CCPC Agenda 01/31/2019
Collier County Planning Commission Page 1 Printed 1/23/2019
COLLIER COUNTY
Collier County Planning Commission
AGENDA
Career Source
750 South 5th Street
Immokalee, FL 34142
January 31, 2019
10: 00 AM
Mark Strain - Chairman
Karen Homiak - Vice-Chair
Edwin Fryer - Secretary
Patrick Dearborn
Karl Fry
Stan Chrzanowski, Environmental
Joseph Schmitt, Environmental
Thomas Eastman, Collier County School Board
Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak
on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on
an item if so recognized by the chairman. Persons wishing to have written or graphic materials
included in the CCPC agenda packets must submit said material a minimum of 10 days prior to
the respective public hearing. In any case, written materials intended to be considered by the
CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the
public hearing. All material used in presentations before the CCPC will become a permanent part
of the record and will be available for presentation to the Board of County Commissioners if
applicable.
Any person who decides to appeal a decision of the CCPC will need a record of the proceedings
pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
January 2019
Collier County Planning Commission Page 2 Printed 1/23/2019
1. Pledge of Allegiance
2. Roll Call by Secretary
3. Addenda to the Agenda
4. Planning Commission Absences
5. Approval of Minutes
6. BCC Report - Recaps
7. Chairman's Report
8. Consent Agenda
9. Public Hearings
A. Advertised
1. PL20180002258/CPSP-2018-5: A Resolution of the Board of County Commissioners
proposing amendments to the Collier County Growth Management Plan, Ordinance
89-05, as amended, relating to the Immokalee Area Master Plan Restudy and
specifically amending the Immokalee Area Master Plan Element and the Immokalee
Future Land Use Map; and furthermore recommending transmittal of the
amendments to the Florida Department of Economic Opportunity [Coordinator:
Anita Jenkins, AICP, Principal Planner]
B. Noticed
10. New Business
11. Old Business
12. Public Comment
13. Adjourn
01/31/2019
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.1
Item Summary: PL20180002258/CPSP-2018-5: A Resolution of the Board of County
Commissioners proposing amendments to the Collier County Growth Management Plan, Ordinance 89-
05, as amended, relating to the Immokalee Area Master Plan Restudy and specifically amending the
Immokalee Area Master Plan Element and the Immokalee Future Land Use Map; and furthermore
recommending transmittal of the amendments to the Florida Department of Economic Op portunity
[Coordinator: Anita Jenkins, AICP, Principal Planner]
Meeting Date: 01/31/2019
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
01/14/2019 3:09 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
01/14/2019 3:09 PM
Approved By:
Review:
Growth Management Department David Weeks Additional Reviewer Completed 01/14/2019 4:03 PM
Growth Management Operations & Regulatory Management Judy Puig Review item Completed 01/16/2019 10:19 AM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 01/16/2019 10:57 AM
Growth Management Department James C French Review Item Completed 01/19/2019 4:06 PM
Zoning Michael Bosi Review Item Completed 01/23/2019 9:38 AM
Planning Commission Mark Strain Meeting Pending 01/31/2019 10:00 AM
9.A.1
Packet Pg. 3
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
AMENDMENTS
(TRANSMITTAL HEARING)
PROJECT: PL20180002258/CPSP-2018-6
CCPC: January 31, 2019
BCC: March 12, 2019
9.A.1.a
Packet Pg. 4 Attachment: CCPC COVER (7553 : Immokalee Restudy Amendments - Transmittal)
CCPC – IMMOKALEE AREA MASTER PLAN GROWTH MANAGEMENT PLAN
TRANSMITTAL AMENDMENTS
SPECIAL CCPC MTG: JANUARY 31, 2019
TABLE OF CONTENTS
1) TAB: Transmittal Staff Report DOCUMENT: CCPC Staff Report:
PL20180002258/CPSP-2018-5
w/attachment A” Strike-through –
Underline changes to proposed
2012 IAMP
2) TAB: Map DOCUMENT: Map 1 IAMP FLUM
Existing vs Proposed
3) TAB: Attachment “B” DOCUMENT: White Paper
4) TAB: Resolution DOCUMENT: Transmittal Resolution with Exhibit
“A” text (and/or maps):
PL20180002258/CPSP-2018-5
5) TAB: Legal Advertisements DOCUMENT: CCPC Advertisements/Immokalee
Bulletin & Naples Daily News
9.A.1.b
Packet Pg. 5 Attachment: TOC_CCPC (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 1 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMMUNITY PLANNING SECTION
HEARING DATE: January 31, 2019
RE: PETITION PL20180002258/CPSP-2018-5, STAFF-PROPOSED AMENDMENTS
TO THE IMMOKALEE AREA MASTER PLAN OF THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN [TRANSMITTAL HEARING]
INTRODUCTION
The proposed Growth Management Plan (GMP) amendments found in Attachment A to this report (and
Resolution, Exhibit A) are derived from years of public input and Plan refinements. These are presented
to the Collier County Planning Commission (CCPC), in its capacity as the County’s Land Planning
Agency under Florida Statutes and as the County’s Environmental Advisory Council (EAC), for
consideration at Transmittal stage public hearings. Staff requests the CCPC and EAC forward these
amendments to the Board of County Commissioners (Board) with a recommendation to transmit to the
Florida Department of Economic Opportunity (DEO).
BACKGROUND
On February 10, 2015, the Board directed staff to initiate GMP “restudies” of four GMP master plans in
eastern Collier County: Rural Fringe Mixed Use District (RFMUD), Golden Gate Area Master Plan
(GGAMP), Rural Lands Stewardship Area (RLSA), and Immokalee Area Master Plan (IAMP). The IAMP
restudy formally began in January 2018. As with all restudies, through a public outreach effort, staff
focused on complementary land uses, economic vitality, mobility, and environmental sustainability.
The Board appointed an ad hoc advisory committee, the Growth Management Oversight Committee
(GMOC), which first convened in December 2015. The GMOC has directed the public engagement
process of the restudies since inception. The GMOC reviews the restudy recommendations from a high
level, non-granular perspective, emphasizing consistency among the restudies, sustainability and
economic vitality. Unlike prior area restudies, however, the Board directed that staff, rather than
appointed committees, provide recommendations to the Board covering each of the four areas.
The White Paper, Attachment B, provides the summary of findings underlying the revisions to Goals,
Objectives, Policies, and Land Use Designation Descriptions within the IAMP. The White Paper was
presented to the Board on June 26, 2018. At that time, the Board directed staff to initiate the GMP
Amendment process for the proposed changes to the IAMP.
9.A.1.c
Packet Pg. 6 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 2 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
The Immokalee Urban area, surrounded by the rural agricultural area designated as the Rural Lands
Stewardship Area, is a region of about 30 square miles containing ±17,116 acres of land; it is located
in northeast Collier County, approximately 30 miles from the coastal urban area.
More than half of the land use type within the Immokalee Urban area is presently agricultural. The
remainder is a mixture of residential, commercial and industrial uses. Immokalee is accessed from the
south and east by its major roadway, Immokalee Road (CR 846). State Road 29 provides access into
the community from the northern counties of Lee and Hendry and to the southeast areas of Collier
County (see below aerial map depicting the Immokalee Urban boundary).
A Brief History:
The Collier County Board of County Commissioners (BCC) adopted the Immokalee Area Master Plan
(IAMP) in 1991. The Master Plan, with the accompanying Immokalee Area Future Land Use Map,
provides a framework for development of the Immokalee Community. The Board of County
Commissioners adopted a revised IAMP in 1997, based upon the 1996 Evaluation and Appraisal Report
(a State-mandated thorough review of the entire GMP). During 2003, the BCC authorized
Comprehensive Planning staff to prepare recommendations for revising the 1997 IAMP. Subsequently,
the Board authorized creation of an advisory committee, the Immokalee Area Master Plan Restudy
Committee (Restudy Committee), to work with staff in making proposed revisions to the IAMP.
9.A.1.c
Packet Pg. 7 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 3 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
The Restudy Committee, assisted by Comprehensive Planning staff, submitted recommendations to
amend the IAMP in November 2003. However, during the performance of its tasks, the Committee
determined that a longer, more intense restudy of the IAMP was necessary. Therefore, the IAMP
Restudy Committee expressed a desire to extend the life of the Committee so that it could continue to
assist the Board with the implementation the IAMP. The re-established Committee was renamed as the
Immokalee Area Master Plan and Visioning Committee (IMPVC).
The Committee worked for over a four-year period conducting public meetings, collecting and analyzing
data, and drafting revisions to the IAMP. Hearings on the proposed amendments commenced in
January 2010 with transmittal to the Florida Department of Community Affairs (predecessor to DEO)
occurring in September 2010. Adoption hearings followed, beginning in January 2011. Through the
adoption phase, the BCC directed the Collier County Supervisor of Elections to place a straw ballot
referendum on the August 2012 ballot for the purpose of measuring the Immokalee community support
for the proposed amendments. The referendum resulted in the majority of voters (67%) in favor of the
amendments. At the BCC's final adoption hearing on the proposed amendments, one Commissioner
abstained, and the final vote was 3-1 for approval (adoption). Because a minimum of four affirmative
votes was required, the proposed IAMP amendments failed to be adopted.
Through the current IAMP restudy process, staff and the Immokalee community honored the extensive
work that had taken place in the previous amendment effort. The final IAMP document presented to the
BCC was used as a starting point for further consideration. The community’s work and additional
refinement of their plan is reflected in Attachment A (and Resolution Exhibit A).
Immokalee’s Vision:
Through the County’s public outreach during the Immokalee Area Master Plan restudy process, it is
clear that the residents of Immokalee see new possibilities for their community with the development of
this Master Plan. With this new Master Plan, Immokalee has chosen to focus on opportunities rather
than challenges. Immokalee is committed to redefining its future, revitalizing its community, and
developing a new mission that focuses on strengthening and diversifying its economy, embracing
cultural diversity, and welcoming visitors to “this place we call home.”
During the 2018 public workshop process, residents and business owners established a guiding
community vision. It is the intent to implement this vision through the Goals, Objectives, and Policies of
this Master Plan. The community defined their vision as:
“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.”
Major Changes:
In general, the amendments to the IAMP propose seven new goals, each with respective objectives
and policies; followed by the revised Land Use Designation Description Section. The revised goals
simplify but maintain the original intent of the existing adopted goals. During each public workshop, staff
reviewed with the public the adopted and proposed goals to measure the continued support for the
proposed goals. There was overwhelming consensus and a preference to move forward with the
proposed goals. The Immokalee Area Master Plan has been developed to emphasize identified
opportunities and strengths. The first goal specifically makes economic development a priority, and the
9.A.1.c
Packet Pg. 8 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 4 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
objectives and policies set forth specific ways to promote the local economy and create a positive
business climate.
The second goal focuses on quality neighborhoods for Immokalee. The objectives and policies set forth
a process for the community to evaluate the needs and opportunities of each neighborhood. Future
neighborhood improvements such as housing conditions, water management, transportation, lighting ,
and play areas, are possibilities to elevate the quality of life for Immokalee residents.
The third goal addresses infrastructure and public services. Partnering with the Immokalee CRA, a list
of capital improvement projects will be presented to the Board of County Commissioners at their annual
CRA workshop.
The fourth goal addresses the significant natural resources within the Immokalee Urban Area and the
desire to support and promote ecotourism opportunities.
Land use is an integral component of any master plan. The fifth goal defines the land use designations
applicable to Immokalee, as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian-
scaled development is important, as is allowing development in appropriate locations, at densities and
intensities that will attract new development.
Urban form and design are addressed in the sixth goal. The objectives and policies are generally
concerned with how to create a theme or brand for Immokalee, provide safe multi-modal transportation,
and develop site design and development standards appropriate for Immokalee, rather than continuing
to apply standards developed for coastal Collier.
The seventh and last goal is concerned with interlocal and intergovernmental coordination, to address
current service issues and to continue collaboration with appropriate organizations in the future.
Consistent with the Board’s direction to evaluate and consider land use, economic vitality,
transportation, and natural resources, the following are some of the major changes proposed:
Land Use and Economic Vitality
• The re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• A re-designation of approximately 684 acres of residential lands proposed to support
commercial or industrial development:
o ±122 acres to allow commercial development. Intensity of development is proposed to
remain as allowed in the existing IAMP: C-1 through C-4 uses,
o ±362 acres to allow industrial mixed-use development, and
o ±200 acres to allow Recreational Tourist development.
• No changes in base density except for an increase in the Commercial Mixed-Use District (12 to
16 units per acre), and affordable housing bonus previously approved by the BCC (bonus
increased from 8 to 12 units per acre maximum).
• Allow new uses on properties zoned (A) Rural Agricultural, within the Low Residential
Subdistrict, including agriculture research and development facilities, agribusiness offices and
headquarters, and facilities, offices, headquarters and apparatuses associated with alternative
energy uses. These new uses will be subject to Land Development Code Amendments to define
compatibility criteria and development standards.
9.A.1.c
Packet Pg. 9 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 5 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
Table 1 below illustrates the proposed changes to FLUM designations.
Table 1: FLUM designation changes.
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 (new)
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 I-MU Industrial-Mixed Use (new)
BP Business Park Eliminated
APO Immokalee Regional Airport (new)
The changes in land use designations are reflected on the attached Map 1, IAMP FLUM – Existing vs
Proposed.
In addition to these substantive land use changes, two specific opportunities were identified as
important to the community to explore: 1) an Immokalee civic center, and 2) a satellite Emergency
Operations Center to activate in the event of an emergency.
Transportation
• Collier County will initiate a transportation planning study with recommendations to identify
potential routes to improve connectivity of the collector and local street grid, to expand public
transit service, and bicycle and pedestrian access.
In addition to the IAMP supporting the MPO’s Long Range Transportation improvements for Immokalee,
the IAMP also recognizes the need for local street improvements, and incentives to bring private roads
up to County standards.
Natural Resources
• Re-configuration of the boundary of the Wetlands Connected To Lake Trafford/Camp Keais
Strand System Overlay (see attached Map 1).
The boundary of the Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlay
(LT/CKSSO) was adopted as part of the 2007 GMP amendments. As part of this change, policies were
added to the Conservation and Coastal Management Element (CCME) to increase the native vegetation
retention requirements. Subsequent analysis by staff yielded a different, more accurate boundary of this
wetland. The revised boundary is part of this amendment petition.
9.A.1.c
Packet Pg. 10 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 6 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
GROWTH MANAGEMENT OVERSIGHT COMMITTEE (GMOC) RECOMMENDATION
At its meeting on September 6, 2018, the GMOC found the IAMP recommendations consistent with
public participation direction, supportive of sustainability and economic vitality and, so far as known,
consistent with other restudy planning efforts.
IMMOKALEE CRA ADVISORY BOARD RECOMMENDATION
At its meeting on November 28, 2018, the Immokalee CRA Advisory Board agreed unanimously to
recommend approval to transmit the proposed amendments, with two suggested changes as underlined
below:
1) Policy 2.1.1 – Within two (2) years…to identify opportunities, including but not limited to, to
improve neighborhood recreation…
2) Policy 3.3.4 – Recognizing that a significant segment…improve connectivity of collector and
local street grid to public transit service, evacuation, and bicycle and pedestrian access.
Staff agrees with the intent of the language additions; however, after discussing Policy 3.3.4 with
Emergency Management staff, it was determined that the word “evacuation” has potential legal
implications associated with hurricane evacuation that were not specifically intended. CRA Advisory
Board members’ discussion of the policy was more focused on the need for alternative routes in case
of a car crash, fire, or other emergency in an area with limited access. Staff recommends replacing the
word “evacuation” with “public safety.”
LEGAL CONSIDERATIONS:
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 The County Attorney’s office reviewed
the staff report on . [SAS]
STAFF RECOMMENDATION
That the Collier County Planning Commission, acting as the Land Planning Agency and the
Environmental Advisory Council, forward the proposed IAMP amendments to the Board of County
Commissioners with a recommendation to Transmit to the Florida Department of Economic Opportunity,
subject to revising Policy 3.3.4 to replace the word “evacuation” with “public safety.” [see above
comment]
Attachments:
• Attachment A: Substantive text changes to the previously proposed (2011) amendments
• Map 1: IAMP FLUM – Existing vs. Proposed
• Attachment B: IAMP Restudy White Paper
• Resolution with Exhibit A: Text and map changes
9.A.1.c
Packet Pg. 11 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
Agenda Item 9.A.1
‒ 7 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
9.A.1.c
Packet Pg. 12 Attachment: CCPC Staff Report IAMP_FNL_CA (7553 : Immokalee Restudy Amendments - Transmittal)
1
2
3
PROPOSED
IMMOKALEE AREA
MASTER PLAN
CCPC Draft
December 2018
Attachment 'A"9.A.1.d
Packet Pg. 13 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
1
Words underlined are added; words struck-through are deleted
I. INTRODUCTION 1
Immokalee has long been recognized as a distinct community within Collier County. 2
Immokalee’s economy, geography, and demographic make-up are different than the rest of 3
Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently 4
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands 5
and environmentally significant habitat. Most Immokalee residents work within the agricultural 6
industry, and the majority of agricultural laborers originate from Mexico and Central America. 7
Statistics from the 2010 Census (the most comprehensive data for Immokalee currently 8
available), comparing Immokalee to the County as a whole, reflect some of the key socio- 9
economic differences, including age distribution, race and ethnicity, income, education and 10
housing. 11
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed 12
under separate Zoning and Subdivision Regulations until 1982. While it is now included under 13
the county-wide Land Development Code, in 1991 the County again acknowledged the need for 14
Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master 15
Plan as an element in the County’s overall comprehensive plan. 16
Collier County first established the Immokalee Area as a Planning Community in its 1983 17
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now 18
called the Growth Management Plan (GMP), which included a requirement to develop an area 19
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan 20
(IAMP), as referenced in Policy 4.32 of the Future Land Use Element: 21
22
A detailed Master Plan for the Immokalee Urban designated area has been developed and was 23
incorporated into this Growth Management Plan in February 1991. Major revisions were 24
adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area 25
Master Plan addresses conservation, future land use, population, recreation, transportation, 26
housing, and the local economy. Major purposes of the Master Plan are coordination of land 27
uses and transportation planning, redevelopment or renewal of blighted areas, and the 28
promotion of economic development. 29
30
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier 31
County Growth Management Plan. Due to the unique geographic, social, and economic 32
characteristics of the Immokalee Urban Designated Area as compared with urban Naples, 33
Coastal Collier County, and the State of Florida as a whole, the Board of County 34
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On 35
May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which 36
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory 37
committee to the board. The Committee was to serve for a period of one year. On September 38
28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory 39
committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On 40
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe 41
again, providing for dissolution of the committee no later than December 31, 2009. The purpose 42
Attachment 'A"9.A.1.d
Packet Pg. 14 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
2
Words underlined are added; words struck-through are deleted
and duties of the Committee remain the same: 1
2
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting 3
services. 4
B. Assist County staff with the review of general planning matters related to the Immokalee 5
Community. These could include housing, zoning, economic and/or other issues as may be 6
brought before the Committee. 7
C. Identify and provide the Board of County Commissioners the Committee recommendations 8
relative to: 9
1. road improvements; 10
2. economic incentives; 11
3. increasing the quality and quantity of affordable housing; 12
4. land uses and improvements relative to the Immokalee Regional Airport; 13
5. density increases in mixed-use districts; 14
6. restructuring of future land use designations and designation boundaries within the 15
Immokalee community; 16
7. the facilitation of construction of commercial development in commercial districts; 17
8. the preparation of revisions to current zoning districts and the development of associated 18
LDC (Ordinance 04-41, as amended) standards; and 19
9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee 20
community. 21
D. Assist in the development of revised goals, objectives, and policies, and land use 22
designation descriptions for the Immokalee Area Master Plan. 23
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish 24
consistency between the Master Plan and the County Rural Lands Stewardship Area 25
Overlay provisions. 26
27
The IMPVC worked steadily towards achieving these goals. However, by 2012 tThe adoption of 28
the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of 29
reach and no amendments were made to the IAMP. represents the first step in completing the 30
objectives of the Committee. The Collier County LDC (Ordinance 04-41, as amended) will be 31
updated next to implement the Goal, Objectives, and Policies of the IAMP, followed closely by 32
an update to the Capital Improvements Plan, and the creation of a long-term transportation plan. 33
34
In 2015, the Board of County Commissioners directed staff to update four area master plans 35
including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a 36
review of the significant work accomplished during the previous restudy. The amendments to 37
the IAMP found herein are a result of the Immokalee residents and business owners continued 38
focus and effort to improve the land use policies that will regulate growth in their community. 39
Attachment 'A"9.A.1.d
Packet Pg. 15 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
3
Words underlined are added; words struck-through are deleted
An integral component of Immokalee’s future is the Collier County Community Redevelopment 1
Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s 2
mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the F lorida 3
Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the 4
BCC adopted the Collier County Community Redevelopment Plan that included two 5
redevelopment areas: Bayshore/Gateway Triangle and Immokalee. 6
7
In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members 8
from the community were appointed to provide recommendations to the CRA to implement the 9
redevelopment plan and the allocation of tax increment revenues generated by increased 10
property values. Over the years, the Immokalee CRA Local Advisory Board has served as a 11
vehicle to bring forward community needs and interests. 12
13
For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee 14
component of the Collier County Community Redevelopment Agency. 15
16
17
II. NEW DIRECTIONS 18
Through the County’s public outreach during the Immoalee Area Master Plan restudy process, it 19
is clear that Tthe residents of Immokalee see new possibilities for their community with the 20
development of this Master Plan. With the development of this new Master Plan, Immokalee has 21
chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining 22
its future, revitalizing its community, and developing a new mission that focuses on 23
strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors 24
to “this place we call home.” 25
During the 2018 public workshop process, residents and business owners established a guiding 26
community vision. It is the intent to implement this vision through the Goals, Objectives and 27
Policies of this Master Plan. The community defined their vision as: 28
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is 29
attractive, environmentally sustainable and offers a full range of housing, recreation and 30
education opportunities to meet all residents’ needs. Immokalee has a safe, well-31
connected network to walk and bicycle about town, as well as a roadway network 32
needed to support the transport of goods and services. Business and job opportunities 33
flourish in trade and distribution, agri-business, and ecotourism.” 34
Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in 35
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage 36
should be embraced and used to develop a local marketing strategy. This diversity should guide 37
the redevelopment and design of downtown in order to create a distinct area that will attract new 38
business and visitors. Revitalization of the Main Street commercial corridor will be designed to 39
embrace this cultural diversity; take advantage of the traffic generated by the Immokalee 40
Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of 41
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Ave Maria; and create new public plazas and gathering spaces. These public plazas and 1
spaces will be designed within an appropriate streetscape to foster walkability and a mixture of 2
uses, including entertainment and cultural events, and will position Immokalee to attract new 3
residents and visitors to the downtown area. 4
The diversity of Immokalee extends to its unique natural surroundings, which can also be a 5
great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as 6
other adjacent vast natural areas, which include historic working ranches, provide an excellent 7
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to 8
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to 9
experience the natural, rather than the built, environment. Lake Trafford and its environs offer 10
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural 11
Florida and this freshwater frontier. 12
Agriculture continues to be the major local industry and Immokalee residents recognize 13
emerging opportunities for new agricultural-related businesses. Increasing fuel costs, 14
apprehension related to food security, and environmental concerns have increased the demand 15
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an 16
opportunity to create a new farmers’ market or expand the existing state farmers’ market to 17
serve the regional demand for fresh produce. 18
Additionally, residents see opportunities emerging from the regional economy and the strategic 19
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state 20
arterial (SR 29) runs through the downtown, while another ends just three miles north of 21
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -22
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, 23
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility 24
to and from Immokalee, helping it to become a tourist destination and a distribution center for 25
goods and services. 26
Improvements to the roadway system, both regionally and within the Immokalee Urban Area, 27
are just one part of how the overall transportation network will improve in impact the future. The 28
Immokalee Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own 29
full-service Customs Office, supporting both international and domestic trade opportunities, and 30
is a growing cargo service airport. Incentives to encourage economic development at the IMM 31
include Tthe Florida Tradeport which operates within a Foreign Trade Zone (#213), State 32
Enterprise Zone, Federal Enterprise Community, and the Historically Underutilized Business 33
(HUBub) Zone. ItIMM provides direct access to over 2,000 acres of industrial-zoned property 34
and two paved 5,000 x 150- foot runways equipped for Global Position Satellite (GPS) and 35
instrument approaches. 36
The opportunities available through development of the Tradeport are particularly significant 37
given that in 2012 the Collier County Office of Business and Economic Development (OBED) 38
Economic Development Council of Collier County (EDC) estimateds the County will need an 39
additional 3,685 acres of new business park lands by 2030. The OBEDEDC has been working 40
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to attract research clusters to Collier County to diversify the economy, which is currently highly 1
dependent on only three industries: agriculture, construction, and tourism and services. The 2
three targeted industry clusters are: health and life science; computer software and services; 3
and distribution. Given its location, access to major roads, connectivity wit h other parts of the 4
state, availability of developable land, and the airport, Immokalee is a prime location for the new 5
distribution industry that the OBEDEDC has identified as being vital to the growth and 6
diversification of Collier County’s economy. 7
Another potential for economic growth lies in anticipated development in areas surrounding 8
Immokalee. As new towns in eastern Collier County develop, needed government services and 9
departments could be centrally located in Immokalee to serve the eastern portion of the 10
County. 11
12
III. IMMOKALEE AREA MASTER PLAN PRIORITIES 13
The Immokalee Area Master Plan has been developed to emphasize these identified 14
opportunities and strengths. The first goal requires the development of an Immokalee specific 15
prioritized list of capital improvements and other activities desired to be funded each year. 16
Overall, each of the eight goals support economic development and diversity, but Goal Two, 17
specifically makes economic development a priority, and the objectives and policies set forth 18
specific ways to promote and diversify the local economy and create a positive business 19
climate. 20
The second third goal, and its objective and policies, deal with focuses on quality 21
neighborhoods. An Immokalee Neighborhood Map has been created by the community to begin 22
the process of evaluating the needs of each neighborhood. Future neighborhood improvements 23
such as housing conditions, water management, transportation, lighting and play areas, are 24
encourage to elevate the quality of life for Immokalee residents. housing. Mobile homes have 25
historically provided a significant percentage of the housing in Immokalee, and have provided 26
affordable homes. Adequate housing for farmworkers must continue to be addressed. Gap 27
housing and other “market-rate” housing, which provides housing for middle-class families, has 28
been historically underrepresented in the Immokalee market. Affordable-workforce housing will 29
continue to be needed in the community. Note that the terms Gap and Affordable Workforce 30
Housing are defined in the Collier County LDC (Ordinance 04-41, as amended). 31
The fourth third goal and set of objectives addresses infrastructure and public services. Parks 32
and recreational opportunities to serve the young families in Immokalee are the first public 33
infrastructure item discussed. Transportation is a major component of any community’s public 34
infrastructure needs, and while county-wide issues are still dealt with in the county 35
Transportation Element, this portion addresses Immokalee’s local roads and needed public 36
safety improvements to protect pedestrians and bicyclists. Other important public services 37
include stormwater management and solid waste, which are addressed as well. 38
The fifth fourth goal addresses and related objective deals with natural resource protection and 39
how to promote eco-tourism within Immokalee. While the Conservation and Coastal 40
Management Element still applies, significant natural resources within the Immokalee Urban 41
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Area and ecotourism opportunities are addressed here. 1
Land use is an integral component of any master plan., and the sixth The fifth goal and its 2
objective and policies deal with this issue. Defines the land use designations applicable to 3
Immokalee, and as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian-4
scaled development is important, as is allowing development in appropriate locations, at 5
densities and intensities that will attract new development. 6
Urban form and design are addressed in the seventh sixth goal. These objectives and policies 7
are generally concerned with how to create a theme or brand for Immokalee, pr ovide safe multi- 8
modal transportation, and develop site design and development standards appropriate for 9
Immokalee, rather than continuing to apply standards developed for coastal Collier. 10
The eighth seventh and last goal, is objective, and related policies are concerned with interlocal 11
and intergovernmental coordination, to address current service issues and to continue 12
collaboration with appropriate organizations in the future. 13
14
IV. IMPLEMENTATION STRATEGY 15
This section places the plan into effect. Implementation strategies include the Goals, 16
Objectives and Policies, and the Land Use Designation Description section. 17
18
GOALS, OBJECTIVES AND POLICIES 19
20
GOAL 12: ENHANCE AND DIVERSIFY IMMOKALEE’S LOCAL ECONOMY. 21
22
OBJECTIVE 21.1: 23
Actively pursue, attract, and retain business enterprises. 24
25
Policy 21.1.1: Commercial and Trade Hub 26
In recognition of Immokalee’s strategic location within Collier County and sSouthwest Florida, 27
and the Foreign Trade Zone, Community Redevelopment Area, Promise Zone, Federal 28
Enterprise Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of 29
Opportunity (RAO) designations, the County will continue to support and partner with other 30
organizations to seek and maintain and the economic or funding opportunities and resulting 31
from those designations that will: 32
33
• Support the Immokalee CRA and other economic development entities in actively 34
promoting and positioning Immokalee as a regional commercial and trade hub for 35
businesses seeking to locate or expand into Southwest Florida; and 36
• Encourage the Immokalee CRA and other economic development entities in the 37
marketing of commercial and industrial opportunities in Immokalee.; 38
• Support the CRA in pursuing grants and funding from government, non-39
governmental organizations, or private sector partnerships. 40
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Policy 21.1.2: Florida Tradeport/Immokalee Regional Airport/Florida Tradeport 1
Collier County will encourage the promotion of economic development opportunities at the 2
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial 3
areas. 4
5
Policy 21.1.3: Mitigation Banking and/or Targeted Acquisition Lands 6
Within two (2) years of adoption, the effective date of this policy, Collier County will explore the 7
feasibility of utilizing privately owned undeveloped parcels with significant wetland, upland, or 8
listed species habitat value, as a listed species habitat conservation bank or wetland mitigation 9
bank to: 1) compensate for wetland or listed species impacts associated with development 10
within the Immokalee Urban Area, 2) for mitigation required by state and federal agencies, or 11
3) for off-site preservation when allowed. The purpose of such a mitigation bank and/or 12
identification of lands targeted for acquisition within the Immokalee Urban Area, in addition to 13
the ecological benefits, is to facilitate and expedite permitting of development and 14
redevelopment on other more appropriate lands within the Immokalee Urban Area. During this 15
period, the County shall develop a map depicting the preferred lands to be targeted for 16
mitigation or acquisition by public or private parties. Incentives and regulatory requirements 17
shall be included in the LDC (Ordinance 04-41, as amended) to direct mitigation to, or 18
acquisition of, these targeted lands and to direct development away from such lands. 19
20
OBJECTIVE 21.2: 21
Create a business climate that will enhance and diversify the Immokalee area’s economy and 22
increase employment opportunities. 23
24
Policy 2.2.1: Expedited Review 25
Within two (2) years of the effective date of this policy subject to Policy 1.1.1, Collier County will 26
review and amend or expand, as necessary, the fast track and expedited review program for 27
projects that provide a positive economic benefit to the Immokalee economy, specifically 28
including affordable, gap, and farmworker housing and targeted industries. During this period, 29
criteria will be developed to be used as a guide for determining what will qualify a project for this 30
expedited review program. (this has been accomplished through Resolution 2016-247) 31
32
Policy 21.2.12: Pre-Certified Commercial/Industrial Sites 33
Collier County will encourage the development of targeted manufacturing, light industrial, and 34
other similar uses by identifying appropriate locations for those uses, and by streamlining the 35
permitting and approval process for commercial and industrial development within the 36
Immokalee Urban Area. Within one (1) year of adoption, Collier County will initiate the review of 37
the existing Certified Sites Program, presently administered by the Collier County Office of 38
Business and Economic Development, and propose improvements to the program that will 39
further assist economic development in the Immokalee area. 40
41
Policy 21.2.23: Home Occupations 42
Within two (2) years of adoption, Collier County will initiate amendments to the LDC (Ordinance 43
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04-41, as amended) to create more flexibility for home-based businesses in the Immokalee 1
Urban Area, thereby allowing additional opportunities for home-based occupations. 2
3
Policy 21.2.34: Financial Incentives 4
Within two (2) years of adoption, Collier County, in cooperation with the Immokalee CRA, will 5
develop a comprehensive financial incentive strategy to promote economic development in the 6
Immokalee area and identify funding sources to maintain adequate funding of such incentive 7
programs. 8
9
Policy 21.2.45: Agriculture-Related Business Uses 10
In recognition of the economic importance of agriculture, the within two (2) years of adoption, 11
Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to: 12
• allow agriculture research and development facilities, agri-business offices and 13
headquarters, and facilities, offices, headquarters and apparatuses associated with an 14
alternative energy use. These uses will be allowed on properties zoned (A) Rural 15
Agricultural, within the Low Residential Subdistrict land use designation; and 16
• to allow small agriculture-related business uses, such as fruit and vegetable stands, and 17
farmers markets, within certain, to be determined, non-agricultural Residential zoning 18
districts., within two (2) years of the of the effective date of this Policy. 19
Compatibility criteria and development standards shall be included in proposed LDC 20
amendments. 21
22
OBJECTIVE 21.3: 23
Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities 24
in Immokalee in order to diversify the Immokalee economy, and improve quality of life. 25
26
Policy 21.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities 27
Collier County will encourage the expansion of tourism, entertainment, cultural and recreational 28
opportunities, such as restaurants, movie theaters, museums and public spaces within two (2) 29
years of the effective date of this Policy. It is anticipated that the Collier County will work with the 30
Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and Economic 31
Development, tThe Naples, Marco Island, and Everglades Convention and Visitors Bureau, and 32
other public and private organizations to promote increasing tourism of Lake Trafford, Immokalee 33
Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum at Roberts Ranch 34
and Anne Olesky Park, and future tourism, recreational, entertainment and cultural attractions. 35
36
Policy 21.3.2: Eco-tourism 37
Collier County will encourage the development of ecotourism in the Immokalee Aarea, with a 38
particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the 39
County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater 40
Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, 41
Marco Island, and Everglades Convention and Visitors Bureau, and other public and private 42
organizations to promote these opportunities. 43
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1
Policy 21.3.3: Seminole Casino Immokalee 2
Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate 3
future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism 4
development and marketing campaign; and b) address impacts of the expansion of the 5
Seminole Casino Hotel, and other resort structures and uses on the community and surrounding 6
area. 7
8
Policy 21.3.4: Entertainment Area 9
In recognition of the fact that the casino is a significant attraction, Collier County will encourage 10
the development of an entertainment area near the casino that is complementary and 11
connected to Immokalee’s existing downtown core. 12
13
OBJECTIVE 21.4: 14
Enhance and expand educational and cultural facilities and opportunities in Immokalee. 15
16
Policy 21.4.1: Research and Development 17
Collier County will seek to attract educational research facilities, similar to the Southwest Florida 18
Research and Education Center, to Immokalee. It is anticipated that the County will work with 19
the Immokalee CRA, public and private colleges and universities, and other public and private 20
organizations to promote these opportunities. 21
22
Policy 1.4.2: Education and Training Programs 23
Collier County will seek to partner with other organizations including the Collier County School 24
Board and CareerSource Southwest Florida to enhance the availability and variety of training 25
programs in Immokalee. (Reorganized) 26
27
OBJECTIVE 21.5: 28
Collier County will support the implementation of the Immokalee Redevelopment Area Plan 29
(Resolution No. 2000-181 and 2004-384, as amended).Promote and support development and 30
redevelopment initiatives in the Immokalee Area. 31
32
Policy 21.5.1: Technical Assistance 33
Within two (2) years of the of the effective adoption,date Collier County will initiate the review of 34
existing programs meant to provide technical assistance for the establishment and permitting of 35
new or expanding businesses and make recommendations to better implement these programs 36
specific to the needs of the Immokalee community. This technical assistance will be made 37
available through the CRA. It is anticipated that Collier County will work with the CRA, and 38
public and private organizations, to complete this review and make recommendations. 39
40
Policy 21.5.2: Infill and Downtown Redevelopment 41
Collier County will promote infill development and redevelopment within the Commercial-Mixed 42
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41, 43
as amended) that facilitate mixed-use projects and provide for flexible performance-based 44
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incentives. 1
2
Policy 21.5.3: Alternative Funding 3
Collier County will continue to support efforts to seek additional state and federal funding to 4
improve infrastructure and housing, may seek to partner with Rural Neighborhoods, Front Porch 5
Florida and other similar entities and to promote or expedite the development and 6
redevelopment of the community.residential structures and properties within Immokalee by 7
pursuing alternative funding sources on an ongoing basis. 8
9
GOAL 32: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING QUALITY 10
NEIGHBORHOODS FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. 11
12
OBJECTIVE 2.1 13
Collier County, in coordination with the Immokalee CRA and residents, will identify 14
neighborhood improvements needed to elevate the neighborhood quality of life. 15
16
Policy 2.1.1: Neighborhood Inventory 17
Within two (2) years of adoption, Collier County will initiate an inventory of existing 18
neighborhoods. The purpose of the inventory is to identify opportunities to improve 19
neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing, 20
and community facilities. 21
22
Policy 2.1.2: Neighborhood Improvement Plans 23
Incorporating the findings of the neighborhood inventories, Collier County will create 24
Neighborhood Improvement Plans, with coordination of all applicable County departments and 25
the Immokalee CRA, to provide a multi-disciplinary approach to planning for identified 26
neighborhood improvements. 27
28
OBJECTIVE 32.2: 29
Collier County shall promote the conservation and rehabilitation of housing in Immokalee 30
neighborhoods. 31
32
Policy 32.2.12: Funding Opportunities 33
Collier County, in coordination with federal, state, and other local agencies and private 34
organizations will seek funding for the housing needs identified in the Immokalee Housing 35
Condition Inventory.Neighborhood Improvement Plans. 36
37
Policy 32.2.23: Substandard Housing 38
Collier County will periodically update its programs for the repair, removal, or replacement of 39
substandard housing units in Immokalee., based on the most recent Immokalee Housing 40
Condition Inventory. 41
42
Policy 32.2.34: Displaced Occupants 43
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Collier County will coordinate with local non-profit social service organizations to provide 1
relocation assistance for occupants who are displaced from substandard dwelling units. 2
3
Policy 32.2.45: Housing Code Enforcement 4
Collier County shall make reasonable effort to require that substandard housing be brought into 5
compliance or eliminated. Enforcement eEfforts will focus on properties that are abandoned, 6
owned by an absentee landlord, or whose operation is not in compliance with the Collier County 7
Land Development Code or Code of Laws and Ordinances. 8
9
Policy 2.2.5: Farm Labor Housing Land Development Regulations 10
Collier County, in cooperation with the Florida Department of Health, will review and revise, as 11
necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area 12
to eliminate regulations that are duplicative to federal and state provisions.(Reorganized) 13
14
Policy 2.2.6: Interagency Coordination 15
Collier County will coordinate with the Immokalee CRA and other housing providers and 16
regulators to review and consider incentives to improve the housing quantity and quality in the 17
Immokalee Urban Area. (Reorganized) 18
19
OBJECTIVE 32.3: 20
The County will continue to explore and provide innovative programs and regulatory reforms t o 21
reduce development costs and promote safe and sanitary affordable-workforce housing quality 22
neighborhoods and a full range of housing for all Immokalee residents. 23
24
Policy 32.3.1: Housing Grant Opportunities 25
Collier County, in coordination with the Immokalee CRA, will pursue government grants and 26
loans for affordable-workforce housing. 27
28
Policy 32.3.2: Affordable-Workforce and Gap Housing Incentives 29
Housing affordability in Immokalee will be incentivize in part through the implementation of the 30
approved strategies within the Collier County Community Housing Plan.Collier County will 31
review its affordable-workforce housing (including gap) incentives to determine the effectiveness 32
of existing provisions and whether additional incentives are necessary or desired. 33
34
GOAL 43: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND 35
FACILITIES FOR THE IMMOKALEE URBAN AREA. 36
37
OBJECTIVE 3.1: 38
To annually identify the priorities of the Immokalee community and the Immokalee CRA related 39
to capital improvements and other activities that will further the goals, objectives and polic ies of 40
the IAMP.(Reorganized) 41
42
43
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Policy 3.1.1: Capital Projects and Studies 1
Collier County will coordinate with the Immokalee CRA on an annual basis to develop a 2
prioritized list of Immokalee specific capital projects and studies that will further the Goals, 3
Objectives, and Policies of the IAMP. The County and the Immokalee CRA shall identify 4
potential funding sources for all or a portion of the projected cost associated with these projects 5
and studies. This list shall be provided to the BCC prior to its annual budgeting process in order 6
to allow the BCC to consider Immokalee’s priorities in relation to available funding and staffing 7
resources. (Reorganized) 8
9
OBJECTIVE 43.21: 10
To provide a comprehensive system of parks and recreational facilities that supports diverse 11
active and passive recreational activities within the Immokalee area through the implementation 12
of the Collier County Parks & Recreation Master Plan for the Immokalee Area. 13
14
Policy 43.21.1: Priority Park Sites 15
Collier County will prioritize the development of future Immokalee community parks within, or 16
adjacent to, the most densely populated urban areas to ensure convenient access by the 17
majority of residents, and in coordination with the Immokalee CRA, will identify locations for 18
public plazas, greens, or urban parks. 19
20
Policy 43.21.2: Community Input 21
Collier County will solicit community input to ensure provision of appropriate public facilities to 22
address the demographics of the Immokalee Urban Area. 23
24
Policy 43.21.3: Expansion of Parks and Trails 25
Collier County will expand the network of parks and connect recreational areas throughout the 26
community where appropriate and feasible. and as identified in the Parks Master Plan. 27
28
Policy 43.21.4: Encourage Active Lifestyles 29
Collier County will encourage outdoor activity and active lifestyles by creating new 30
neighborhood recreational areas facilities, such as ball fields, soccer fields, basketball courts, tot 31
lots, and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each 32
neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans. 33
34
Policy 43.21.5: Use of Vacant Residential Parcels 35
Subject to available funding, Collier County will consider acquiring vacant residential parcels in 36
order to develop new neighborhood recreation areas parks. These parcels may be small in size 37
and should be evenly distributed throughout the community. These opportunities shall be 38
identified in the Neighborhood Improvement Plans. 39
40
Policy 4.1.6: Park Amenities 41
Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains, 42
shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of 43
park users. The list of needed improvements will be updated in the most recent Community and 44
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Regional Park Master Plan. (This is accomplished through the current Parks and 1
Recreation Master Plan update) 2
3
4
OBJECTIVE 43.32: 5
To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the in 6
a manner that allows for the safe and convenient movement of pedestrians, bicyclists 7
motorized, and non-motorized vehicles. 8
9
Policy 3.3.1: Complete Streets 10
Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive, 11
multi-modal approach, implementing access for transportation users of all ages and disabilities, 12
in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, 13
public transit, assistive device, foot or bicycle. 14
15
Policy 43.32.21: Bicycle and Pedestrian Pathways Plan 16
Related to pathways specifically iIn the Immokalee Urban Area, the Collier County 5-Year 17
Pathways Plan will give priority will be given to projects to linking existing and future residential 18
neighborhoods with commercial and employment areas, as well as schools, libraries, 19
community parks, recreation sites and other public service areas. Input will be sought from 20
landowners and residents to identify priority. The Collier County 5-Year Pathways Plan will 21
depict existing and planned future pathways for the Immokalee community. 22
23
Policy 43.3.32: Long Range Transportation Improvements 24
Collier County will explore the possibility of accelerating the implementation of the Collier 25
County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to 26
available funding, as a precursor to initiating new investments in the Immokalee area. In 27
particular, the County will support and encourage: 28
29
• the Florida Department of Transportation in the widening of SR 82 between I-75 and SR 29 30
as a first step in improving transportation access to Immokalee; 31
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the 32
Immokalee Regional Airport and Florida Tradeport; 33
• the Florida Department of Transportation to improve road conditions along State-owned 34
roads; 35
• the creation of new, or expansion of existing, transportation corridors that improve access 36
between Immokalee, the City of Naples, and coastal Collier County; and 37
Policy 3.3.4: Local Transportation Network Improvements 38
Recognizing that a significant segment of the of the community’s population uses public transit, 39
walks or bicycles to work and to school, within three (3) years of adoption, Collier County will 40
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initiate a transportation planning study with recommendations to identify potential routes to 1
improve connectivity of the collector and local street grid to expand public transit service, and 2
bicycle and pedestrian access. 3
4
Policy 3.3.5: Private Roads 5
Collier County will encourage, through incentives, that private roads be brought up to County 6
standards and offered to the County for acceptance and maintenance, when deemed 7
appropriate. 8
9
Policy 43.32.64: Access from Immokalee Regional Airport to Future SR 29 Bypass 10
Collier County will continue to coordinate with the Florida Department of Transportation (FDOT), 11
and with landowners and other stakeholders, to identify one or more a preferred routes to 12
connect the Airport and the future SR 29 Bypass. 13
14
Policy 43.32.75: Safety Improvements 15
As funding becomes available, Collier County will implement the 2011 Immokalee Walkableility 16
Community Study, funded by prepared for the Collier Metropolitan Planning Organization, 17
identifying locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and 18
street lighting for the purpose of improving pedestrian and bicycle circulation and safety. within 19
prioritized areas within the Municipal Service Taxing Unit (MSTU). 20
21
Policy 43.32.86: Public Transit Routes 22
Collier County will consider expansion of public transit routes to comprehensively cover the 23
downtown area, connect significant employment centers and public facilities, and interconnect 24
to adjacent communities, where deemed appropriate. 25
26
Policy 4.2.6: Enhanced Transit Services 27
Collier County will encourage the provision of a wide array of transit services, such as bike-and-28
ride and medical transport. (Transit operations are defined and implemented by the Public 29
Transit and Neighborhood Enhancement Division and change with technology. This plan 30
appropriately focuses on improving corridors and transit routes.) 31
32
Policy 4.2.7 3.3.9: Transportation Concurrency Alternatives (for SR 29) 33
Within two (2) years of the effective date of this Policy When warranted, Collier County shall 34
identify alternatives methods to allow non-residential development in the Immokalee Urban Area 35
to proceed with limited exceptions and/or a mitigated waiver from existing concurrency 36
requirements due to the economic and job creation benefits such development would provide. 37
The following shall be considered as a part of the analysis: 38
39
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation 40
Concurrency Management Area (TCMA) or other alternative that would allow limited 41
exceptions and/or mitigated waivers from concurrency for economic development, diversity, 42
and job creation in the Immokalee Urban Area; and 43
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b. Potential limitations on such exceptions and/or waivers from concurrency including: 1
1. Limiting applicability to certain locations, in the Urban Area such as the Airport/ 2
Tradeport, other lands around the aAirport, and the Central Business District corridor 3
(Urban Infill and Redevelopment Areadesignated lands); 4
2. Requiring a case-by case approval of any such exception or waiver based upon certain 5
targeted and measurable objectives, including Transit Oriented Design, job creation and 6
other commitments by the developer that would be deemed to be beneficial to the 7
community; and 8
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility 9
of any such exception or waiver process. 10
11
OBJECTIVE 43.43: 12
To improve stormwater management and surface drainage in Immokalee. 13
14
Policy 43.43.1: Immokalee Stormwater Master Plan 15
Within two (2) years of the effective date of this Policy, Collier County’s Stormwater Management 16
staff, in coordination with other County departments, will continue to implement the 17
recommendations contained within the Immokalee Stormwater Master Plan (as amended), as 18
funding becomes available. Collier County will implement, to the degree necessary on a phased 19
schedule, the Immokalee Stormwater Master Plan and its recommendations for the particular 20
locations (Lake Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross-21
Drain Additions) where significant drainage issues are known. 22
23
OBJECTIVE 4.4: 24
To provide an efficient and economical solid waste management system that ensures public 25
health and safety and protects the environmental resources of the area. 26
27
Policy 4.4.1: Clean Immokalee Plan 28
Collier County will develop a “Clean Immokalee” Plan to improve the physical appearance of the 29
streets and lots through education, enforcement, and cleanup activities. This program will solicit 30
input and participation from the CRA and MSTU and community organizations and 31
neighborhood associations. 32
(This objective and policy will move into the CRA Plan.) 33
34
GOAL 54: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE 35
IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND 36
POLICIES. 37
38
OBJECTIVE 54.1: 39
To address the protection of natural resources in Immokalee, including Lake Trafford and 40
connected wetland systems, and listed species habitat including upland habitat used by listed 41
species, through incentives and innovative techniques not otherwise addressed in the 42
Conservation and Coastal Management Element (CCME). 43
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1
Policy 54.1.1: Incentives and Innovative Land Development Regulations 2
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area 3
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP 4
Policy 21.1.3. This may be accomplished by utilizing incentives and innovative land 5
development regulations, including but not limited to: cluster development, transferable 6
development rights, density bonuses, and flexible development standards to incentivize infill 7
development and redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In 8
order to qualify for any such incentives, , on-site or off-site preservation, if allowed in specifically 9
targeted areas within the Immokalee Urban designated area, the preserve acreage shall exceed 10
the minimum applicable amounts acreage set forth in CCME Policy 6.1.1. by at least 10 percent. 11
Incentives may be provided based upon a sliding scale, providing greater levels of incentive for 12
greater amounts of preservation above the applicable minimum amounts set forth in CCME 13
Policy 6.1.1. 14
15
Within two (2) years of the effective date of this Policy, the County will explore the feasibility of 16
adopting a TDR program in the Immokalee Urban Area to further this Objective and Policy 2.1.3. 17
18
Within two years of the effective adoption, date of this Policy the Collier County shall 19
initiate amend ments to the LDC (Ordinance 04-41, as amended), shall be amended 20
to provide for other incentives and innovative land development regulations, including but not 21
limited to cluster development and flexible development standards, that do not require an 22
amendment to the IAMP. 23
24
Policy 54.1.2: Lake Trafford Development Water Quality 25
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural 26
habitat, to the ecosystem, economy and ecotourism activities in Immokalee, proposed 27
development within the adjacent to Lake Trafford watershed boundary will conform to best 28
management practices (BMPs) regarding water quality in order to avoid or minimize adverse 29
impacts to the lake and its surrounding wetlands andor natural habitat. These BMPs will 30
primarily include measures or design standards recognized by the Department of 31
Environmental Protection (DEP) and the Environmental Protection Agency (EPA) that address 32
increased or enhanced onsite treatment of storm water runoff, and measures to address Total 33
Maximum Daily Loads (TMDL) and nutrient loading. Within two (2) years of the effective 34
adoption, date of this Policy the Collier County, in conjunction with any applicable state or 35
federal agencies, will initiate amendments to the LDC (Ordinance 04-41, as amended) to 36
establish specific best management practices and will identify the specific locations where 37
such best management practices shall be required. The Lake Trafford watershed boundary 38
Drainage Basin shall be illustrated by map in the LDC and will be the geographic area 39
intended for implementation of these BMPs. 40
41
Policy 54.1.3: Lake Trafford Remediation 42
Collier County will continue to cooperate with state and federal agencies on remediation, 43
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restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and 1
invasive plant removal) to improve the health and recreational potential of the Llake. 2
3
Policy 5.1.4 Conservation Designation 4
During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each 5
subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban 6
Area owned by a public entity, where such lands were acquired for the purposes of 7
conservation, provided for in the Collier County Future Land Use Conservation Designation. The 8
County shall then consider whether such lands should be designated Conservation on the 9
FLUM. (Designating properties as conservation may bring about unintended 10
consequences to the detriment of eco-tourism by limiting the recreational access to the 11
properties.) 12
13
GOAL 56: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS 14
APPROPRIATE FOR IMMOKALEE. 15
16
OBJECTIVE 65.1: 17
The Immokalee Area Master Plan and its Future Land Use Map will apply to all Ddevelopment 18
Oorders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate 19
land use with the natural environment; maintain and develop cohesive neighborhood units; 20
promote a sound economy; and encourage desirable growth and energy efficient development 21
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land 22
Use Designation Description Section. 23
24
Policy 65.1.1: Future Land Use Designation 25
The Immokalee Area Master Plan’s URBAN Future Land Use Designation includes the 26
following Future Land Use Districts, Subdistricts, Overlays and Features: 27
28
A. URBAN – MIXED USE DISTRICT 29
1. Low Residential Subdistrict 30
2. Medium Residential Subdistrict 31
3. High Residential Subdistrict 32
4. Commercial – Mixed Use Subdistrict 33
5. Recreational/Tourist Subdistrict 34
B. URBAN – INDUSTRIAL DISTRICT 35
1. Industrial Subdistrict 36
2. Industrial – Mixed Use Subdistrict 37
3. Industrial – Immokalee Regional Airport Subdistrict 38
39
C. OVERLAYS AND FEATURES 40
1. Lake Trafford /Camp Keais Strand System Overlay 41
2. Seminole Reservation 42
3. Urban Infill and Redevelopment Area 43
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3.4. Industrial - Mixed Use Commercial Overlay 1
2
Policy 65.1.2: Compatibility between Land Uses 3
Compatibility between lower and higher intensity uses will be achieved through land 4
development regulations specifically applicable to the Immokalee Urban Area. 5
6
Policy 6.1.3: Right to Farm 7
Lawfully existing agricultural activities may continue within the Urban Designated Area as 8
provided by the State of Florida Right to Farm Act, 823.14, F.S. (Redundant to F.S) 9
10
Policy 6.1.4: Farmworker Housing 11
Collier County recognizes the need for farm labor to support the County’s agricultural industry. 12
Collier County will encourage the provision of housing for seasonal, temporary or migrant 13
farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions 14
of Section 64E-14, Florida Administrative Code, and does not conflict with the existing zoning 15
districts or the Immokalee Area Future Land Use Map. (Farmworker Housing is addressed 16
in Policy 2.2.6) 17
18
Policy 65.1.35: Compact Mixed-Use Development 19
Collier County will encourage compact mixed-use development in appropriate zoning districts 20
and particularly within the HR and C-MU designations, as an innovative planning technique to 21
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. 22
23
Policy 65.1.46: Mobile Homes within the Immokalee Urban Area 24
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence 25
as identified in LDC Section 5.04.02.C; or within an existing mobile home park or subdivision 26
as identified in LDC Section 2.03.07.G.6; or as part of a new mobile home park or subdivision 27
approved on lands with existing zoning that permits mobile homes; or on individual lots or 28
parcels with existing zoning that permits mobile homes.in the Low Residential (LR) or Medium 29
Residential (MR) Subdistricts. 30
31
Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua 32
Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual 33
Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 34
(see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). 35
The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 36
Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 37
District of the IAMP in effect on February 26, 2013. 38
39
Policy 65.1.57: Public Educational Plants 40
Public educational plants and public ancillary plants shall be allowed as provided for in Policy 41
5.1614 of the Future Land Use Element. 42
43
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Policy 65.1.68: Rezonings and Growth Management Plan Consistency by Policy 1
A. All rezonings must be consistent with the Growth Management Plan. For properties that 2
have zoning in place prior to a change in are zoned inconsistent with the Land Use 3
Designation Description Section, where the prior zoning allows for a higher density or 4
intensity than the new Land Use Designation are such properties may be deemed to be 5
consistent with the Growth Management Plan by policy, and such properties the property 6
may be rezoned as followsif the property’s zoning at the time of adoption allows for a higher 7
density or intensity than the new Land Use Designation. For such properties, the following 8
provisions apply: 9
1. For such commercially-zoned properties, zoning changes will be allowed provided the 10
new zoning district is the same or a lower intensity commercially zoning district as the 11
existing zoning district, and provided the overall intensity of commercial land use 12
allowed by the existing zoning district is not exceeded in the new zoning district . A 13
zoning change of such commercial-zoned properties to a residential zoning district is 14
allowed as provided for in the Density Rating System of this Master Plan. 15
2. For such industrially-zoned properties, zoning changes will be allowed provided the 16
new zoning district is the same or a lower intensity industrial or commercial zoning 17
district as the existing zoning district, and provided the overall intensity of industrial 18
land use allowed by the existing zoning district is not exceeded in the new zoning 19
district. 20
3. For such residentially-zoned properties, zoning changes will be allowed provided the 21
authorized number of dwelling units in the new zoning district does not exceed that 22
authorized by the existing zoning district, and provided the overall intensity of 23
development allowed by the new zoning district does not exceed that allowed by the 24
existing zoning district. 25
4. Properties subject to the above limitations deemed consistent by policy with the IAMP 26
may be combined and developed with other property, whether such other property 27
deemed consistent by policy or deemed consistent with the Land Use Designation 28
Section. has had a change in Land Use Designation. For residential and mixed-use 29
developments only, the accumulated density between these properties may be 30
distributed throughout the project, as provided for in the Density Rating System or the 31
underlying subdistrict, as applicable. 32
5. Overall intensity of development shall be determined based upon a comparison of 33
public facility impacts as allowed by the existing zoning district and the proposed 34
zoning district. 35
5.6. As consistent with the LDC Section 2.03.07, Overlay Zoning Districts. 36
6.7. This Section does not apply to properties where changes to the Land Use 37
Designation are initiated by the property owner via a Growth Management Plan 38
amendment application. 39
40
B. Any property owner who believes that they have been adversely affected by this IAMP 41
may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings 42
Determinations) of the LDC. All applications must be submitted within one year from the 43
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adopted effective date of the IAMP or applicable IAMP amendment. This procedure shall 1
be considered supplemental to any other claim or remedy that the property owner may 2
have. Notice of the Adoption of this Plan and the one-year time frame within which any 3
property owner who believes that they have been adversely affected by this IAMP may 4
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) 5
of the LDC shall be provided with a minimum 1/8-page notice in one or more newspapers 6
of general circulation in the Immokalee area within 15 days of Adoption of this plan by the 7
BCC. 8
9
Policy 6.1.10: Non-Residential Development 10
Non-residential development in the Immokalee Urban Area will be limited to no more than 8.45 11
million square feet through the 2040 Planning Horizon. Non-residential development includes 12
commercial, retail, office, industrial, institutional and governmental buildings, but excludes 13
hotels, motels, government subsidized, affordable or farmworker housing, and development 14
within the Seminole Reservation. Collier County staff shall maintain records on the amount of 15
non-residential development in Immokalee and shall review, and update as necessary, the non-16
residential development limit. (Specifying the non-residential acreage is no longer a DCA 17
requirement and staff should not have to track it.) 18
19
GOAL 67: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE 20
APPROPRIATE FOR IMMOKALEE. 21
22
OBJECTIVE 67.1: 23
Collier County shall develop Immokalee-specific land development regulations to the extent 24
required by this Master Plan, and which reflect the unique character and cultural diversity of the 25
residents, encourage pedestrian-friendly urban form, and promote energy efficiency. 26
27
Policy 67.1.1: Development of Land Development Code Standards 28
Within two (2) years of adoption ing this Policy, Collier County, in coordination with the 29
Immokalee Community Redevelopment AgencyCRA, will initiate the development of LDC 30
standards specific to Immokalee to address the unique needs of the Immokalee Urban Area. 31
These standards shall include those related to permitted and conditional land uses; density and 32
intensity; signage; landscaping and buffering; native preservation retention; off-street and on-33
street parking and loading; architectural design; development standards, including setbacks to 34
Lake Trafford; floor area ratio for certain nonresidential uses; and site access. 35
36
Policy 67.1.2: Location of Service Uses 37
Collier County will encourage community parks, and other community facilities to be placed 38
within one-half mile of residential and mixed-use centers, in order to encourage walking, 39
bicycling and non- vehicular access to and from these service uses. Collier County shall require 40
interconnection of pedestrian facilities to the existing pedestrian network. 41
42
Policy 7.1.3: Innovative Design 43
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Within two (2) years of the effective date of this policy Collier County and the Immokalee 1
Community Redevelopment Agency will develop incentives and/or regulations to promote: 2
enhanced pedestrian access; pedestrian- friendly design; compact mixed-use development and 3
redevelopment; shared infrastructure; enhanced public spaces and signage; and use of public 4
transit. (redundant to Policy 6.1.1) 5
6
Policy 67.1.34: Downtown Pedestrian Amenities 7
Within two (2) years of the effective date of this policy adoption, Collier County, in coordination 8
with the Immokalee CRA Community Redevelopment Agency, will evaluate the need for 9
additional passive recreation and outdoor dining and entertainment opportunities along 10
downtown streets, and, if warranted, adopt amendments and incentives to the Collier County 11
LDC (Ordinance 04-41, as amended) to incentivize and encourage the development of these 12
amenities, provided the free and safe movement of pedestrians is maintained. 13
14
Policy 76.1.45: Central Business District 15
Within two (2) years of adoption, the effective date of this policy Collier County, in coordination 16
with the Immokalee CRA, will initiate a review of the Public Realm Plan and the Central 17
Business District Form-Based Guidelines. Based on the review, Collier County will initiate 18
amendments to the LDC (Ordinance 04-41, as amended), as necessary. to include a Central 19
Business District in Immokalee to include the Public Realm Plan and the Central Business 20
District Form Based Guidelines. The District will be depicted in the LDC and will encourage 21
high-intensity, multi-story, and pedestrian-oriented commercial and mixed-use development. 22
23
Policy 76.1.56: Safe Neighborhood Initiatives 24
Collier County will coordinate with local and state law enforcement, developers, and citizens to 25
seek funding opportunities available under the Safe Neighborhood Act (SectionChapter 163, 26
Part IV.501, F.S.) or other programs to improve safety within the Immokalee community and to 27
provide for safe streets. This may include implementation of CPTED (crime prevention through 28
environmental design) strategies, where such strategies are compatible with the community 29
design objectives set forth herein. 30
31
GOAL 78: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF 32
INFORMATION WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER COUNTY SCHOOL 33
BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, AND NON-34
PROFIT ORGANIZATIONS., THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL 35
COUNCIL THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN. 36
37
OBJECTIVE 87.1: 38
Pursue effective interlocal and inter-governmental coordination in order to provide a range of 39
human services to Immokalee residents. 40
41
Policy 78.1.1: Regional Economic Development Initiatives 42
Collier County will collaborate in regional initiatives with local and regional economic 43
development organizations and the State of Florida to assist the Immokalee area in attracting 44
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businesses, marketing, and developing infrastructure. 1
2
Policy 78.1.2: Redevelopment Implementation Partners 3
Collier County, in coordination with the CRA and not-for-profit organizations, will actively 4
coordinate efforts with the Immokalee CRA and not-for-profit organizations to implement the 5
Immokalee Area Master Plan and the Immokalee Community Redevelopment Area Plan. 6
7
Policy 78.1.3: Immokalee Government Services Center 8
Collier County will continue to support an Immokalee- based government center that will co-9
locate various county entities and departments to ensure effective collaboration and services to 10
support community needs. This office may include, but is not limited to, the following services: 11
12
a. Animal control 13
b. Board of County Commissioners Office 14
c. Branch Office of the Collier County Tax Collector 15
d. Child support enforcement 16
e. Code enforcement 17
f. Court 18
g. Domestic violence services 19
h. Economic Development 20
i. Emergency management services 21
j. Emergency medical services 22
k. Emergency Operations Center (EOC) 23
l. Housing and Human Services 24
m. Immokalee Community Redevelopment Agency 25
n. Permitting 26
o. Planning and Zoning, and economic development needs 27
n.p. Public health services 28
o.q. Veterans Services 29
30
Policy 7.1.4: Immokalee Civic Center 31
Within one (1) year of adoption, Collier County will coordinate with the Immokalee CRA to 32
explore opportunities for an Immokalee civic center. 33
34
Policy 7.1.5: Satellite Emergency Operations Center 35
Within one (1) year of adoption, Collier County, in coordination with the Immokalee Unmet 36
Needs Coalition, will initiate the development of an Immokalee Emergency Management Plan 37
and identify opportunities to establish a satellite Emergency Operations Center to activate in the 38
event of an emergency. 39
40
41
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1
LAND USE DESIGNATION DESCRIPTION SECTION 2
The Immokalee Area Master Plan Future Land Use Designations include the following Districts 3
and Subdistricts. The following describes land use designations shown on the Immokalee 4
Master Plan Future Land Use Map. These designations generally indicate the types of land 5
uses for which zoning may be requested. However, these land use designations do not 6
guarantee that a zoning district request will be approved. 7
8
A. URBAN - MIXED USE DISTRICT 9
The purpose of this District is to allow residential and nonresidential land uses, including mixed 10
uses. Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses 11
can be located within individual buildings and/or projects in areas deemed appropriate and 12
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but 13
are not limited to: agriculture, home-based businesses, recreation and open space uses, 14
churches, libraries, cemeteries, public and private schools, day-care centers, and essential 15
services, as defined in the Land Development Code, except as may be limited within a specific 16
subdistrict or overlay. 17
18
New commercial development may be allowed in the Low Residential, Medium Residential or 19
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the 20
following limitations: 21
22
Commercial development may be permitted within a PUD, provided the following size and 23
development criteria are met. The commercial component within a PUD may be allowed to 24
develop up to the maximum acreage specified in the table below: 25
26
CATEGORY I CATEGORY II CATEGORY III
PUD Acres >80 >160 >300
Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre
Max. Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-2, C-3 C-2 through C-4
In addition to the above criteria, the following standards must also be met: 27
28
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and 29
no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in 30
size, unless otherwise authorized by the Board of County Commissioners; 31
32
b. The configuration of the commercial parcel shall be no more frontage than depth, unless 33
otherwise authorized by the Board of County Commissioners; 34
35
c. Commercial zoning or development shall be no closer than aone-quarter (¼) mile from the 36
nearest existing elementary school boundary, unless otherwise authorized by the Board of 37
County Commissioners; 38
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1
d. The commercial development shall be integrated with the residential portion of the project, 2
including common elements such as signage, and providing vehicular and non-vehicular 3
interconnection; and 4
5
e. No construction in the commercial designated area shall be allowed until construction has 6
commenced on at least 30% of the project’s residential units, unless otherwise authorized 7
by the Board of County Commissioners. 8
9
1. Low Residential Subdistrict (LR) 10
The purpose of this subdistrict is to provide for low density residential development and 11
supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 12
5.1.4. Residential densities are allowed as provided below, except for properties within the Lake 13
Trafford/Camp Keais Strand System Overlay. 14
15
• Base Density: Four (4) dwelling units per gross acre. 16
17
• Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density 18
bonuses. Densities above the base density can only be achieved through available 19
density bonuses. 20
21
As agriculture is a significant economic driver in Immokalee, the following uses will be allowed in 22
accordance with IAMP Policy 1.2.4: 23
24
• agricultural research and development technology facilities, 25
• agri-business offices and headquarters, and 26
• facilities, offices, headquarters and apparatuses associated with an alternative energy 27
use. 28
focusing on agri-business and reliant upon proximity to active agriculture; 29
are also allowed through a Conditional Use process. Such facilities must demonstrate 30
compatibility with adjacent properties 31
32
33
2. Medium Residential Subdistrict (MR) 34
The purpose of this subdistrict is to provide for a mixture of housing types and supporting 35
ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policiyes 5.1.4. 36
6.1.6. and 6.1.9. and 6.1.7. Residential densities are allowed as provided below, except for 37
properties within the Lake Trafford/Camp Keais Strand System Overlay. 38
39
• Base Density: Six (6) dwellings units per gross acre. 40
41
• Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density 42
bonuses. Densities above the base density can only be achieved through available 43
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density bonuses. 1
2
3. High Residential Subdistrict (HR): 3
The purpose of this subdistrict is to provide for a mixture of housing type and supporting 4
ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policiyes 5.1.4. 5
6.1.6. and 6.1.9 and 6.1.7. Residential densities are allowed as provided below, except for 6
properties within the Lake Trafford/Camp Keais Strand System Overlay. 7
8
• Base Density: Eight (8) dwelling units per gross acre. 9
10
• Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density 11
bonuses. Densities above the base density can only be achieved through available 12
density bonuses. 13
14
4. Commercial - Mixed Use Subdistrict (C-MU): 15
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and 16
mixed-use development, employment and recreational opportunities, cultural and civic activities, 17
and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of 18
residential uses are allowed within this Subdistrict, except that mobile homes are only allowed 19
as provided by IAMP Policies 6.1.6. and 6.1.9. Policy 5.1.4. and 6.1.7. Residential densities are 20
allowed as provided below, except for properties within the Lake Trafford/Cam p Keais Strand 21
System Overlay. Nonresidential uses allowed within this Subdistrict include those uses allowed 22
in the C-1 through C-4 zoning districts in the Collier County Land Development Code, Ord. No. 23
04-41, as amended. 24
25
• Base Density: Sixteen (16) dwelling units per gross acre. 26
27
• Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density 28
bonuses. Densities above the base density can only be achieved through available 29
density bonuses. 30
31
• Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. 32
33
• Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to 34
provide both residential and non-residential uses. In no case shall more than 70% of the 35
C-MU Subdistrict, in aggregate, be developed as single-use, non-residential projects. 36
37
5. Recreational/Tourist Subdistrict (RT) 38
The purpose of this Subdistrict is to provide for recreational and tourist activities related to the 39
natural environment, and to allow for limited compact residential development. Uses allowed in 40
this Subdistrict include, but are not limited to: passive parks; nature preserves; wildlife 41
sanctuaries; open space; parks; museums; cultural facilities; marinas; transient lodging facilities 42
(including hotel/motel, rental cabins, bed and breakfast establishments, campsites); restaurants; 43
Attachment 'A"9.A.1.d
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26
Words underlined are added; words struck-through are deleted
recreational vehicle parks; sporting and recreational camps; low-intensity retail directly 1
associated with the purpose of this Subdistrict; agriculture; and essential services as defined in 2
the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP 3
Policy 6.1.6. and 6.1.9. and 6.1.7 5.1.4. 4
5
Single and multi-family dwelling units are allowed. To minimize impacts on the natural 6
environment, residential development shall be clustered subject to the following: 7
Within any project the average single family home parcel shall not exceed 6,000 square 8
feet, and in no case, shall any individual single family lot or parcel exceed 12,000 square 9
feet; and 10
Multi-family development projects shall be submitted in the form of a Planned Unit 11
Development. (Reorganized below) 12
13
• Base Density: Four (4) dwelling units per gross acre. 14
15
• Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply 16
in this subdistrict. 17
18
• Transient lodging is permitted at a maximum density of twenty-six (26) units per gross 19
acre. 20
21
Single and multi-family dwelling units are allowed. To minimize impacts on the natural 22
environment, residential development shall be clustered subject to the following: 23
24
• Within any project, the average size of a single family lot shall not exceed 6,000 25
square feet, and in no case shall any individual single family lot exceed 12,000 26
square feet. 27
28
DENSITY RATING 29
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as 30
identified on the Immokalee Future Land Use Map. Except as provided below, the final 31
determination of permitted density via implementation of this Density Rating System is made by 32
the Board of County Commissioners through an advertised public hearing process (rezone) in 33
accordance with the LDC. Density achieved by right (as may be permitted for qualifying 34
Affordable Workforce Housing projects) shall not be combined with density achieved through 35
the rezone public hearing process. 36
37
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: 38
a. Within the applicable Urban designated areas, the base density of the Subdistrict is 39
allowed, though not an entitlement. Density may be increased using applicable density 40
bonuses. For purposes of calculating the eligible number of dwelling units for the project, 41
the total number of dwelling units may be rounded up by one unit if the dwelling unit total 42
yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is 43
Attachment 'A"9.A.1.d
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27
Words underlined are added; words struck-through are deleted
exclusive of commercial portions of the project, except within the C-1 through C-3 1
Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict, 2
wherein residential project densities will be calculated on total gross acreage, and 3
except portions of a project for land uses having an established equivalent residential 4
density in the Collier County Land Development Code. 5
6
b. This Density Rating System only applies to residential dwelling units. This Density 7
Rating System is not applicable to accessory dwelling or accessory structures that are 8
not intended and/or not designed for permanent occupancy, nor is it applicable to 9
caretaker residences. 10
11
c. All new residential zoning located within the Urban Mixed-Use District shall be consistent 12
with the Density Rating System, except as provided for in Policy 6.1.9 5.1.6. 13
14
d. Within the applicable areas of the Urban Mixed- Use District, all properties zoned A, 15
Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for 16
which an affordable workforce housing project is proposed and approved, in accordance 17
with Section 2.06.00 of the LDC (Ordinance 04-41, as amended, adopted June 22, 2004 18
and effective October 18, 2004), shall be permitted the base density of four (4) dwelling 19
units per gross acre by right, except in the case of lands designated LR on the IAMP 20
Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum 21
permitted density of the zoning district for the subject property; that is, a rezone public 22
hearing shall not be required. Such a project must comprise a minimum of ten acres. 23
Density achieved by right shall not be combined with density achieved through the 24
rezone public hearing process. The Table below illustrates the maximum “by right” 25
density based on the FLUM subdistrict and the zoning district. 26
27
Zoning
District
Zoned
Maximum
Density
(per acre)
Maximum Density
(per acre) with
“By Right”
Density Bonus
Outside of LR
Designation
Maximum Density (per
acre) with “By Right”
Density Within LR
Designation
A 0.2 4.0 0.3
E 0.46 44 4.0 0.69 66
6666666
666
RSF-1 1.0 4.0 1.5
RSF-2 2.0 4.0 3.0
RSF-3 3.0 4.0 4.0
28
29
2. DENSITY BONUSES 30
To encourage infill development, the creation of affordable-workforce housing, and 31
preferred roadway access, certain density bonuses are available. If these bonuses are utilized, 32
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four 33
units per acre may only be exceeded if utilizing an affordable-workforce housing bonus. In no 34
case shall the resulting density exceed the maximum density specified in each Ssub district. 35
Attachment 'A"9.A.1.d
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28
Words underlined are added; words struck-through are deleted
1
a. Proximity to Commercial-Mixed Use 2
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then the 3
base density allowed within the Commercial - Mixed Use Subdistrict of sixteen (16) 4
dwelling units per acre applies to the entire project, except that this bonus cannot be used 5
to increase density on lands within the project designated Low Residential. Buffering to 6
achieve compatibility with adjacent lower intensity uses shall be required. 7
b. Affordable-Workforce Housing Bonus, by Public Hearing 8
To encourage the provision of affordable-workforce housing within certain Subdistricts in 9
the Urban Designated Area, a maximum of up to eight (8) twelve (12) dwelling units per 10
gross acre may be added to the base density if the project meets the definition and 11
requirements of the Affordable-Workforce Housing Density Bonus Ordinance (Section 12
2.06.00 of the Land Development Code, Ordinance 04-41, as amended, adopted June 13
22, 2004, and effective October 18, 2004). This bonus may be applied to an entire 14
project or portions of a project provided that the project is located within the Commercial 15
- Mixed Use (C-MU) Subdistrict or any residential Subdistrict 16
17
c. Affordable-Workforce Housing Bonus, by Right 18
To encourage the provision of affordable-workforce housing within that portion of the 19
Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, 20
and/or RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or 21
RMF-6, Residential Multi-Family-6, for which an affordable-workforce housing project is 22
proposed in accordance with the definitions and requirements of the Affordable-23
workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development 24
Code, Ordinance 04-41, as amended), adopted June 22, 2004 and effective October 18, 25
2004), a maximum of four (4) residential units per gross acre shall be added to the base 26
density of four (4) dwelling units per gross acre, except in the case of lands designated 27
LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% 28
of the maximum permitted density of the zoning district for the subject property. 29
Therefore, the maximum density that may be achieved by right shall not exceed eight (8) 30
dwelling units per gross acre. Such a project must comprise a minimum of ten acres. 31
Density achieved by right shall not be combined with density achieved through the 32
rezone public hearing process. The Table below illustrates the maximum “by right” 33
density based on the FLUM subdistrict and the zoning district. 34
35
Zoning
District
Zoned
Maximum
Density (per
acre)
Maximum Density
(per acre) with “By
Right” Density
Bonus Outside of LR
Designation
Maximum Density (per
acre) with “By Right”
Within LR Designation
A 0.2 8.0 0.3
E 0.46 44 8.0 0.69 66
Attachment 'A"9.A.1.d
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Words underlined are added; words struck-through are deleted
RSF-1 1.0 8.0 1.5
RSF-2 2.0 8.0 3.0
RSF-3 3.0 8.0 4.5
RSF-4 4.0 8.0 6.0
RSF-5 5.0 8.0 7.5
RSF-6 6.0 8.0 8.0
RMF-6 6.0 8.0 8.0
VR 7.26 8.0 8.0
1
d. Residential Infill 2
1. To encourage residential infill, three (3) residential dwelling units per gross acre 3
may be added if the following criteria are met: The project is twenty (20) acres or 4
less in size; at the time of development, the project will be served by central public 5
water and sewer; at least one abutting property is developed; the project is 6
compatible with surrounding land uses; the property in question has no common 7
site development plan with adjacent property; there is no common ownership with 8
any adjacent parcels; and the parcel in question was not created to take advantage 9
of the residential infill density bonus and was created prior to the adoption of this 10
provision in the Growth Management Plan on January 10, 1989. This bonus cannot 11
be used to exceed the base density in the Low Residential (LR) Subdistrict. 12
13
2. This Residential Infill bonus shall only be applicable on a one time basis and shall 14
not be expanded or continued to other adjacent properties, except for additional 15
properties not exceeding 20 acres in aggregate when added to the original 16
application of this provision and meeting all the above criteria. 17
18
e. Roadway Access 19
If the project has direct access to two (2) or more arterial or collector roads or if there is 20
a project commitment for provision of interconnection of roads accessible to the public 21
with existing or future adjacent abutting projects, one (1) dwelling unit per gross acre 22
may be added above the base density of the Subdistrict. This bonus cannot be used to 23
exceed the base density in the Low Residential (LR) Subdistrict. 24
25
3. DENSITY AND INTENSITY BLENDING 26
a. This provision is intended to encourage unified plans of development and to preserve 27
the high-quality wetlands, wildlife habitat, and other natural features that exist within 28
areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp 29
Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp 30
Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands 31
Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, 32
and which were in existence and under unified control as of October 22, 2002, the 33
allowable gross density and/or intensity may be shifted from the Urban designated lands 34
Attachment 'A"9.A.1.d
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30
Words underlined are added; words struck-through are deleted
to lands within the RLSA which are contiguous and under unified control, and which are 1
designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and/or 2
intensity may be shifted on an acre per acre basis. This Density and Intensity Blending 3
provision is further subject to the following conditions and limitations: 4
5
1. The project in aggregate must be a minimum of 200 acres in size and the Urban 6
portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential 7
sSubdistrict (LR) in the Immokalee Area Master Plan; 8
9
2. It must be demonstrated the lands designated Urban have a high natural resource 10
value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a 11
score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in 12
the RLSA); 13
14
3. Density and intensity may only be shifted from lands within the Immokalee Urban 15
Area containing this high natural resource value (as measured above) to the lands 16
within a contiguous SRA, on an acre per acre basis, providing such lands were 17
under unified control as of October 22, 2002; and 18
19
4. Lands within the Urban area, from which the density and/or intensity has been 20
shifted, shall be placed in a conservation easement in perpetuity. 21
b. For properties containing two or more Future Land Use Subdistricts, the overall density 22
and/or intensity that could be achieved in aggregate, may be distributed throughout the 23
project, provided the total allowable density and/or intensity is not exceeded, and further 24
subject to the following: 25
26
1. The project furthers the protection, enhancement or restoration of wetlands, listed 27
species habitat, or other natural features;, 28
29
2. The project is consistent with, and furthers the applicable objectives of, the 30
Immokalee Area Master Plan and is compatible with surrounding properties and 31
environment;, 32
33
3. The project is approved as a Planned Unit Development; and 34
35
4. The project mitigates for any negative impacts on adjacent properties through 36
appropriate measures, such as buffering, separation, or other land design 37
techniques, adequate to lessen these effects. 38
39
B. URBAN—INDUSTRIAL DISTRICT 40
The purpose of this District is to function as a major employment center and is intended to 41
accommodate industrial, distribution, trade, agriculture, and manufacturing uses;, essential 42
Attachment 'A"9.A.1.d
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31
Words underlined are added; words struck-through are deleted
services;, as well as office and commercial uses as limited within each Subdistrict. 1
Nonresidential uses are subject to the intensity limitations in Policy 6.1.10 2
3
1. Industrial Subdistrict (IN) 4
The purpose of this Subdistrict is to provide for industrial, distribution, trade and 5
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and 6
associated uses, including: manufacturing; processing; storage and warehousing; 7
wholesaling; distribution; packing houses; recycling; high technology industries; 8
laboratories; assembly; storage; computer and data processing; and commercial uses 9
services intended to serve the needs of employees and visitors, such as daycare centers, 10
restaurants, and convenience stores. Accessory uses, and structures customarily 11
associated with these principal uses include ancillary offices and retail sales. 12
13
2. Industrial – Mixed Use Subdistrict (I-MU) 14
The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict 15
to adjacent commercial and residential land uses. The Immokalee State Farmers Market 16
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher 17
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for 18
Commercial (C-4 and C-5), and Research and Technology Parks PUD, and Business Park 19
Districts, subject to development standards set forth in the LDC. This Subdistrict also 20
allows for light manufacturing, processing, and packaging in fully enclosed buildings; 21
research, design and product development; printing, lithography and publishing; and 22
similar industrial uses.; This Subdistrict also allows for agriculture uses and agricultural-23
related uses, such as packing houses; warehousing; and targeted industries. Targeted 24
industries include distribution; medical laboratories, research, and rehabilitative centers; 25
high technology; computer software, services, and processing, and similar uses. 26
27
Within certain IMU designated lands denoted on the IAMP Future Land Use Map, 28
commercial uses are permitted on up to 30% of the total IMU acreage. The percentage and 29
mix of each category of use shall be determined at the time of rezoning in accordance with 30
the criteria specified in the Land Development Code. The acreage and building square 31
footage figures and percentages shall be included in the PUD ordinance or rezone 32
ordinance so as to demonstrate compliance with this requirement. (Moved to Overlays 33
and Features I-MU Commercial Overlay) 34
35
To ensure compatibility and ameliorate impacts on adjacent residentially zoned properties 36
(including A-Rural Agricultural or E-Estates zoned properties), a minimum 75- foot building 37
setback within which a minimum 20-foot wide vegetated landscape buffer shall be provided. 38
This vegetated buffer shall be located adjacent to the property line and shall contain, at a 39
minimum, two staggered rows of trees that shall be spaced no more than 30 feet on center, 40
and a double row hedge at least 24 inches in height at time of planting and attaining a 41
minimum of three feet height within one year. Existing native trees must be retained within 42
Attachment 'A"9.A.1.d
Packet Pg. 44 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
32
Words underlined are added; words struck-through are deleted
this 20-foot wide buffer area to aid in achieving this buffer requirement; other existing native 1
vegetation shall be retained, where possible, to aid in achieving this buffer requirement. 2
Water retention/detention areas shall be allowed in this buffer area if left in natural state, 3
and drainage conveyance through the buffer area shall be allowed if necessary to reach an 4
external outfall. For properties adjacent to residentially zoned property, including properties 5
zoned Agriculture (A) and Estates (E), the required 75-foot setback may be reduced to 50 6
feet if a minimum 6-foot tall decorative wall or fence providing at least 80 percent opacity is 7
installed within the reduced setback, and providing that the required 20-foot wide landscape 8
buffer and all required vegetation is located between the wall and residential zoned 9
properties. (Moved to Overlays and Features I-MU Commercial Overlay) 10
11
Certain residential, mobile home and migrant transient housing uses are permitted on 12
properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in 13
accordance with the Mediated Settlement Agreement and Mutual Release relating to Case 14
No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book 4895, 15
Page 1963 et seq. of the Official Public Records of Collier County, Florida). The Agreement 16
references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use 17
District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial District of 18
the IAMP in effect on February 26, 2013. 19
20
3. Industrial – Immokalee Regional Airport Subdistrict 21
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and 22
leaseholders to develop the Immokalee Regional Airport and surrounding lands for the 23
economic health and development of the greater Immokalee area and Collier County as a 24
whole. Because the CCAA needs to retain flexibility to provide various general aviation and 25
revenue-generating opportunities via land leases as the Airport grows and changes over 26
time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses 27
permitted in the Industrial Subdistrict, allowable uses include: airport facility and related 28
accessory uses; commercial, industrial, institutional and agricultural uses; freight and 29
warehousing; trade; and ancillary recreational, vehicular racing, communications and 30
essential service uses. 31
32
C. OVERLAYS AND FEATURES 33
1. Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay 34
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), 35
identifies possible high-quality wetland systems connected to the Lake Trafford/Camp 36
Keais Strand system within the Immokalee Urban Area. These wetlands require greater 37
protection measures than wetlands located in other portions of the Immokalee Urban 38
Designated Area., and therefore the wetland protection standards set forth in Policy 39
6.2.5 of the CCME will be revised as part of the next available Growth Management 40
Amendment cycle to provide appropriate native vegetation standards for the LT/CKSSO 41
based upon additional ecological data and analysis. These wetlands are identified on 42
Attachment 'A"9.A.1.d
Packet Pg. 45 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
33
Words underlined are added; words struck-through are deleted
the Immokalee Future Land Use Map by the Lake Trafford/Camp Keais Strand System 1
Overlay (LT/CKSSO). 2
3
The Density and Intensity Blending provisions of this Master Plan may be utilized for 4
lands within this LT/CKSSO. The maximum allowable gross density for lands within the 5
LT/CKSSO is the base density established for the applicable Subdistrict. Lands within 6
the LT/CKSSO are not eligible for any density bonuses, including by right. Essential 7
Services shall be limited to: those necessary to ensure public safety; and, those 8
necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift 9
stations, and water pumping stations. 10
11
The additional wetland protection measures do not apply to properties within the 12
LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this 13
Master Plan, but do apply to all new development and redevelopment pursuant to the 14
applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as 15
amended). 16
17
If development on the Seminole Reservation functionally severs the connectivity of the 18
wetland system for properties within the LT/CKSSO, east of the Reservation, the 19
additional wetland protection measures will not be applied to those severed eastern 20
wetlands. The standard measures for wetlands in Urban designated lands shall be 21
applied, as described in the CCME, to those severed eastern wetlands. 22
23
2. Seminole Reservation (SR) Feature 24
The Seminole Reservation within Immokalee comprises approximately 600 acres of 25
largely undeveloped land owned by the Seminole Tribal Council and located on the east 26
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or 27
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as 28
amended) and is identified on the Future Land Use Map for illustrative purposes only. 29
30
3. Urban Infill and Redevelopment Area Feature 31
In order for local governments to designate a geographic area within its jurisdiction as an 32
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, 33
it must amend its comprehensive land use plan to delineate the boundaries within the 34
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with 35
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this 36
delineation is to comprehensively address the urban problems within the area consistent 37
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by 38
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by 39
Ordinance 2000-71. 40
41
4. Industrial – Mixed Use Commercial Overlay 42
The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands 43
Attachment 'A"9.A.1.d
Packet Pg. 46 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
34
Words underlined are added; words struck-through are deleted
Use Map and comprises approximately 363 acres. This Overlay allows the uses of the 1
underlying Industrial - Mixed Use Subdistrict except that commercial uses - those 2
permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance 3
No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay 4
land area (approximately 109 acres). To implement this Overlay, Collier County shall 5
initiate a Land Development Code amendment within two years of adoption. 6
7
To ensure compatibility and ameliorate impacts on For lands in this Overlay that are 8
adjacent to residentially or agriculturally zoned properties (including A-Rural Agricultural 9
or E-Estates zoned properties), a minimum 75-foot building setback, which includes a 10
minimum 20-foot wide vegetated landscape buffer, shall be provided. This vegetated 11
buffer shall be located adjacent to the property line and shall contain, at a minimum, two 12
staggered rows of trees that shall be spaced no more than 30 feet on center, and a 13
double row hedge at least 24 inches in height at time of planting and attaining a 14
minimum of three feet in height within one year. Existing native trees must be retained 15
within this 20-foot wide buffer area to aid in achieving this buffer requirement; other 16
existing native vegetation shall be retained, where possible, to aid in achieving this 17
buffer requirement. Water retention/detention areas shall be allowed in this buffer area if 18
left in natural state, and drainage conveyance through the buffer area shall be allowed if 19
necessary to reach an external outfall. For properties adjacent to residentially zoned 20
property, including properties zoned Agriculture (A) and Estates (E), the The required 21
75-foot setback may be reduced to 50 feet if a minimum 6-foot tall decorative wall or 22
fence providing at least 80 percent opacity is installed within the reduced setback, and if 23
providing that the required 20-foot wide landscape buffer and all required vegetation is 24
located between the wall or fence and the adjacent residentially and/or agriculturally 25
zoned properties. 26
27
28
Attachment 'A"9.A.1.d
Packet Pg. 47 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
HR
HR
I-MU
LR
LR
CMU
LR
LR
APO
I-MU
C
M
U
LR
IN LR
I-MU
HRSR
CMU
MR
HR
RT MR
HR
MR
HR
HR
HR
CMU
MR
MR
CMU
MR
CMU
CMU
CR 846
SR 29SR 29 NS 1ST STN 15TH STLAKE TRAFFORD RD
IMMOKALEE RDNEW MARKET RD W
W MAIN ST E MAIN ST
NEW MARKET RD E
0 0.5 1 1.50.25 Miles
GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENT
E
IMMOKALEE FUTURE LAND USE MAPPROPOSED FLUM MAP
LAKETRAFFORD
Legend
OVERL AYS AND SPEC IAL FEAT URES
URBAN DESIGNATIO NIMMOKALEE F UTU RE L AND USE
Lake Trafford/Camp Keais Strand System Overlay
SR - Seminole Reservation
Urban Infill and Redevelopment Area
I-MU Commercial Overlay
URBA N M IX ED USE DISTRICT
URBA N IND USTRIAL D IST RIC T
RT - Recreation Tourist Subdistrict
LR - Low Residential Subdistrict
MR - Medium Residential Subdistrict
HR - High Residential Subdistrict
CMU - Commercial Mixed Use subdistrict
I-MU - Industrial Mixed Use Subdistrict
APO - Immokalee Regional Airport Subdistrict
IN - Industrial Subdistrict
Immokalee Urban Area Boundary
Collier County Arterial and Collector Roads
Collier County Local Roads
Attachment 'A"9.A.1.d
Packet Pg. 48 Attachment: S.R. Attachment 'A' Proposed IAMP (7553 : Immokalee Restudy Amendments - Transmittal)
1ST ST SLAKE TRAFFORD RD15TH ST NWESTCLOX STNEW MARKET RD MAIN STSR 29CR 846SR 29 N171546392286735113612112630253129281236173516151427132532333410132618141821193024312223202423193232434202152719822231924101522293217202220IAMP FLUM - EXISTING VS. PROPOSEDIAMP FLUM - EXISTING VS. PROPOSED0 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 RESERVATION9.A.1.ePacket Pg. 49Attachment: Map 1 IAMP FLUM Existing vs Proposed (7553 : Immokalee Restudy Amendments -
Immokalee Area Master Plan Restudy
White Paper
Prepared by the Growth Management Department,
Community Planning Section Staff
May 2018
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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
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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.
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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.
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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
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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
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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.
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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.
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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.
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Figure 2. Current Adopted Immokalee FLUM
Figure 3. Proposed Immokalee FLUM
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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
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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.
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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.
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Figure 6. 2040 Long Range Transportation Plan Needs Assessment
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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.
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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
Attachment 'B'9.A.1.f
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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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NaplesNews.com
Published Daily
Naples,FL 34110
Affidavit of Publication
State of Florida
Counties of Collier and Lee
Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she
serves as Inside Sales Manager of the Naples Daily News,a daily newspaper published at Naples, in Collier County,
Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in
said newspaper on dates listed.Affiant further says that the said Naples Daily News is a newspaper published at Na-
ples,in said Collier County,Florida,and that the said newspaper has heretofore been continuously published in said
Collier County, Florida; distributed in Collier and Lee counties of Florida,each day and has been entered as second
class mail matter at the post office in Naples, in said Collier County, Florida,for a period of one year next preceding
the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor
promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this
advertisement for publication in the said newspaper.
Customer Ad Number Copyline P.O.#
BCC/COMPREHENSIVE PLANNING DEV 2200088 CPSP-2018-5/PL201800 4500190197
Pub Dates
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Packet Pg. 150 Attachment: 06_CCPC Trans_Affidavits-Advertisements (7553 : Immokalee Restudy Amendments - Transmittal)
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a A/C $119IIALIE All interested parties are invited to appear and be heard. Copies of the proposed
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T I
TUNE•UP I
RESOLUTION will be made available for inspection at the GMD Zoning Division,
Comprehensive Planning Section,2800 N.Horseshoe Dr.,Naples,between the hours
t "P " I of 8:00 A.M.and 5:00 RM.,Monday through Friday.Furthermore,the materials will be
made available for inspection at the Immokalee Community Redevelopment Agency
V.11.111101.114.1,(01.20113n,V.11.111101.114.1,(01.20113uV.11.111101.114.1,(01.20113"••
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CRA)during the month of January 2019 located at 750 S"Street,Immokalee,FL.nr....r.my m n...M r.s..
34142. Any questions pertaining to the documents should be directed to the GMD
p
1 Zoning Division,Community Planning Section.Written comments shall be filed with
IN PAYMENTS PI 1111$ I Principal Planner,Anita Jenkins prior to January 31,2019 will be read and considered
Will 2021 _NO C BEp i CHECK O/INI
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at the public hearing.
Any person who decides to appeal any decision of the Collier County Planning
AWARD-WINNING SERVICE ',TRUSTWORTHY CERN'ISD TECHNICIANS Commission will need a record of the proceedings pertaining thereto and therefore,
I FAMILY-OWNED&ORFRATED SINCE YEAS WE MAKES°,S'SNAKE VISIT EASY,may need to ensure that a verbatim record of the proceedings is made,which record
BE
includes the testimony evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to
participate in this proceeding,you are entitled,at no cost to you,to the provision of
HOME SERVICES ,_mm ss..c>m-,,,,, ,,,-
certain assistance.
3
once.Please contact the Collier County
s,
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11 -
5355Management
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252,
located a[3335 Tamiami Trail East,Suite 101,Naples, 34112-5356,(239)252-
239_271_2454 impa
et least 1 week prior to the
of
ou. ed listening
fficees
for the hearing
Yom, impaired are available in the Board of County Commissioners Office.
NI IIE11I8ECIMIQS. Mark P.Strain,Chairman
s ssa.,,.x AyO9,,,,,,,, ,•,,, Ay,,,,,",,,s,,,,, mom,Collier County Planning Commission
January 11,2019
Join Bret Baier and Fellow All-Stars
on February 16,2019 in raising funds to improve the lives of patients and their families.
310
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The evening features an exclusive auction and a fair and balanced discussion on the state
of Washington with a special look at what goes on behind the scenes. Irk
All guests are treated to a seated dinner with full beverage service. Chtldrens National
For more information visit httpsl/www.allstarpanelevent.com/
9.A.1.h
Packet Pg. 151 Attachment: 06_CCPC Trans_Affidavits-Advertisements (7553 : Immokalee Restudy Amendments - Transmittal)
9.A.1.h
Packet Pg. 152 Attachment: 06_CCPC Trans_Affidavits-Advertisements (7553 : Immokalee Restudy Amendments - Transmittal)
9.A.1.h
Packet Pg. 153 Attachment: 06_CCPC Trans_Affidavits-Advertisements (7553 : Immokalee Restudy Amendments - Transmittal)
9.A.1.h
Packet Pg. 154 Attachment: 06_CCPC Trans_Affidavits-Advertisements (7553 : Immokalee Restudy Amendments - Transmittal)
9.A.1.h
Packet Pg. 155 Attachment: 06_CCPC Trans_Affidavits-Advertisements (7553 : Immokalee Restudy Amendments - Transmittal)