is more
appropriate for the LDC
The next portion of the meeting was focused on revising the Immokalee Draft Vision Statement. An
audience member asked, “What does Immokalee stand for?” and the audience responded, “My
Home.” It was suggested to somehow include “My Home” in the vision statement. Other comments
related to vision statement revisions included shortening the vision statement, replacing agri-
tourisim and ecotourism with just tourism, and a preference to keep ecotourism separate to reflect
the amount of farms and ranches in Immokalee. The terms affordable and workforce housing project
a negative connotation. The audience did acknowledge the need and current land use for affordable
and workforce housing, but also desire moderate and luxury housing. The audience proposed
several solutions including attention to affordable housing, diversified housing, or housing accessible
to all.
While discussing housing visions, it was mentioned that Hendry County has no impact fees. It was
suggested to create policy and incentives for developers to bring specific (higher end) housing and
businesses to Immokalee. Several audience members commented throughout the workshop about
expanding the airport area to bring more business and inquired on how to collect funding
opportunities from potential airport growth or expansion.
The audience expressed concern that Immokalee wants to be a part of the County, but they are
different. The difficulties stem from wanting a fair share of funding, being subject to County policies
and standards, and wanting to maintain the current commu nity culture. The conversation then
shifted to the community strengths which includes a vibrant main street with appealing restaurants.
However, it was acknowledged owners of older properties are resistant to change, improvement or
demolition of their structures. The conversation shifted towards the less favorable conditions of
many homes and abandoned businesses. Community education to encourage home improvement
was suggested.
Anita refocused the group to discuss the currently adopted and proposed goals. The group agreed
that the proposed goals were preferred to the adopted goals and chose to discuss only the proposed
goals going forward.
Adopted GOAL 1 (proposed GOAL 6) was moved to be and objective so was not discussed.
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Adopted GOAL 2 (proposed GOAL 3) was discussed first. It was suggested that the term sanitary be
removed. Everyone wants sanitary housing and using the term in a goal suggests that current
standards are not sanitary which subsequently discourages businesses to locate to Immokalee.
The Slough, Lake Trafford and other named natural resources should be specifically identified in
proposed GOAL 5 (adopted GOAL 3) or in the associated policies. A heavy emphasis was then placed
on the need for parks and public facilities. Some of the audience felt strongly about Immokalee’s
park deficiency and lack of sidewalks, bike paths, wide roads, or transit for kids to access the limited
park locations. Other audience members disagreed with the lack of public parks. Discussion
continued on the parks topic including Immokalee’s award-winning soccer team, lack of public
facilities at soccer fields, kids playing half field due to lack of parks, and the inability to host
tournaments due to lack of public restrooms at the fields.
Adopted GOAL 6 (proposed GOAL 2) focused on the economy. The group again expressed desire to
improve the airport and collect funding from the airport.
Proposed GOAL 1, GOAL 7 and GOAL 8 were widely accepted among the group. The group was in
favor of continuing to implement the Immokalee Community Plan. One audience member
suggested a policy for safer routes in and out of Immokalee. Another audience member suggested
proposed GOAL 1 to “Annually Identify the priorities of the Immokalee Community and the
Immokalee portion of the Collier County Community Redevelopment Agency.”
The group revisited the Vision Statement. It was suggested and agreed to revise the “outstanding
schools” portion. The group said this was not a realistic goal and suggested to revise to “promote
outstanding education” which would broaden the goal to include information technology and other
workforce training institutions.
One final comment suggested addressing agri-research as a policy under the appropriate goal.
Anita then directed the group to identify existing known neighborhoods on the aerial maps provided.
Circles were provided as a quarter-mile reference. The team wanted to know why identifying
neighborhoods was important. Anita and the group collectively answered this question by saying it
was important to determine which areas needed parks and/or infrastructure and to spread the
wealth when new projects or budgets arise. The team did not identify any new neighborhoods, but
Anita did point out neighborhoods identified in the morning workshop an d the group did recognize
those neighborhoods as distinct areas.
The Sidewalks Map was then reviewed. The group unanimously agreed that Immokalee needs more
sidewalks, specifically on paths near and to schools, generally everywhere for bicycles, and
requested a sidewalk/bike connection to Ave Maria. The audience expressed concerns including
narrow roads, poor or no lighting, and beaten dirt paths that indicate a need for sidewalks.
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The audience suggested to include reference to State Road 29 enhancements for transporting
people and goods in and out of town into the GMP, as well as referencing improvements to County
Road 846 connecting to Naples. Final comments from the audience focused on enhancing airport
improvements and focusing on manufacturing goods and shipping them out via truck or air.
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Immokalee Area Master Plan Restudy
Public Workshop #3
Summary
February 20, 2018 – RCMA Rollason Office Classroom (9:00 a.m. – 11:00 a.m.)
The third public input meeting for the Immokalee Area Master Plan Restudy was held on
February 20th, 2018 at Revelation Church. The meeting began at approximately 9:15 a.m. and ended
at approximately 11:20 a.m. Sixteen people attended the event, see attached for sign in sheet.
Anita Jenkins, Principal Planner with Collier County Growth Management, began the session with a
short introduction and participants introduced themselves as well. Anita summarized the future
land use map, and she mentioned the other master plans that are underway, including the Parks
Master Plan. She summarized the Immokalee Master Plan background and purpose, explaining the
difference between goals and policies, and outlined the next steps for having the Master Plan
transmitted and adopted before the end of the year.
Anita identified the handouts on the table explaining the agenda for the meeting. Anita noted the
sidewalks map will be updated. There were three tables, each including one facilitator. The following
was discussed at the three tables:
Vision
• Agree with previous meetings on adding the
term “family-oriented”
• The vision statement seems out of reach and
not the current state of things; once the idea of
a vision statement was explained, it was agreed
that this is a good direction to take
• Highlight on the cultural strengths that exist in
Immokalee
Infrastructure
• Need for improved roadways (a lot of unpaved roads)
• Immokalee needs a hospital and/or urgent care
o A lot of residents drive over an hour to go to their doctor; a health facility that
accommodates the population is needed
• Prioritize “attractive” appeal (as mentioned in the vision statement). Main roads that people
use when coming in from Naples or from the north on State Road 29 should be more inviting.
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o Landscaping along roads important for unity throughout Immokalee; focus on
maintenance of this landscaping
• Street lighting is a priority
• Sidewalks on all streets, especially on main spine roads (Immokalee Road, State Road 29,
Lake Trafford Road, New Market Road)
• Traffic light needed at State Road 29 and Westclox Street; unsafe intersection
• Greater traffic calming and re-evaluation of speed limits through residential communities
and improved road connectivity
• Prioritize safety for both vehicular and pedestrian movement
• Language in infrastructure goal should include ‘safe’ and focus on pedestrian and public
transit infrastructure: shelters, sidewalks, lighting
• Crash data may reflect need for sidewalks instead of paved shoulders
• Evacuation route needed west of State Road 29
• Storm water management improvements (specifically along New Market)
• Emphasize need for an additional corridor (Loop road)
Housing
• The term “sanitary housing” is supported. Participants feel this is important for landlords to
follow.
• Workforce and/or affordable housing is necessary to support the existing community.
• Do not want higher-end housing so land value does not increase; if land value increases this
is problematic for residents
• Do not want the negative impression of poverty in Immokalee; does not want to be only
viewed as low-income
• Incentives are supported to repurpose housing/existing structures
Funding
• Funding from County must go into road improvements before civic center
• County must be more involved with developers and the public; redevelopment plans should
be public so there is involvement
Economy
• Initiative to be health-conscience; a lot of residents go to the nearest Dollar General to buy
processed foods
• Create opportunity/incentive for big box stores
• Big Box stores would be good if they complement local businesses rather than compete;
most residents must drive for an hour to purchase anything besides basic groceries
• Local businesses are not diverse because they are all run by a small handful of owners
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• Create opportunity/incentive for specialty commercial/retail which fit the character of
Immokalee (farmers’ markets, craft boutiques, cafes, small groceries, flea markets)
• Traffic is horrible around Winn-Dixie since it’s the main place for groceries, thus more options
are needed
• The County should meet with landowners to find out what they consid er to be valid
incentives
• Existing business could provide positive reviews of area to promote new businesses to come
in; this can counter the “crime-ridden” stereotype
Other Comments
• Break the cycle and provide places and activities for children to play indoors safe out of the
rain and heat (i.e., gymnastics, arts)
• Culturally driven design standards; increase of murals/public art helps reduce crime rates
o RCMA design as a good precedent
o Do not over-design landscape to allow for “eyes on the street”
o Community/historically-based art
• Landscaping standards are important as well – not just design standards
• Incentivize redevelopment of existing vacant infrastructure
• Need the County to improve existing conditions (roads, street lights, landscape and
landscape maintenance, etc.) as a priority over building a civic center
• Establishing a connection between the CRA and the Sheriff
o This is to help prove this is a safe community, but it is wrongly portrayed
• Public transportation needs to be more transparent; publicized, multiple languages and
easily read maps
• Often an issue with parking
The table discussions also addressed future land uses, neighborhoods and sidewalks based on the
maps provided. Two of the three tables worked out neighborhood boundaries on their aerial maps.
These were collected for analysis by staff.
Anita indicated staff may assist in creating graphics that reflect the strengths of Immokalee for local
tourism and to make Immokalee more inviting. Near the end of this discussion Frank informed the
group that the CRA would like to start a leadership initiative reflecting the Leadership Collier
program and encouraged attendees to be a part of it and to let other residents know who may be
interested.
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Immokalee Area Master Plan Restudy
Public Workshop #4
Summary
February 15, 2018 – Immokalee Community Park (5:30 p.m. - 7:30 p.m.)
The fourth public input meeting for the Immokalee Area Master Plan Restudy was held on
February 20, 2018 at the Immokalee Community Park. The meeting began at approximately 5:50
p.m. Seven people attended the meeting, four were County officials and staff and three were
members of the public. See attached for the sign in sheet.
Anita Jenkins, Principal Planner with Collier County Growth
Management, began the evening with a discussion
summarizing the Immokalee Master Plan background and
purpose. Anita summarized existing uses and future land
use and zoning. She emphasized the intent of the Master
Plan is a top-level view of land use designations that directs
goals and visions. She pointed out that zoning controls
development standards, setbacks, etc. She highlighted the
meeting schedule for the next public meetings in March
2018 and outlined the next steps for having the Master Plan
transmitted and adopted with an anticipated completion at
the end of 2018.
Anita started discussion by explaining the Proposed Immokalee Future Land Use Map (FLUM). She
explained that the proposed changes would not render property incompatible or inconsistent. Anita
then introduced the Vision Statement stating that it is currently drafted from the CRA Vision
Statement which was created with public input. Participants in prior meetings suggested including
a focus on families. The public asked “Does stable neighborhoods mean a focus away from migrant
housing?” Anita said that the vision statement refers to stable neighborhoods with the intent to
improve dilapidated homes and encourage appropriate uses, such as excluding industrial uses in
residential areas.
Anita assured that there were not a significant number of changes to the proposed Future Land Use
Map. The most significant changes include a larger Immokalee Regional Airport Subdistrict boundary
and an extension of the Recreation Tourist Subdistrict to wrap around Lake Trafford. Anita indicated
that the color scheme is different between the adopted and propos ed Future Land Use Map; it is
updated with colors that are more consistent with industry standards. For example, gray is
commonly associated with Industrial uses and red is commonly associated with commercial uses.
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Anita further explained that updating the Master Plan entices business owners and investors to build
in Immokalee because appropriately designated land creates “build-ready” sites that are attractive
to investors and builders.
A participant suggested there was an issue of decreased property values associated with the
proposed Master Plan Update in 2012. Anita said; the proposed changes do not affect zoning; they
simply allow more opportunity without requiring a long Comprehensive Plan Amendment process.
Questions were raised regarding the State Road 29 reconfiguration, specifically the potential for
commercial growth, and staff identified that State Road 29 is intended for truck use and no changes
are proposed for commercial use along State Road 29 at this time because it is intended to function
as an alternate route or bypass.
In response to inquiries about the updating of land uses every ten or five years, staff responded that
land uses were previously updated in seven-year cycles but that is no longer required. Others
commented in order to rezone property, the project must meet the three C’s: Consistency,
Concurrency and Compatibility.
Staff explained that the proposed goals are similar but more concise than the adopted goals.
Generally, goals are broad while policies are more detailed and specific. Staff indicated that
proposed GOAL 7 is specific to Immokalee and is intended to further define setbacks, landscape
standards, etc. to make Immokalee unique.
Staff further discussed the Future Land Use Map and explained that commercial areas are justified
by population. Industrial areas are guided by opportunity, and not population driven.
An aerial map was presented by staff with the intent to identify existing neighborhoods. Anita
highlighted a few existing neighborhoods including the Golden Triangle and the Fruit Bowl. She
posed questions such as, “Is this neighborhood complete?” Defining neighborhoods elevate the
family focus that Immokalee desires and provides opportunity to coordinate needs. For example,
does Southside need sidewalks?
When asked about replacing mobile homes per the proposed Future Land Use policies, staff said the
mobile home replacement issue was resolved in 2017 through the Land Development Code.
The public asked if an owner or developer would still need to go through zoning to build an
apartment complex. Staff responded that yes, zoning is still required for development, however, it
is easiest to choose an existing area with higher residential density allowed per the Future Land Use
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Map. However, an apartment complex could be sought nearly anywhere if and when a developer
goes through a Comprehensive Plan Amendment, which takes a lot of time.
Staff presented the Sidewalks Map and pointed out numerous transit stops, but a lack of sidewalk
connection. Anita suggested that an updated plan for future sidewalks allows staff to write grants
to meet the goals.
Anita provided an email address for comments and documents to be published
(IAMPrestudy@colliercountyfl.gov). There will be two more workshops in March. The meeting
ended at approximately 6:45p.m.
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Immokalee Area Master Plan Restudy
Public Workshop #5
Summary
April 25th, 2018 – CareerSource 750 South 5th St. (8:30 a.m. –10:30 a.m.)
The Immokalee Master Plan morning session meeting began at approximately 8:38 a.m. and
concluded at approximately 10:27 a.m. This was a joint CRA, MSTU and Immokalee Area Master Plan
public meeting. The Pledge of Allegiance was conducted, followed by a moment of silence. The date
was announced, along with roll call. Approximately five members of the CRA, five members of the
MSTU, and eleven members of the public were in attendance.
Attendees were each given a hard-copy
of meeting material for review and
discussion. The distributed Proposed
Immokalee Area Mater Plan reflected
the comments from previous public
meetings and recommendations from
Collier County staff in strike-through and
underline format. A Future Land Use
Map, Neighborhoods Map, and Sidewalk
Map associated with the Master Plan
were also distributed. Anita Jenkins
opened the meeting and explained that
any additional comments can be emailed
to IAMPrestudy@CollierCountyFL.gov
until May 25th. In June, staff will have
the Master Plan material prepared and submitted to the Board of County Commissioners.
Anita presented the proposed changes to the Master Plan in page-by-page format. She referenced
the introduction on pages 2 and 3, which has been updated since the 2012 Restudy data. The Vis ion
Statement is included with the introduction, and it has been updated to reflect the policies. Pages
4 and 5 included only minor revisions. Page 6 begins the discussion of Goal 1, which is important for
conveying to others what is important to the community. The focus of Goal 1 is business
opportunities, positivity and enhancing and diversifying the community. She explained that the CRA
“Project List” is more appropriate in the Infrastructure section. Anita explained that the references
to economic drivers were not changed.
Anita discussed Policy 2.2.1 related to the Expedited Review process which was important from 2012
to 2016. She shared Resolution 2016-247 with the attendees and said because the resolution has
been adopted, it’s not important to still be referenced in the Master Plan.
Policy 2.4.2 Cultural Programs and Facilities was deemed repetitive of Policy 1.3.1, so it was removed
to keep the document concise. The next change was to Technical Assistance which has been
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reworked to remove the responsibility of the CRA so as not to overburden them. The BOCC is a
better option to delegate tasks to the most appropriate staff.
Anita then discussed changes based on prior workshops to address housing and neighborhoods per
Objective 2.1 and Collier County’s intent to “identify neighborhood improvements needed to elevate
the neighborhood quality of life.” At previous Master Plan public meetings, attendees were asked
to identify neighborhoods within Immokalee and to refine boundaries. Anita asked attendees to
review the Neighborhoods Map to ensure it is correct. This helps to accurately identify needs on a
neighborhood basis, including parks, tot lots, water management projects, transit stops, safe access
and lighting.
Anita then mentioned that she is not only working with the community, but also with County
Transportation staff and the Housing Department. She noted that the Florida Health Department
has authority over farmworker and migrant housing, and the County only has control over the
development standards for such housing. Policies in the Master Plan are limited on matters that are
governed by agencies other than the County.
An attendee commented that it is a mistake to focus on farmworker housing. Instead, the focus
should be housing that supports the workforce, noting that tourism is a driving force and the housing
need to be addressed to accommodate this. Anita responded that Goal 2 is to provide quality
neighborhoods with a full range of housing for all. She welcomed attendees to provide strengthened
language for that goal.
Anita referenced Policy 2.2.1 Targeted Redevelopment Areas meant to address neighborhood
needs. Areas of concern include sidewalks, lighting, recreation areas and proximity to fresh foods.
Instead of fresh foods being available exclusively at flea markets, they should be available within
neighborhoods with specific design requirements to be outlined in the Land Development Code.
Anita spoke to Policy 2.2.6 Farmworker Housing Land Development Regulation s. This policy is being
maintained in the Master Plan, and language is added noting that there need to be quality
neighborhoods with a full range of housing for all Immokalee residents. She added that Collier
County is currently in the midst of an extensive housing study, and the incentives are being worked
out through Board of County Commissioner direction. Those incentives are referenced in the Master
Plan.
Objective 3.1 is the location where reference to the CRA Project List is proposed to move.
Commissioner McDaniel referenced Policy 3.1.2, stating it gives a pass for the Board to extend
timeframes. Anita said that timeframes are established, but the Board has authority to adjust them.
Discussion ensued about removing Policy 3.1.2 because it says that there is a timeframe established,
but not really, making it contradictory. Another attendee agreed to remove the policy language.
Debrah Forester suggested changing the title of “Targeted Redevelopment Area” to “Targeted
Neighborhood Areas.” The CRA has Improvement areas and this might be confusing. She also
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suggested establishing priority improvements than can be reviewed annually. The idea of identifying
and referring to neighborhoods was discussed by the group.
Debrah Forester suggested adding the verbiage “coordination with departments” in Policy 1.5.1. to
reach the end goal of all County agencies being accessible.
On Page 13 in Policy 4.2.1, “encouraging active lifestyles” was moved back to the neighborhood
section where the policy intent is similar. Anita explained that neighborhood “facilities” may be
conveyed a “buildings,” which is not the intent, because a ballfield or tot lot can be a neighborhood
facility. Thus, the idea of recreational areas is preferred. Anita explained a Parks M aster Plan effort
is ongoing, and it will address community park policies.
An attendee asked: Will Anita cross reference the Parks Master Plan? Anita confirmed it is a good
idea, and the Housing Plan will also be cross referenced.
An attendee suggested that recreation areas should not only be on the ground, but also on the roofs
of some buildings.
An attendee asked about Objective 1.3, Tourism, Recreation, Entertainment and Cultural
Opportunities and noted the plan only references recreation. Tourism and Cultural Opportunities
should have their own objectives to identify expansion opportunities. Anita mentioned that tourism
is referenced in an Objective, and subsequent policies, but there is a possibility to expand and give
greater specificity. The attendee said she will send further comments via email.
Another attendee mentioned that agritourism is skipped in Objective 1.3, and it should be added.
More comments were shared about keeping the language general and expanding on the
entertainment policy. Anita noted to add an objective the under economic goal and move
agritourism policy there as well. It was suggested to expand and explain the entertainment policy.
Anita discussed arrangements of the document including an additional Objective under the
economic development goal.
Debrah Forester then mentioned that tourism promotes people to live, work and conduct business
in Immokalee. Anita advised against pulling the objective apart, but just enhancing and being more
specific in the policies. She mentioned that she is cautious about making any changes without the
public’s input, and she appreciates the feedback.
Regarding Policy 3.3.1 on page 13, an attendee asked why the word “future” is being crossed out.
Anita explained that the County is prioritizing the people who live here now. The Land Development
Code specifies and requires new neighborhoods to connect to existing neighborhoods and the grid
system. Anita suggested to add a policy for new neighborhoods to connect wi th the existing grid
system with sidewalks as well.
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Debrah asked if the Sidewalk Map will be referenced in the Master Plan. Anita confirmed that is will
be included. The idea of adding verbiage “as amended” was suggested so the Master Plan would
maintain consistency over time.
An attendee mentioned the Long-Range Transportation Improvements should be bulleted according
to priority. For example, improve SR 82 and SR 29 and add the bypass road later. Anita responded
that the Transportation Department gave updates on road projects, noting State Road 82 is
underway, and SR 29 is being discussed. Anita mentioned that bypass alternatives are being
reviewed. She noted that in the northwest area there is a lack of a complete grid that restricts bus
access, and that bicycle and pedestrian pathways are needed in so many areas. The attendee
reiterated that the multiple references to the bypass road gives the wrong impression that it’s a high
priority for Immokalee.
Debrah Forester suggested a separate policy on transportation, specific to completing the grid
system. Long-term transportation is addressed by the MPO, but there are opportunities for
identifying regional projects that needs funding.
An attendee mentioned that a one-page guide is needed to explain what this Master Plan is and is
not. Everyone has different opinions on what this is. Anita said she’d be happy to provide such a
guide.
Anita explained references to transit services on page 15, which she has reviewed with Michelle
Arnold the Collier Area Transit Director. The Transit staff need to address corridors and indicate
improvements. The Master Plan addresses corridors but not transit operations, which is subject to
change as technology changes. She said there is no need for the transportation concurrency policy,
which was inserted during the last Restudy. Anita said there is plenty of road capacity in Immokalee
and no density increases are proposed, so there are no concurrency deficiencies and the policy is
not needed.
An attendee asked if a downtown business could be on a first -floor with second-floor residential.
Anita confirmed that is already allowed in the Mixed-Use District.
Anita reviewed page 16 and the Clean Immokalee Plan. She referenced a presentation by Roy
Spence, Hall of Famer in the marketing business, who coined “Don’t Mess with Texas” as part of a
Clean Up Texas Campaign with public service announcements provided by Willie Nelson and Stevie
Ray Vaughan. She mentioned that this strategy should be considered. Immokalee has great athletes
who could promote a Clean Immokalee campaign. Debrah mentioned that a timeframe for
development and implementation needed to be added to this policy, and Anita suggested adding a
two-year timeframe.
Anita discussed Policy 4.1.1. on page 16 related to incentives through land development regulations,
including studying other Transfer of Development Rights (TDR) programs. Anita advised that other
strategies should be pursued rather than TDRs. Buying TDRs costs money and in turn r aises housing
costs. Natural resource protection can be accomplished through water farming and mitigation, and
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she suggested that staff resources could be used to consider other natural resource protection
opportunities. An attendee asked if TDRs could be maintained as an option. Another attendee
replied that the that the policy directs staff to study other TDR programs. Anita reiterated that TDRs
costs money, which raise the costs of housing, and that density blending that preserves land and
allows development should be explored.
Commissioner McDaniel mentioned that the Board is looking to create an Immokalee Chapter in the
LDC to address such issues as these. He cautioned that evaluating the TDR options could be costly.
An attendee mentioned that while it is great to address in the LDC, it is also important to include a
general reference to TDRs so the Master Plan is not inconsistent. Anita then mentioned that Policy
4.1.1 on page 16 does address density bonuses and transfer of rights.
Kris Van Lengen commented that Policy 4.1.1 was very specific and questioned if such specificity was
needed. Other attendees agreed with this concern.
Anita advised that the title for Policy 4.1.2 is changed from Lake Trafford Development to Lake
Trafford Water Quality. The title change reflects the continuation of water quality improvements.
Anita noted that she met with Pollution Control staff to ensure this is still accurate.
Anita described deleting Policy 5.1.4 entitled “Conservation Designation,” because the term
“conservation” may bring about unintended consequences to the detriment of eco-tourism by
limiting the recreational use of properties. Instead, protection functions can be accomplished
through easements.
Anita advises that Policy 6.1.3 is removed, because it’s redundant to the right-to-farm act in Florida
Statues.
Policy 6.1.4 related to farmworker housing is also removed because the Florida Department of
Health regulates this topic.
Anita discussed the policies on rezoning and consistency by policy for mobile homes. An a ttendee
asked why mobile homes are referenced as “temporary” residency? Anita explained that it is
associated with temporary homes during construction in Agricultural areas. She described issues
that arose from the 2012 planning effort affecting the abil ity for continuation of mobile home
properties. She described the overlay in the LDC for Immokalee mobile home properties. She said
the LDC is the resource for anyone interested to review the mobile home overlay standards for
Immokalee, which have recently been adopted to address local issues.
Anita pointed out that Immokalee is a food desert. There is limited access to fruits or vegetables.
She explained the recommended addition to the policy allowing for fresh fruit and vegetable stands
or trucks in neighborhoods. A participant asked if there are standards included for fruit or vegetable
stands. Anita answered that the LDC will address standards, and the Master Plan just allows for
them. The group discussed that standards and better Code enforcement are needed so illegal
operations can be dealt with.
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Anita identified proposed updates to Policy 6.1.2 related to the location of service uses to reference
“community” parks within a ½-mile area. Commissioner McDaniel mentioned that these policies
will assist the Board and staff to direct implementation.
Policy 7.1.3 related to innovative design was removed because it’s redundant.
Anita referenced the Immokalee Government Services Center and noted that the public wants a civic
center for people to gather, providing opportunities for entertainment and cultural uses. An
attendee mentioned that the Master Plan language gives the appearance that a mayor is wanted,
and no one wants that. The attendee expressed that government staff should be based in Naples,
not in Immokalee. Commissioner McDaniel stressed that the Master Plan identifies that government
offices could be located in one area. Anita said a mayor was not the intent of a government center,
and that the revisions were based on public input, which is important.
Anita went on to discuss commercial zoning and separation standards, and verbiage was added to
include “unless authorized by BOCC” to allow for applicants to ask Board approval of projects that
are good for the community. Commissioner McDaniel noted the criteria seem too specific, and Anita
stated she agreed and that she would address consistency between policies.
An attendee asked about the policy allowing fruit or vegetable sales in neighborhoods, and if gardens
are allowed. Anita advised that gardens are allowed, but once vegetables are sold it is considered a
business which is not allowed. For fruit stands proposed in neighborhoods, the LDC will regulate
how those fruit stands will appear.
Anita highlighted the change to expand the Recreational Tourist Subdistrict around Lake Trafford to
support eco-tourism. She addressed Commissioner McDaniel’s concern about residential parcel size
criteria being too specific by explaining the standards that are specific will be moved out of the
Master Plan and into the Land Development Code, which allows for deviations and amendments
through Board of County Commissioner approval. Commissioner McDaniel stressed the importance
of maintaining the public’s interest through making the Master Plan more global, and the Land
Development Code more specific.
Anita said policies on density, density bonuses, and density rating system will not be changed. She
said transient lodging density will also be maintained in the Master Plan. Commissioner McDaniel
raised concern that the density standard of 26 units per acre for transient lodging could be too
limiting. Debrah stated transient lodging and hotel may be defined differently, and Anita said she
will review the definitions.
An attendee asked if the area around Lake Trafford labeled as CMU on the Future Land Use Map is
the Habitat community? Anita confirmed this, and stated it is not changing because the County is
not able to downgrade development rights.
Another participant asked if a certain designated area was increased. Anita answered yes, the RT
boundary was increased. An attendee asked about the zoning of the Winn Dixie property, and Anita
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confirmed the property’s land use designation is CMU which allows rezoning as necessary for the
property.
Debrah asked about Goal 7 coordination of government agencies and the need for an Emergency
Operations Center after Hurricane Irma. Anita confirmed the EOC could be referenced in a separate
policy.
Debrah asked if the Sidewalk Map could be referred to as a 5-year plan including more detail of
sidewalk locations and material types, which can be updated over time. Commissioner McDaniel
added that TIGER Grant projects are underway and should be included. Anita answered that the
green areas on the map reflect the TIGER Grant projects. She said that unfunded projects can be
added as another line item on the map.
An attendee requested a draft grid map to show connection areas. Anita replied that such a map
could be developed per the policy regarding the issue of proposed connections.
Anita said comments can provided by email or telephone. The meeting concluded at 10:27 a.m.
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Immokalee Area Master Plan Restudy
Public Workshop #6
Summary
April 25th, 2018 – Immokalee Community Park 321 N. 1st St Immokalee FL 34142
5:30 p.m. – 7:30 p.m.
The meeting began at 5:44 p.m. with eight participants in attendance. Anita Jenkins introduced the
revised Immokalee Area Master Plan that includes recommendations based on public input. She
explained that this plan includes six years’ worth of work. The plan is in strikethrough and underlined
format. She explained that the final document will be presented to the Board of County
Commissioners in June to start the review and update process. She mentioned that feedback can
be provided to Commissioner McDaniel.
She explained the proposed Plan language in page -by-page format. On pages 2 and 3, there were
only small changes to the Introduction that recognized background work. The Vision statement was
added to the Introduction, and it reflects intent of the polici es, focusing on strengthening the
economy, housing for everyone, diversity of economy, and walkable neighborhoods.
Anita explained the intent of the Comprehensive Plan is to guide growth. The Future Land Use Map
only says what you can do, it is an indicator of opportunity. The Future Land Use Map is not intended
to suggest that a property owner is out of compliance, but rather the Comprehensive Plan is meant
to guide the community in growth.
On page 6, the Goal 1 is essentially a CRA annual
infrastructure project list and that information has
been moved to a more appropriate section. The new
Goal 1 is to attract business and economic growth.
The opening of the plan is now focused on enhancing
and diversifying Immokalee.
On page 7, Policy 2.2.1 Expedited Review is already
taken care of through Resolution 2016-247 and thus
it has been removed.
Anita identified that Policy 1.3 was discussed in the morning session. Anita said the next time the
Master Plan revisions are presented, it will incorporate the group’s suggestion to break out tourism,
eco-tourism, recreation, entertainment and cultural opportunities, and it will be more specific with
those economic drivers. An attendee commented that there is no entertainment present in
Immokalee, while another participant mentioned the Casino is entertainment. Another responded
that the Casino is not family oriented, and an amphitheater for families is desired.
Anita continued on page 9 stating Policy 2.4.2 is redundant and has been removed. Policy 1.5.1 had
delegated a lot of work to the CRA, and the updated language allows Collier County staff to provide
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technical assistance. Anita mentioned that the language will be strengthened to allow for
intergovernmental coordination.
On page 10, Goal 2 and Policy 2.1.1 define neighborhoods. Defining neighborhoods will manifest in
more complete neighborhoods, because needs for parks, stormwater management and other
improvements can be identified. Input from the past public meetings has defined neighborhood
boundaries on the Neighborhoods Map. A participant mentioned that neighborhood names need
to be simplified, for instance, instead of calling an area “The Fruit Basket” consider picking a produce.
Another attendee suggested to not change that neighborhood name because that is how the
community has referred to the area for many years. Another suggested that Fruit Basket needs a
new boundary, with Carson and Eden Park defining that boundary.
Anita explained Policy 3.1.1 references to farmworker housing have been removed, because the
Health Department has authority over housing regulations. Reference to regulations were moved
to the LDC, Policy 2.2.6. An attendee commented that mobile homes need to be allowed, although
fixed up, but still allowed. Anita explained the goal is to provide a diversity of housing to meet all
the needs of the community and not just a focus on farmworker housing. The participants engaged
in conversation about logistics and regulations of subsidized housing, specifically in relation to
Trafford Isles and the apartment building development within Arrowhead. Anita directed the
audience to look at Policy 2.3.1 on page 12 that addresses Housing Grant Opportunities. This policy
relates to the County Housing Plan and will allow grant funding to be funneled to Immokalee area
housing projects.
Anita said text is added to Goal 3 from the original Goal 1. She advised that in the earlier session
today, Commissioner McDaniel commented that Policy 3.1.2 allows an extra timeframe and that
extra flexibility is not appropriate. If the policy states it should be done in two years, then it should
be completed on time. The attendees agreed with this revision.
Anita referenced Policy 3.2.4. – Encourage Active Lifestyles on page 13, stating the intent is to
complete neighborhoods with tot lots, basketball court, community gardens and more. Attendees
mentioned that any parks put in place need to be larger or regional parks. Anita responded that the
County’s Parks Master Plan will address parks, however, small parks are more affordable to
maintain, and the intent is to create gathering areas for the community that are walkable in relation
to their neighborhood. Anita mentioned that the Parks Master Plan is currently being worked on
and will be presented in June. An attendee commented that Dreamland, a current park, is vacant.
Another participant mentioned that new equipment was just installed at that specific park near the
back.
Anita explained that page 14 discusses Long Range Transportation Impr ovements. State Road 82
has been approved and in the works, including roundabout and four-lane widening. The SR 29
bypass routes are being worked on and have been narrowed down to two choices.
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Anita explained that Policy 4.2.7 was removed because operations should not be addressed in the
Master Plan. Transportation concurrency was removed because there is no deficiency on roadway
networks.
She said the language regarding Stormwater Management on page 16 will reference the Stormwater
Master Plan so that it is easy to maintain consistency as other plans are updated.
In reference to Policy 3.4.1: Clean Immokalee Plan, Anita shared her experience with Roy Spence
“Hall of Fame” marketer and how he initiated the “Don’t Mess With Texas” Campaign as a Clean Up
initiative to clean up litter. This may be a positive option for Immokalee. A participant mentioned
possibly working with the “Keep Collier Beautiful Campaign.” Another participant asked if there are
neighborhood associations in Immokalee, and another attendee confirmed there are, for example,
Jubilation, Arrowhead and some Habitat projects.
A participant asked if the Blue Zones Project will be incorporated in this effort. Anita stated the Blue
Zones Project specifically will not be in the plan, but the philosophy and principles of Blue Zones are
reflected. For example, Immokalee has a fresh foods desert although this is an agricultural
community. The Master Plan supports fresh food markets in close proximity to neighb orhoods. A
focus on smaller neighborhood parks is also supportive of Blue Zones principles. Improved sidewalks
and lighting are also supported in the Master Plan.
A participant asked if neighborhood gardens were supported in the Master Plan. Anita indi cated
that neighborhood and community gardens are currently allowed .
A participant noted that Immokalee has ice cream trucks, but questioned why the community
doesn’t have vegetable trucks. Another participant indicated that vegetable trucks are in the a rea.
Some private gardeners package their food and drive to higher-end neighborhoods to sell their
produce in the Naples gated communities.
Anita directed the conversation to the Lake Trafford Development section on page 17. She indicated
that the title was changed to “Lake Trafford Water Quality” to shift the focus on water quality, which
the community has worked so hard to improve over the years. This section of the Master Plan
discusses water quality goals, not development goals.
She explained the Conservation Designation policy on page 17 was moved to the Land Development
Code. An attendee asked who funds the additional language to the LDC? Anita responded that
Collier County has an LDC staff. The attendee wanted to know who is working on Best Management
Practices (BMPs). Anita responded that staff will coordinate with other agencies in developing
BMPs. A participant mentioned the water issues after Hurricane Irma and wanted assurance that
Immokalee is included in the Collier County budget.
The participant asked: When the LDC is discussed, will staff come to Immokalee and will the public’s
input be considered? Anita confirmed that meetings will be held in Immokalee and public input is
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very appreciated. She also noted that Commissioner McDaniel has already initiated the need for a
specific Immokalee Land Development Code (LDC).
The discussion shifted to the rezoning process. Anita explained that the Comprehensive Plan is the
top level of regulation and zoning is more property-specific. She referenced Policy 5.1.6 Rezonings
and Growth Management Plan Consistency by Policy on page 19. Anita stated that in the past it was
a problem to allow mobile homes, however, that issue was resolved with LDC Section 2.03.07 Mobile
Home Overlay Zoning District.
A participant asked if the Overlay District only allows mobile homes, or does it address driveways
and such? Anita responded that the Mobile Home Overlay Zoning District only allows the use of
mobile homes, however, the LDC regulates driveway materials, tie downs, etcetera.
Another attendee asked how mobile homes are condemned. Anita responded that the County
Housing Plan is addressing condemnation issues and is in the process of being updated.
An attendee asked about mobile home parks being up t o code. Anita responded that replacing a
mobile home only requires consistency with the approved site plan. A new mobile home park would
need to adhere to current LDC requirements for driveways and sidewalks. Anita suggested
participating in the Immokalee LDC process as it goes through updates and changes.
Anita highlighted objectives and policies related to density under Goal 6. She indicated that nothing
has changed in the Master Plan in reference to density. She said the impediment to approval of the
last Master Plan update may have been due to proposed density changes at that time. She said the
existing density in the plan is appropriate and allows for growth, and there is no need to make
unnecessary changes, so no new density recommendations are being proposed. She added that the
density rating system and bonus density policies have not changed.
Anita requested feedback on the Land Use Map. She asked if there was a need for more commercial
areas or other changes. Comments from a previous CRA m eeting were to define the Triangle area
as a central business district. Anita said that change would make sense if the plan were starting
anew, but there is no need to disrupt a stable neighborhood. She suggested that dilapidated
residential areas are a good opportunity for replacement with commercial uses.
A participant commented that the downtown Commercial Mixed Use area on the southern side of
Main Street was reduced on the map. The businesses do not have enough room for dumpsters
behind the buildings, stormwater retention, or setbacks.
An attendee mentioned impact fees and the difficulty to attract businesses to Immokalee when they
will generate ten percent of the revenue compared to having the same business located in Naples.
Another participant requested education for residents, such as a Home Health 101 course. The
Immokalee residents that come from third world countries do not know cleaning practices and
standards. Attendees discussed the solid waste problem on Main Street . Attendees asked who is
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responsible for the dumpster situation, whether it is the property owner, the leasing business or
Waste Management. One participant said that a community dumpster might be the solution if
business owners would collectively install and share costs for a larger dumpster. The current system
of extra trash pick ups and sending staff out to clean just isn’t working.
The conversation shifted to playgrounds and establishing recreation areas every half mile. Anita
responded that staff was working on the inventory of these facilities.
A participant asked about a 24-hour urgent care. Anita responded that an urgent care use is allowed,
but would require rezoning of property. The participant responded that medical offices exist, but
the businesses and services provided needs to be enhanced.
The discussion shifted to rezoning a specific property. A participant asked if a current zoning map is
available, and Anita indicated that she could email the current zoning map. The group discusse d if
C-4 and C-5 zoning allows for a used car lot. Anita responded that the C-4 designation allows for
new car lots, and the C-5 designation allows for used car lots.
Anita indicated that the Neighborhoods Map and Sidewalk Map will be a part of the Maste r Plan.
A participant asked about medical marijuana, and how associated uses are being addressed. Anita
responded that there is an evening meeting on April 30 at 5:05 that will address marijuana
dispensaries in the LDC. A participant wanted to know what type of business is associated with
medical marijuana. Anita responded that it is an agricultural business because it is being grown.
When asked where such use is allowed, Anita responded that commercial uses allow for dispensaries
and that regulations for medical marijuana establish a minimum distance from schools. She
indicated that dispensaries are not regulated like alcohol stores, but more like a pharmacy. The
discussion then shifted to the grow house on SR 29 that is approved near the Hendry Coun ty line.
A participant asked about the area of Immokalee. Anita responded that Immokalee has
approximately 17,000 acres, with approximately 10,000 undeveloped acres, most of which are being
used for active agriculture.
The conversation moved to a discussion on the areas that are in the Immokalee Sewer and District
area.
Anita wrapped up the meeting and mentioned that BCC meetings can be viewed at
www.colliercountyfl.gov. She encouraged participants to email comments and ideas to
IAMPrestudy@CollierCountyFL.gov. The meeting concluded at 7:14 pm
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