Agenda 02/23/2021 Item #11E (Findings for the Immokalee Rd/Randall Blvd Planning Study)02/23/2021
EXECUTIVE SUMMARY
Recommendation to accept the findings of the Immokalee Rd./Randall Blvd. Planning Study and
direct staff to proceed with an amendment to the Golden Gate Area Master Plan creating a new
Mixed -Use Subdistrict in the Rural Golden Gate Estates Sub -Element of the Golden Gate Area
Master Plan.
OBJECTIVE: For the Board of County Commissioners (Board) to accept the findings of the Immokalee
Rd./Randall Blvd. Planning Study (Study) and provide direction on the implementation strategies and
incentives to support economic development in the area.
CONSIDERATIONS: On September 24, 2019, the Board adopted the Golden Gate Area Master Plan
(GGAMP) in which Rural Golden Gate Estates Sub -Element Policy 3.2.1 required that:
"Within one year of the completion of the Randall Blvd. and Oil Well Rd. Corridor study,
the County Manager or designee shall initiate an evaluation of the future land uses along
Immokalee Rd. in the vicinity of Randall Blvd., Oil Well Rd. and Wilson Blvd. (as
generally shown on the Immokalee Rd./Randall Blvd. Planning Study Area Map) and
make recommendations to the Board of County Commissioners for any proposed changes
to the future land uses." (See attached study area map)
In November 2020, the Zoning Division's Comprehensive Planning section contracted with a consultant
team from Kimley-Horn and Associates, Inc., to analyze the study area and provide recommendations to
guide future development in the area. The Study analyzed existing development conditions, projected
growth of the area, and existing applications for proposed development within the Study Area.
The Study provided findings and recommendations regarding future land uses, public infrastructure
needs, and included several findings, some of which have previously been supported by other County
initiatives or GGAMP Policies:
The need for additional commercial and mixed -use development, as has been demonstrated by
privately initiated Growth Management Plan (GMP) amendments and rezoning petitions.
The need to enhance public spaces and green space and implement placemaking tools.
o This theme echoes Rural Golden Gate Estates Sub -Element Policy 4.1.2, which identifies
that, "the County shall initiate architectural standard requirements in the Land
Development Code within two years of adoption that apply to commercial, conditional
use and essential services facilities, reflecting the rural character of the Estates area and
providing coherence and area identity."
o The need to enhance public spaces also echoes Rural Golden Gate Estates Sub -Element
Policy 4.1.3, which calls for the creation of "a public network of greenway corridors
within Rural Golden Gate Estates that interconnects public lands and permanently
protected green space. The greenway network shall consist of interconnected trails and
paths that allow people to move about the Estates area by means other than motorized
vehicles..."
• The need for an interconnected multi -modal transportation network.
o This theme validates the need for numerous enhancements to traffic operations both
within and surrounding the Study Area undertaken in recent years.
o This theme echoes Rural Golden Gate Estates Sub -Element Policy 5.2.4, which identifies
that sidewalks and bike lanes shall provide access to government facilities, schools,
Packet Pg. 252
02/23/2021
commercial areas, and the planned Metropolitan Planning Organization greenway
network.
• Existing public infrastructure is sufficient to accommodate growth, but additional improvements
may be necessary to make some facilities available to properties south of Immokalee Road.
The study proposes the use of GMP and Land Development Code (LDC) amendments to implement the
recommendations. See the Staff Analysis section below for more detailed GMP recommendations.
Community Engagement:
The Study included two meetings to engage the public and solicit community input on November 30,
2020 and January 14, 2021. An online community survey was also available from November 19 to
December 10, 2020. Public comments received during these public meetings and results from the survey
also supported the following themes:
• The need to address transportation infrastructure and operations both within the study area and in
the surrounding neighborhoods.
• The desire for better or more bicycle and pedestrian connections.
• Suggestions to consider proposed development throughout the study area and the commercial
areas within the Orange Tree PUD immediately abutting the study area in the analysis of potential
commercial development and the study's ultimate recommendations.
• The desire for more shopping, restaurants, and retail options in the area.
• The desire to retain the rural character of the area and protection of existing environmental
resources.
Staff Analysis:
Zoning Division staff recognizes that several ongoing initiatives have already begun to address the
findings and recommendations of the Study, and therefore, Board action related to this study should
anticipate and incorporate those initiatives. Additionally, several of the recommendations from the Study
may be supported or accomplished through the creation of a new Mixed -Use Subdistrict in the GGAMP
Rural Golden Gate Estates Sub -Element. Based on the Study's findings, staff recommends the Subdistrict
include elements to address the following priorities:
1) MIXED OF USES, LOCATION, AND PROCESS
a. Most of the Study Area is designated as Estates on the Future Land Use Map (FLUM),
providing for only single-family residential development.
b. The subdistrict should allow the development of commercial, civic, institutional, and
residential uses as supported by the Study and recent development proposals.
c. The subdistrict should also identify the allowed density and intensity for any allowed
uses in the subdistrict.
d. The redesignation would provide an incentive -based method to support increased
commercial and economic development in the Study Area that has not been captured by
recent development proposals.
e. The creation of a new GMP subdistrict would still require property owners to seek zoning
approval, ensuring compatibility of new mixed -use developments with the existing
neighborhood.
2) MULTIMODAL TRANSPORTATION NETWORK
a. The subdistrict should require enhanced bicycle and pedestrian facilities at new
developments, especially at key intersections and locations where commercial or non-
residential uses interact with residential.
3) UNIQUE DEVELOPMENT STANDARDS
a. The subdistrict should establish development standards that are unique from other areas
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02/23/2021
in the Estates and which creates a coordinated theme among new and proposed
developments in the study area.
FISCAL IMPACT: There is no fiscal impact related to the acceptance of, and direction to implement the
Study. The proposals in the study do not obligate any funding for any planning activity listed. The costs
associated with creation of a new subdistrict will be limited to staff time to prepare a GMP amendment
and related advertising.
GROWTH MANAGEMENT IMPACT: Acceptance of the Study as an additional planning tool to
guide development and development within the Golden Gate Estates area is consistent with the goals,
objectives, and policies of the Golden Gate Area Master Plan. If the Board elects to pursue GMP or LDC
amendments, any such amendments would be subject to Board approval.
LFGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority
vote. (HFAC)
RECOMMENDATION: To accept the findings of the Immokalee Rd./Randall Blvd. Planning study and
direct staff to proceed with an amendment to the Golden Gate Area Master Plan Rural Golden Gate
Estates Sub -Element that would create a new subdistrict that allows for a mix of land uses, an
interconnected, multimodal transportation network, and unique development standards.
Prepared by: Parker Klopf, Senior Planner, Comprehensive Planning Section, Zoning Division
Jeremy Frantz, AICP, Land Development Code Manager, Zoning Division
ATTACHMENT(S
1. [Linked] Immokalee Rd/Randall Blvd Planning Study (PDF)
2. Immokalee Rd -Randall Blvd Planning Study Area (PDF)
Packet Pg. 254
11.E
02/23/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.E
Doe ID: 14841
Item Summary: Recommendation to accept the findings of the Immokalee Rd./Randall Blvd.
Planning Study and direct staff to proceed with an amendment to the Golden Gate Area Master Plan
creating a new Mixed -Use Subdistrict in the Rural Golden Gate Estates Sub -Element of the Golden Gate
Area Master Plan. (Jeremy Frantz, Manager - LDC, Planning and Zoning)
Meeting Date: 02/23/2021
Prepared by:
Title: Planner, Senior — Zoning
Name: Jeremy Frantz
01/25/2021 6:52 PM
Submitted by:
Title: Manager - Planning — Zoning
Name: Ray Bellows
01/25/2021 6:52 PM
Approved By:
Review:
Growth Management Department
Zoning
Growth Management Department
County Attorney's Office
County Attorney's Office
Office of Management and Budget
Office of Management and Budget
County Manager's Office
Board of County Commissioners
Lissett DeLaRosa
Level 1 Reviewer
Anita Jenkins
Additional Reviewer
Thaddeus Cohen
Department Head Review
Heidi Ashton-Cicko
Level 2 Attorney of Record Review
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Debra Windsor
Level 3 OMB Gatekeeper Review
Laura Zautcke
Additional Reviewer
Dan Rodriguez
Level 4 County Manager Review
MaryJo Brock
Meeting Pending
Completed
01/26/2021 11:21 AM
Completed
01/28/2021 10:02 AM
Completed
02/02/2021 4:17 PM
Completed
02/03/2021 1:31 PM
Completed
02/03/2021 1:53 PM
Completed
02/03/2021 2:44 PM
Completed
02/12/2021 10:54 AM
Completed
02/16/2021 8:14 AM
02/23/2021 9:00 AM
Packet Pg. 255
11.E.2
IMMOKALEE ROAD/RANDALL BLVD PLANNING STUDY AREA
a►VITA
LEGEND
IMMOKALEE RD/RANDALL BLVD PLANNING STUDY AREA
RESIDENTIAL ESTATES SUBDISTRICT N
- RANDALL BLVD COMMERCIAL SUBDISTRICT
RURAL SETTLEMENTAREASUBDISTRICT
0 500 1,000 2,000 3,000
Feet
PREPARED BY: BETH YANG. AICP ,
GROWTH MANAGEMENT DEPARTMENT
FILE:I— Randal Study Are —d
DATE: 10/2019 ■
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ADOPTED - SEPTEMBER 24, 2019
(Ord. No. 2019-26)
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February 2020
Collier County
IMMOKALEE ROAD/F% A VAN r
BOULEVARD
prepared for:
Cote-rCOUHty
prepared by:
Kimley>>> Horn
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CONTENT:,
Section
Page
1. Introduction....................................................................................................................................................4
2. Existing Conditions................................................................................................................................10
3. Future Conditions...................................................................................................................................42
4. Conclusion..................................................................................................................................................86
Appendices......................................................................................................................................................89
INTRODUC
ION
Collier County initiated this Immokalee Road and Randall Boulevard Planning Study ("Study") recommended through the 2019 adopted
amendments to the Golden Gate Area Master Plan to evaluate the existing conditions, future conditions, and recommendations for
the study area (See Map 1), The study area encompasses approximately 277 acres, consists of 55 parcels, and is located in northern
Collier County approximately 9 miles east and 8.5 miles north of 1-75; respectively. The purpose of this Study is to identify the land use
tools and infrastructure necessary to support future development within the Study Area and is also intended to provide generalized,
guiding principles in the development of the area.
The findings of the Study will serve as a planning tool for the County to effectively coordinate land use and development. There are
a number of existing plans and studies guiding land use and development within this area including the Commercial Needs Analysis
and Residential Market Study (Real Estate Econometrics, Inc., 2020), It is the intent of this Study to consolidate these previous studies,
where possible, and apply realistic growth projections using the 2020 County's Collier Interactive Growth Model,
The study area is located in a portion of the County that is experiencing increased growth and development (See Map 2). Although
this area is developing in a suburban development pattern and oriented towards vehicular movements, further auto -centric uses and
development patterns need to be analyzed to determine if an alternative approach to transportation planning in the form of mobility
enhancements can be supported and if so, what form of development should be considered. This area is intended to serve as a key
focus for future development and redevelopment consistent with its location along a strategic transportation corridor, This Study
examines if the current conditions of the study area will allow for and support the expected growth and needs of the community.
4 COLLIER COUNTY PLANNING STUDY
The Existing Conditions Analysis of this Study provides an analysis of the following for the study area;
Population/demographic trends;
Existing land use;
Future land use and zoning; and
Public infrastructure including transportation, water, wastewater, and stormwater facilities.
The study area's current population trends, existing land use, and future land use designations are used to identify the vacant land
"carrying capacity" This carrying capacity is necessary to understand and plan for the ultimate build -out of properties within the study
area and identify items for further review and consideration.
The Future Conditions Analysis section addresses the ability of current land use standards and infrastructure/facilities to be
able to support and serve the study area as well as possible shortfalls in service delivery, It is important to note that infrastructure
can, and in many cases, is a limiting factor for development based on available capacity in the system. This section also provides
recommendations and identifies the infrastructure and land use needs necessary to support the market and identifies what steps
Collier County and/or the service providers can take to support development/redevelopment, promote economic development, and
increase the overall tax revenues within the study area.
CHAPTER l: INTRODUCTION
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Study Area Boundary
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EX TING
CONDITIONS
This section provides an analysis of the existing conditions within the study area including;
Population/demographic trends;
Existing land use;
Future land use and zoning (as currently adopted); and
Public infrastructure including transportation, water, wastewater, and stormwater facilities.
For the purpose of this analysis, the following properties (55 parcels) which comprise the study area were analyzed (See Table 1).
Note, due to the arrangement of parcel 37697840002, including previous construction on the parcel and its orientation, only the
eastern portion of the parcel is included in this analysis.
Table 1: Study Area Parcels IDs
37595400007
37742960002
37597640108
37741440002
37597680100
37741600004
37690040100
37741640006
37690040003
37742800007
37696880005
37745180009
37697840002
37745200002
37698400001
37744000009
37698480005
37744040001
37741520003
37744080003
37698520004
37746720002
37698560006
37746760004
37698580002
37746840005
37698640007
37748480007
37698680009
37748480104
37742840009
37748560008
37742880001
37750000006
37742920000
63810090027
37750120009
63810090069
38509840005
63810090124
37741480004
37596640109
37696860009
37745120001
37750040008
37743960001
37698440003
37741560005
37744120002
38509880007
37746800003
37698600005
37742820003
37748520006
37750080000
COLLIER COUNTY PLANNING STUDY
POPULATION AND DEMOGRAPHIC TRENDS
The population and demographic trends for the study area are based on the Commercial Needs Analysis and Residential Market
Study ("Market Study") (Real Estate Econometrics, Inc., 2020) and the 2020 Collier Interactive Growth Model (CIGM),
County Population
According to the Market Study, there are currently an estimated 373,000 people living year-round in Collier County. Since the 2000
Census, the County's population has increased by nearly 45%, the equivalent of 524,939 new residents, Population growth in Collier
County is primarily due to the in -migration of the ongoing arrival of baby boomer retirees. As provided in Table 2 and Figure 1, by the
year 2040 the population of Collier County is projected to total 524,939 residents. This is a projected annual growth rate of just over
2% from 2015 to 2040 compared to Florida's projected annual growth rate of 1.08% during the same time period. Collier County is
expected to continue to experience population growth in the coming years, and it is vital that the County continues to evaluate the
existing conditions in growing areas to ensure that the expected population growth and needs of the community can be supported.
Table 2: Collier County Projected Population Growth
2000
257,926
---
2010
322,653
---
2014
340,293
---
2015
347,002
7.55%
Year 2020
383,166
10.42%
2025
416,607
8.73%
2030
446,284
712%
2035
484,017
8.45%
2040
524,939
8.45%
Note: 2.14% Average Annual Growth Rate between 2015-2045. 8.45% Average 5-Year Growth Rate between 2010-2030 to forecast 2035-2045.
Source; Commercial Needs Analysis and Residential Market Study
CHAPTER 2: EXISTING CONDITIONS
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Figure 1: Collier County Projected Population Growth
2000 2010 2014 2015 2020 2025 2030 2035 2040
Year
Note: 2.14% Average Annual Growth Rate between 2015-2045. 8.45% Average 5-Year Growth Rate between 2010-2030 to forecast 2035-2045.
Source: Commercial Needs Analysis and Residential Market Study
12 COLLIER COUNTY PLANNING STUDY
Study Area Population
Based on the CIGM (See Appendix D), population and
housing growth were analyzed for the study area within
both a 15-minute drive time and a 5-minute drive time (See
Map 3). This approach provides a snapshot of population
using analysis (tool) that calculates travel areas along a
street network as opposed to a traditional radius which may
be arbitrarily based on an incomplete network.
Map 3: Driving Times ............ • • •
LEGEND
5-Minute Drive Time
15-Minute Drive Time
Study Area
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CHAPTER 2: EXISTING CONDITIONS 13
15-Minute Drive Time
Similar to the growth that is expected in Collier County as a whole, the study area is also expected to see growth in the next 20 years.
According to the CIGM, the population within a 15-minute drive time is predicted to grow by 51,688 people between 2020 and 2040
(See Table 3 and Figure 2). Similarly, housing units within a 15-minute drive time are expected to increase by 21,481 units between
2020 and 2040. This is approximately a 62% increase in population and a 54% increase in housing units.
Existing or developing commercial nodes within this 15-minute drive time were also analyzed (See Map 4), According to the Market
Study, Collier County has shown a propensity for commercial development to follow residential development as the primary economic
drivers are tourism, agriculture, and real estate construction. The limited economic diversification fuels residential development, which
then supports commercial development as people moving into the County require goods and services. As the study area continues to
develop, the population will increase significantly as other areas of the County reach full development and therefore the commercial
supply will need to be increased to reach the overriding demand from this growth.
Population
Housing Units
Table 3: Study Area Population and Housing Forecast (15-Minute Drive Time)
2017 2020 2025 2030 2035
i AS E FORECASTFORECAST •'FOREai
73,803 83,719 98,619 111,433 124,640
35,233
Source: Collier County CIGM, Metro Forecasting Model
39,663
46,001
51,244
56,684
135,407
61,144
14 COLLIER COUNTY PLANNING STUDY
Figure 2: Study Area Population and Housing Forecast (15-Minute Drive Time)
160,00
140,00
120,000
i
100,000
80,000
Z
60,000
40,000
20,000
0
Population
Housing
2017 2020 2025 2030 2035 2040
73,803 83,719 98,619 111,433 124,640 135,407
35,233 39,663 46,001 51,244 56,684 61,144
Year
Source; Collier County CIGM, Metro Forecasting Model
CHAPTER 2: EXISTING CONDITIONS 15
Map 4: Commercial Nodes
LEGEND
OExisting or Developing
Commercial Node
i
Study Area
Note: Circles sized to encompass
commercial components
RANDALL BLVD
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COLLIER COUNTY PLANNING STUDY
5-Minute Drive Time
Population and housing were also analyzed within a 5-minute drive time to narrow the scope closer to the study area and be similar
to the "neighborhood serving" area. Within a 5-minute drive time of the study area, population and housing units are also expected
to experience growth (See Table 4 and Figure 3). According to the CIGM, the population within a 5-minute drive time is predicted to
grow by 8,479 people and the housing units are expected to increase by 3,362 units between 2020 and 2040, This is approximately
a 66% increase in population and a 70% increase in housing units within this short drive time of the study area. There is a greater
percentage increase in both population and housing units within the 5-minute drive time in the immediate vicinity of the study area
than within the 15-minute drive time. In order to absorb and support this growth the appropriate infrastructure and land development
tools need to be in place.
Population
Housing Units
Table 4: Study Area Population and Housing Forecast (5-Minute Drive Time)
OP017 2020 2025 2030 2 I
FORECAST•'ECAST FORECAST FOREC,';
10,614 12,828 16,586 19,048 20,454
3,955
Source: Collier County CIGM, Metro Forecasting Model
4,835
6,405
7,384
7,897
21,307
8,197
CHAPTER 2: EXISTING CONDITIONS 17
Figure 3: Study Area Population and Housing Forecast (5-Minute Drive Time)
25,000
20,000
15,000
5,000
1
Population
Housing
2017 2020 2025 2030 2035 2040
10,614 12,828 16,586 19,048 20,454 21,307
3,955 4,835 6,405 7,384 7,897 8,197
Year
Source: Collier County CIGM, Metro Forecasting Model
18 COLLIER COUNTY PLANNING STUDY
EXISTING LAND USE
Utilizing the current Collier County Property Appraiser land use codes (LUC) and confirming with the Florida Department of Revenue
(DOR) records, the existing land use(s) for the study area were analyzed. Existing land uses may not precisely reflect what is 'on the
ground' at the time of the final report (vs the time when analyzed) based on the information currently available as of the date of this
report and/or the "lag" between what is constructed (when) and the time to update the County Property Appraiser's data.
Note that the existing land use code for Parcel 63810090027 identifies the property as vacant, yet, the property has an approved
development order (PL20180000036) and is in the process of being developed as commercial. Also note that there is currently a
pending Growth Management Plan amendment to allow commercial (Petition CP-2018-4/PL20160000221) which was transmitted to
the state and adoption hearings are anticipated for spring 2021 for Parcel 37690040003 (identified as governmental per the existing
land use codes). Additionally when analyzing the existing conditions of properties adjacent to the study area it is important to note
that two currently vacant parcels located east of Immokalee Rd. and south of Oil Well Rd (See Appendix E) which are a part of the
Orange Tree PUD are approved for future commercial development that may support the study area.
Limited portions of the study area are developed. Based on the available data, the study area consists of the following existing land
uses;
Vacant (vacant residential and vacant commercial);
Residential (single family);
Commercial (one story stores and community shopping centers);
Industrial (open storage); and
Governmental (county).
The study area consists primarily of existing vacant land (59.3%) followed by governmental land (28.7%) as shown in Table 5 and
Figure 4. These existing land uses make up 88% of the study area with residential, commercial, and industrial existing land uses
making up 12% of the study area.
CHAPTER 2: EXISTING CONDITIONS 19
M Mn�
IN MkM
......................... Table 5: Existing Land Use
Vacant
35
164.63
59.3%
Residential
6
17.05
6.1%
Commercial
4
12.53
4.5%
Industrial
1
3.83
1.4%
Governmental
9
79.78
28.7%
Total
55
27782
100%
Source; Collier County Property Appraiser
COLLIER COUNTY PLANNING STUDY
Figure 4: Existing Land Use
28.7%
�.........
1.4%
1.4%
6.1%
Source: Collier County Property Appraiser
• Vacant
Residential
• Commercial
• Industrial
Governmental
CHAPTER 2: EXISTING CONDITIONS
FUTURE LAND USE AND ZONING
This portion of the analysis identifies the currently adopted future land use designations and corresponding (underlying) zoning. This
helps to "inform" what is permitted to be developed or redeveloped, and by what standards. It also helps to identify the potential
maximum build out under the currently adopted standards.
Zoning
The subject area includes the three (3) zoning districts; Estates (E), Planned Unit Development (PUD), and Mixed Use Planned Unit
Development (MPUD) (See Map 5). The subject area does not include any Zoning Overlays. As seen in Table 6 and Figure 5, the
majority (93.7%) of the parcels within the study area are zoned as Estates. A brief summary of each district is discussed in this section.
Table 6: Zoning
Estates (E) 49 260.19 93.7%
Planned Unit Development
3 7.66 2.7%
(PUD)
Mixed Use Planned Unit
Development (MPUD) 3 9.97 3.6%
Total 55 277.82 100%
Source; Collier County Growth Management Department
COLLIER COUNTY PLANNING STUDY
Figure 5: Zoning
2.7%
93.7%
3.6%
.......9
Source: Collier County Growth Management Department
Estates (E)
•Planned Unit
Development (PUD)
•Mixed Use Planning
Unit Development (MPUD)
CHAPTER 2: EXISTING CONDITIONS 23
Map 5: Zoning Map
LEGEND
Estates (E)
Planned Unit Development (PUD)
Mixed Use Planned Unit
Development (MPUD)
Study Area Boundary
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Estates (E)
Per Section 2,03.01 of the Collier County Land Development
Code ("Code"), the purpose and intent of the E district is
to provide lands for low density residential development in
a semi -rural to rural environment, with limited agricultural
activities. The E district is also designed to accommodate as
conditional uses, development that provides services for and
is compatible with the low density residential, semi -rural and
rural character of the E district.
Planned Unit Development (PUD)
Per Section 2.03.06 of the Code, the purpose and intent of
establishing the PUD district is to provide procedures and
standards to encourage mixed use planned developments
that may be situated at appropriate locations, or planned
developments that may or may not be mixed use in the
urban fringe areas. It is further the purpose and intent of
these PUD regulations to encourage ingenuity, innovation
and imagination in the planning, design, and development or
redevelopment of relatively large tracts of land under unified
ownership or control,
Mixed Use Planned Unit Development
(MPUD)
Per Section 2.03.06 of the Code, the MPUD district is
intended to accommodate a planned unit development with
more than one type of PUD district.
COLLIER COUNTY PLANNING STUDY
Future Land Use
Per the Collier County Future Land Use Map (FLUM), the study area is currently comprised of the Estates Designation and Rural
Settlement Area District (See Map 6). The Golden Gate Area Master Plan Element shows that the study area properties lie within the
Rural Golden Gate Estates Sub -Element (See Appendix A),
The vision for the Rural Golden Gate Estates Sub -Element is expressed as an interconnected, low -density residential community with
limited goods and services in neighborhood centers, defined by rural character with appreciation for nature and quiet surroundings.
The Rural Golden Gate Estates Sub -Element provides a series of designations, districts, subdistricts, etc. which provide a number of
"layers" for properties (See Figure 6).
Within the Rural Golden Gates Estates Sub -Element, the study area lies within both the Estates Designation and Agricultural/Rural
Designation as shown on the map in Appendix B. Properties within the Estates Designation are further delineated into either the
Mixed Use District Residential Estates Subdistrict or the Commercial District Randall Boulevard Commercial Subdistrict. Properties
within the Agricultural/Rural Designation lie within the Rural Settlement Area District (See Appendix C). Figure 6 displays a Future
Land Use flow chart with the two designations per the FLUM identified in light blue.
CHAPTER 2: EXISTING CONDITIONS 25
ri
GOLDEN GATE AREA MASTER PLAN ELEMENT
RURAL GOLDEN GATE ESTATES SUB -ELEMENT
MIXED USE DISTRICT
ESTATES DESIGNATION
COMMERCIAL DISTRICT
RESIDENTIAL ESTATES I RANDALL BOULEVARD
SUB -DISTRICT COMMERCIAL SUB -DISTRICT
AGRICULTURE/RURAL DESIGNATION
RURAL SETTLEMENT AREA DISTRICT
A majority (96.4%) of the parcels within the study area are designated on the Collier County FLUM as Estates Designation, while 3.6%
are designated as Rural Settlement Area District (See Table 7 and Figure 7). A brief summary of the Future Land Use designations is
discussed in this section.
Estates Designation
Rural Settlement Area District
Total
Source: Collier County Growth Management Department
Table 7: Future Land Use
52
26785
3
9.97
55
277.82
96.4%
3.6%
100%
CHAPTER 2: EXISTING CONDITIONS 27
3.6%
..........
I I
Figure 7: Future Land Use
Estates Designation
• Rural Settlement Area District
96.4%
Source: Collier County Growth Management Department
COLLIER COUNTY PLANNING STUDY
Map 6: Future Land Use Map
LEGEND
Estates Designation
Rural Settlement Area District
Study Area Boundary
a
; OIL WELL RD
room
■
i
■
■
■
■
■
■
■
■
■
■
■
■
■
09
■
■
■
■
on
on
■
■
AV■
Z
.•
Z
0
room
•'.�
■.p�.a►s
:
RANDALL BLVD
IMMOKALEE RD
tea ...
■ ■
...............
.■■■■.....;�...r■.....mammas
jSam
r......
:
r........ mammas .............dl
5.................... a ................ a .... wool
N
`y L 0 0A 0.2 0.4
V Miles
S
Source: Collier County Growth Management Department
Estates Designation
Section II of the County's Future Land Use Element notes that
the Estates designation is identified as having potential for
population growth far removed from supportive services and
facilities and expansion of the area is discouraged. Furthermore,
the Rural Golden Gate Estates Sub -Element ("Sub -Element")
states that the Estates Designation is characterized by low
density semi -rural residential lots with limited opportunities for
other land uses, Typical lots are 2.25 acres in size. However,
there are some legal non -conforming lots as small as 1,14
acres. Residential density is limited to a maximum of 1 unit
per 2.25 gross acres, or 1 unit per legal non -conforming lot
of record, exclusive of guesthouses. Multiple family dwelling
units, duplexes, and other structures containing two or more
principal dwellings, are prohibited in all Districts and Subdistricts
in this Designation. Generally, the Estates Designation also
accommodates future non-residential uses as identified within
the Sub -Element, The Estates Designation includes the Mixed
Use District Residential Estates Subdistrict and the Commercial
District Randall Boulevard Commercial Subdistrict.
Residential Estates Subdistrict
Per the Sub -Element, single-family residential development is
allowed within this subdistrict at a maximum density of 1 unit per
2.25 gross acres, or 1 unit per legal non -conforming lot of record,
exclusive of guesthouses.
CHAPTER 2: EXISTING CONDITIONS
Randall Boulevard Commercial Subdistrict
Per the Sub -Element, it is the intent of the Randall Boulevard Commercial Subdistrict to provide commercial goods and services to the
surrounding area. The following standards apply for this subdistrict;
Tract 55 shall only be utilized for native preservation and water management areas.
Development intensity on the east one-half of Tract 54 shall be limited to 20,000 square feet of commercial development.
Development intensity on Tracts 72, 89, 90,107, 108, 125, 126, 127 and the west one-half of Tract 54 shall be limited to 360,950
square feet of floor area, of which no more than 285,950 square feet shall be retail development.
The first phase of the project development shall include a grocery anchor, with a minimum of 35,000 square feet of gross
leasable floor area, prior to any certificates of occupancy being issued beyond 100,000 square feet of commercial development.
Excluding the commercial zoning on Tract 71 and the existing approved commercial zoning on the east one-half of Tract 54, any
additional development in the Subdistrict shall be developed in phases. Phase I shall be limited to 100,000 square feet of gross
leasable floor area. Subsequent phases shall not receive building permits until the Randall Boulevard/Immokalee Road intersection
project, including the widening of the segment of Randall Boulevard abutting the Subdistrict has commenced. No Certificates of
Occupancy shall be issued for subsequent development phases until the Randall Boulevard/Immokalee Road intersection project is
substantially complete. Neither the building permits limitations nor the Certificates of Occupancy limitations shall apply if satisfactory
alternative mitigation is approved by the Board of County Commissioners pursuant to Transportation Element Policy 5.1, or if traffic
conditions change in such a manner that adequate capacity is available.
Rural Settlement Area District
Per Section II of the Future Land Use Element, the Rural Settlement Area District has been "vested" for the types of land uses
specified in that certain "PUD by Settlement" zoning granted by the County as referenced in that certain Settlement and Zoning
Agreement, This Settlement Area is encompassed by the Orange Tree PUD and Orange Blossom Ranch PUD,
COLLIER COUNTY PLANNING STUDY
Per the Rural Golden Gate Estates Sub -Element, the Rural Settlement Area District within the Agricultural/Rural Designation has
Twenty-one hundred (2,100) dwelling units and twenty-two (22) acres of neighborhood commercial uses and hotel/motel use "vested"
The types of uses permitted in this District include residential, earth mining, commercial, agricultural, community facility, community
uses, education facilities, religious facilities, golf course, open space and recreational uses, and essential service uses. Future zoning
changes to add dwelling units or commercial acreage within the geographic boundaries of this District will not be prohibited or
discouraged by reason of the above referenced vested status.
PUBLIC INFRASTRUCTURE
This section provides an analysis of the existing public infrastructure within the study area limited to transportation, water, wastewater,
and stormwater facilities.
Transportation
This portion of the study identifies (summarizes) the transportation system including the existing network and intersection conditions
as well as identification of roadway types (i.e. collector, arterial, etc.) and available traffic counts. This also compares adopted Level of
Service (LOS) standards (based on the 2020 Annual Update and Inventory Report (AUIR) prepared by Collier County) to the current
daily LOS of the major roadways (based on information provided by Collier County).
The roadway types adjacent to and influencing the circulation and access to the study area are shown in Map 7. Immokalee Rd. is a
major arterial that extends through (bifurcates) the study area. Key intersections include:
Immokalee Rd. & Oil Well Rd.
Immokalee Rd. & Randall Blvd,
• Immokalee Rd. & Wilson Blvd.
Figure 8 provides a "snapshot" of the intersection of Immokalee Road and Randall Boulevard including their respective lane
configurations.
CHAPTER 2: EXISTING CONDITIONS
Figure 8: Immokalee Rd, & Randall Blvd, Intersection
Source; Nearmap
COLLIER COUNTY PLANNING STUDY
Oil Rd. is a minor arterial that intersects Immokalee Rd. and provides access to the study area. Randall Blvd. and Wilson Blvd. N. are
collector roadways that also intersect Immokalee Rd. and provide access to the study area. The remainder of the roadways that are
adjacent to and influence the circulation and access to the study area are classified as local roadways and include 33rd Ave. NE., 4th
St. NE., 2nd St. NE., 2nd St. NW., 8th St. NE., 24th Ave. NE., Bergamot Ln., and Orange Tree Blvd.
Based on information provided by Collier County, traffic counts were compiled within the study area (See Table 8). Traffic counts
are based on Count Stations 586, 650, and 676 (hose counts), 651 (camera counts), as well as 674 and 675 (Wavetronix counts).
Immokalee Rd, has the highest average daily volume counts followed by Randall Blvd. and then Wilson Blvd.
Table 8 also identifies the adopted LOS standards (adopted by Collier County) compared to the daily LOS for the major roadways. For
reference, the standardized descriptions of service levels used in transportation planning are as follows;
• LOS A: A condition of road performance where traffic density is very low, with little or no restrictions in maneuverability, Drivers
can maintain their desired speed with little or no delay.
A condition of road performance where traffic density is low, and vehicles travel with operating speeds somewhat
restricted by other vehicles. Drivers still have reasonable freedom to select their speeds.
A performance condition where operating speeds are determined by other vehicles, permitting a stable traffic flow,
Drivers might have limitations to maneuver and to increase speeds.
• LOS D: A condition of road performance where traffic density is high but tolerable, Fluctuations in traffic volumes may cause
reductions in operating speeds. Drivers have little freedom to maneuver. In some instances, traffic flows approach unstable
conditions.
• LOS E: Represents traffic operation near the roadway capacity or maximum service volume. Vehicles flow at unstable
conditions. Stop -and -go situations may happen. In freeways or limited access roads, speeds are near thirty (30) miles per hour
and traffic density is high.
• LOS F: This condition usually results from long lines of vehicles backing up because the traffic volume exceeds the roadway
capacity. The vehicles are forced to operate at very low speeds. Stop -and -go situations are frequent and in extreme cases,
vehicles stop for long periods of time.
Based on the analysis, Immokalee Rd. and Wilson Blvd. are operating better than the adopted LOS standards while Randall Blvd. is
operating at the adopted LOS standard.
CHAPTER 2: EXISTING CONDITIONS 33
The Florida Department of Transportation (FDOT) completed the Project Development and Environment (PD&E) study for the
intersection of Immokalee Rd. and Randall Blvd, in December 2020. The study involved the evaluation of several intersection concepts
to enhance traffic operations and safety conditions based on current and future travel demands. The PD&E study is finalized and was
submitted to the FDOT Office of Environmental Management for review and was granted Location, Design and Concept Approval, The
project is now eligible to move to the next phases of development. The phases that will follow the PD&E study will include the design
of the project, acquisition of right-of-way, if necessary, and construction of the improvements by the Transportation Engineering
group.
The County has completed the Randall Boulevard and Oil Well Road Corridor Study (May 2019) to evaluate several corridor
alternatives to enhance traffic operations and safety conditions based on current and future travel demands. On May 14, 2019, the
Board of County Commissioners voted to approve the staff recommendation to expand Randall Blvd. (between 8th St. and Everglades
Blvd,) to 6-lanes, Randall Blvd. (between Everglades Blvd, and Desoto. Blvd,) to for 4-lanes and expand Everglades Blvd. (between Oil
Well Rd, and Randall Blvd.) to 4-lanes. This project is adjacent to the study area but is not in the defined boundary of the study area,
Table 8: Roadway Average Daily Volume
Immokalee Road
586 CR 846 (Immokalee Rd.)
Major Arterial
E
30,954 D
south of CR 858 (Oil Well Rd.)
674 Immokalee Rd. west of
Major Arterial
E
39,820 D
Wilson Blvd,
675 Immokalee Rd. east of
Major Arterial
E
38,879 D
Wilson Blvd.
Wilson Blvd.
650 Wilson Blvd. south of
Collector
D
8,052 B
Immokalee Rd.
Randall Blvd.
Randall Blvd. east of
Collector
D
14,173 D
Immokalee Rd.
Source; Roadway Type; Collier County GIS
Hub; Daily LOS: Collier County Growth Management Department;
Adopted LOS; 2020 AUIR
34 COLLIER COUNTY PLANNING STUDY
...... Map 7: Roadway Types ........................................................
IMRAr%VAI CC Dn
Source: Collier County G/S Hub
CHAPTER 2: EXISTING CONDITIONS
Water And Wastewater
A summary analysis of existing public facilities and services was
prepared to determine the available level of service of existing
utilities within the study area. This information and the results
are provided to address the potential impacts of projected
development on existing and planned public infrastructure. The
study area currently has water and wastewater transmission
mains available for utility services by the Collier County Water -
Sewer District (CCWSD) although none of the properties within
the study area are currently served. Until September 11, 2018
these properties were outside the boundary of the CCWSD
but were incorporated by the Collier County Board of County
Commissioners by Resolution 2018-152,
Potable Water
The Collier County Water -Sewer District currently has potable
water service available to the study area. The existing potable
water facilities within the study area are displayed in Map 8,
Potable water for the study area is available from two inter-
connected treatment plants, which are the North County
Regional Water Treatment Plant (NCRWTP) and the South
County Regional Water Treatment Plant (SCRWTP), The
combined WTPs provide a firm operating capacity of 48 million
gallons per day (MGD) with a permitted capacity of 52 MGD.
The required treatment capacity for the 2021 Fiscal Year is 35.0
MGD. An existing 36" ductile iron watermain runs along the
north and west side of Immokalee Road, which is sufficient to
handle new development demands. Infrastructure improvements
are not necessary, except for distribution system infrastructure
internal to each development.
Map 8: Potable Water Facilities
LEGEND
0 0
Fire Hydrants o 0 O
Potable Water Main °
0
Study Area Boundary °
O
10 PVC
OIL 1I�EL� R&
O0 0
° 0 0
0 0 0
,j
^�, r o
° 0
36" DIP O
1u
0 O 0
t r °
z.. •
J 12" DIP ` ` 8', PVC °
■
0
�_ ' ♦ � ♦� ' 0 ° 0
-° 11 ORADALLOBLVDO
IMMOKALEE RDA
� u a
.■....... ■*�� �. 8" PVC 12" PVC
� r
36 DIP
N
W E 0 0.1 0.2 0.4
Miles
S
Source: Collier County Public Utilities Department
COLLIER COUNTY PLANNING STUDY
Wastewater
The Collier County Water -Sewer District currently has sanitary
sewer service available to the study area. The existing wastewater
facilities within the study area are displayed in Map 9,
There is existing infrastructure along Immokalee Road which
directs flow to the North County Water Reclamation Facility
(NCWRF), including a 16" PVC sewage force main along the
north and west side of Immokalee Road. The NCWRF provides
an operating/permitted capacity of 26.35 MGD and has a
required treatment capacity of 17.4 MGD for the 2021 Fiscal
Year. The County is currently in the process of inter -connecting
the NCWRF and the South County Water Reclamation Facility
(SCWRF), This will provide operational flexibility and reliability by
allowing the Water -Sewer District to direct flows between service
areas as needed.
It is anticipated that future development of vacant parcels and
redevelopment of parcels currently not served by central sewer
will require new pump stations to serve their wastewater needs.
All properties front on Immokalee Road and will connect to the
16" PVC sewage force main. Infrastructure improvements are not
necessary, except for collection system infrastructure internal
to each development. There is no available reclaimed water
infrastructure in the area.
IMMOKALEE RD
Map 9: Wastewater Facilities
16'PVC
rA
W V E 0 0.1 0.2 0.4
�V�� Miles
S
Source: Collier County Public Utilities Department
IN
OIL WELL RD
IN
0
RANDALL BLVD
CHAPTER 2: EXISTING CONDITIONS
Stormwater
The study area consists of four major drainage basins including the Corkscrew Canal Basin, Orange Tree Canal Basin, Main Golden Gate
Canal Basin, and Cypress Canal Basin. These four basins fall within the Big Cypress Watershed, which ultimately discharges into the Gulf
of Mexico. Each basin is interconnected through a series of canal systems. The existing stormwater facilities within the study area are
displayed in Map 10.
There are two major canal systems that run through or are adjacent to the study area; Corkscrew Canal and Cocohatchee Canal, These
two canal systems outflow either west to the Gordon River or south to the Gulf of Mexico, They also fall under the jurisdiction of the South
Florida Water Management District (SFWMD), Additional existing stormwater infrastructure within the study area includes stormwater
pipes, fixed weirs, slide gate weirs, and lakes.
Based on available information, the study area appears to have adequate stormwater conveyance facilities to received current stormwater
discharges from the study area, Requirements regarding the stormwater treatment of the study area, depending on the proposed
development, can be attributed to the stormwater treatment regulations in place at the time of permitting in each individual development.
The Florida Department of Environmental Protection (FDEP) is the primary State agency entrusted with enacting and administering
regulation related to stormwater management in Florida. Stormwater management regulations and permitting is delegated to the SFWMD.
The study area does fall within what the SFWMD considers an "Impaired Waterbody° which includes waterbodies determined by
the FDEP to be "impaired" due to pollutant discharges. Permitting within an impaired waterbody requires additional water quality
treatment volume for discharges to impaired water bodies, Also, the study area falls within the Big Cypress area of Collier County,
which is considered a sensitive area according to the WMD where water quality considerations are extremely important. Water quality
monitoring may be required within the study area.
38 COLLIER COUNTY PLANNING STUDY
Map 10: Stormwater Facilities
CHAPTER 2: EXISTING CONDITIONS
OMP& z 3
FL JRE
CONDITIONS
ffirmmignmAj rAlk
Based on the existing conditions analyzed, the future conditions provide information and analysis on several topics including
community engagement and the vacant land carrying capacity. These culminate into the planning and public infrastructure
recommended improvements,
COMMUNITY ENGAGEMENT
This section summarizes the results of the public input meeting and survey, the findings of which will be used to inform the formation
of recommendations within the study area. Community engagement and input was a vital component of this Study. The Collier County
Growth Management Department hosted public input meetings on November 30t", 2020 and on January 14t", 2021, as well as kicked
off a public online surveying period on November 191", 2020. The online survey remained open and available for completion through
December 101", 2020 which gave the public three (3) weeks to provide input as well as (in addition to) at the public input meetings.
The survey collected the thoughts and opinions of community members and stakeholders on how to improve the study area. A
summary of the survey results can be viewed in the graphs and images below (See Figures 9-16). In total, 57 people participated in
the online survey.
Figure 9: Who Are You?
00
000
�Q�
Neighborhood Group
5%
42 COLLIE[
40%
30C/0
Figure 10: How Long Have You Been in This Area?
Less than 1 to 5 years 6 to 10 years 11 to 15 years More than
1 year
Options
6 years
CHAPTER 3: FUTURE CONDITIONS
MIN
Figure 11: What is One Word You Would
Use to Describe the Area Today?
gcN«41&a
Figure 12: What One Word Describes
Your Vision for the Area?
COLLIER COUNTY PLANNING STUDY
51
Figure 13: What Type of Activities Would You Like to See More of?
Better Building Designs
Enhanced or More Landscaping
More Residential Choices
More Open Space
Better or More Bicycle
v and Pedestrian Connections
Q
Better Roads
More Office Space
More Shopping and Restaurants
0% 10% 20% 30%
Responses
CHAPTER 3: FUTURE CONDITIONS 45
01
M -M ME=
'M
-4Twil - ��P-
I I M!" M I M'.M Fo I I I
Figure 14: What Are the Biggest Opportunities for This Area?
Other
N
Well connected to multiple
locations, ease of travel/access
Can provide basic needs
Q without over building in the area
Still have time to plan
for development
0% 10% 20% 30% 40% 50%
Responses
COLLIER COUNTY PLANNING STUDY
•• • • • • • • • • • • • • • • • • • • • • • • • • • • • Figure 15: What Are the Biggest Opportunities for This Area (Other Responses)?
"Need more restaurants and more
shopping. Need more things for family
activities:'
"Please preserve the area, build safer
walking and biking, and slow traffic:"
"I would like pleasant amenities, but not
overdone. Responsible building with open
public places in the modern theme:"
"Keeping the natural beauty by not
over -developing:"
"Opportunities to build market rate
housing and housing that is affordable:'
"Have a couple of restaurant options.
Some additional basic needs without
over -building the area:"
CHAPTER 3: FUTURE CONDITIONS 47
N M —M M-0 ME=
'm
rm I I
Figure 16: What Are the Biggest Challenges in This Area?
Other
Stormwater/Flooding
Lack of Sidewalks
;n
2 Lack of Public Spaces/Parks
Traffic
Lack of Housing
Lack of Places to Eat and Shop
0% 10% 20% 30%
Responses
48 COLLIER COUNTY PLANNING STUDY
Through the public input process, the County and planning team was able to gain valuable insight into the wants and needs of the
community and their preference for the future of the study area. Participants largely responded that they were originally drawn to
the area due to the affordability and the rural setting. Many participants described the area as currently being underdeveloped and
growing with traffic congestion being a concern. Participants also listed that there are not enough amenities in the area and that more
businesses, restaurants, and shopping is needed.
Participants responded that they envision increased commercial development in 5 to 10 years and listed more shopping and
restaurants as the number one activity that they would like to see more of. Participants emphasized that the biggest opportunity for
the area was providing basic needs without over building the area and identified having to currently drive to other parts of the County
such as North Naples for shopping and restaurant options. The majority of participants also identified both a lack of places to eat and
shop (28%) and traffic (27.2%) as the biggest challenges that the study area faces.
Comments received by participants had a common theme behind them which is the vision for a sustainable balance between (re)
development and the environment without overbuilding the study area. Participants identified wanting to see increased parks
and public open spaces, improved traffic/transportation routes, additional commercial and family entertainment, protection of the
environment (including appropriate buffers), and increased walking and biking options. Based on the comments received at the
workshops and the online survey there was an increased concern regarding transportation. Some of these comments were more
generalized in nature and may be applied to the transportation network in and around the study area.
The public engagement and input process revealed a few main takeaways for the vision of the area which help identify and form the
basis for the recommendations moving forward. These main takeaways for the future (re)development of the study area include the
protection of existing environmental resources, more public open spaces, increased commercial/restaurant/retail options, improved
roadways that provide for a reduction in traffic, and increased mobility options.
CHAPTER 3: FUTURE CONDITIONS 49
VACANT LAND CARRYING CAPACITY
To better understand the current level of development potential and the ability of the study area to absorb the growth that is expected,
a vacant land carrying capacity analysis (sometimes referred to as a build out analysis) was performed utilizing the currently
adopted FLUM and vacant lands as identified by the Collier County Property Appraiser data received from the Collier County Growth
Management Department in October 2020. Maximum densities and intensities allowed per the Collier County Growth Management
Plan were assigned to each future land use designation as documented in Table 9; however, it is understood that development at the
maximum level(s) is not expected or realistic based on representative trends but needs to be understood and analyzed accordingly.
Note, the existing land use code for Parcel 63810090027 identifies the property as vacant, yet, the property has an approved
development order (PL20180000036) and is in the process of being developed as commercial and therefore was not included as a
part of this vacant land carrying capacity analysis.
Tracts 72, 89, 90, 107, 108, 125, and 127 within the Randall Boulevard Commercial Subdistrict are identified as vacant and as discussed
within the previous section, Phase I of development shall be limited to 100,000 square feet of gross leasable floor area, Tracts 71, 55,
and 54 which have specific density and intensity standards within the Randall Boulevard Commercial Subdistrict are not identified as
vacant.
Furthermore, as discussed previously, typical lots in the Residential Estates Subdistrict are 2.25 acres in size, however, there are
some legal non -conforming lots as small as 1.14 acres. Residential development within the Residential Estates Subdistrict is allowed a
maximum density of 1 unit per 2.25 gross acres, or 1 unit per legal non -conforming lot of record. Twenty-three (23) parcels within the
Residential Estates Subdistrict are identified as vacant according to the Collier County Property Appraiser land use codes,
COLLIER COUNTY PLANNING STUDY
All of the vacant acreage within the study area lies within the Estates Designation with 79% designated as the Residential Estates
Subdistrict and 21% designated as the Randall Boulevard Commercial Subdistrict (See Map 11). The build out analysis shows that the
currently adopted FLUM allows for a maximum construction of approximately 23 dwelling units and approximately 700,000 square
feet of non-residential floor area. According to the Bureau of Economic and Business Research (BEBR), the average household size
for Collier County is 2.36 as of 2019. Based on this average household size, the study area can expect to absorb 54 people under the
currently adopted FLUM designations. As stated earlier in the population analysis, the population within a 5-minute drive time of the
study area is predicted to grow by 8,479 people between 2020 and 2040 according to the CIGM,
Table 9: Vacant Land Carrying Capacity
Estates Designation
Residential Estates 23 (129,60 ac) 1 du/lot 23 du
Subdistrict
Randall Boulevard
Commercial 7 (33.76 ac)
Subdistrict
Rural Settlement
Area District
Source: Collier County Growth Management Department and Collier County Property Appraiser
100,000 sq. ft./tract
700,000 sq. ft.
CHAPTER 3: FUTURE CONDITIONS 51
Map 11: Vacant Land Analysis
LEGEND
Vacant Land: Residential
Estates Subdistrict
- Vacant Land: Randall
Boulevard Commercial
Ri i1hriicirir4
v
W+ 0 0lo 0.2 0.4
Miles
5
Source; Collier County Growth Management Department and Collier County Property Appraiser
COLLIER COUNTY PLANNING STUDY
PLANNING RECOMMENDATIONS
The public engagement and input process revealed that there is a common vision which is for a sustainable balance between (re)
development and the environment without overbuilding the study area. This vision includes the preservation of the rural feel of the
area, providing for public open spaces that encourage gathering and protect the environment, creating a destination that serves
people that live in the area, and ensuring safe pedestrian connections including opportunities to park once and walk. Based on this
input and the Existing Conditions analysis, three main planning strategies for future (re)development of the study area were identified
that will assist in providing the overall vision for future development and investment in the study area. These planning strategies are
discussed further in detail in this section and are shown in Figure 17.
Provide intrinsic environmental, aesthetic, Create a live, work, and play environment and Establish a highly connected, pedestrian
and recreational opportunities to the establish an urban form that is both aesthetic friendly center that integrates bicycle and
surrounding community. and unique to this place. pedestrian amenities including safe and
convenient ways to cross roadways.
CHAPTER 3: FUTURE CONDITIONS 53
ri
PROVIDE A MIX OF LAND
USE AND PROMOTE
PLACEMAKING
o
IV
PROVIDE AND ENHANCE DEVELOP AN
PUBLIC SPACES AND GREEN INTERCONNECTED
SPACE MULTIMODAL
TRANSPORTATION NETWORK
PROVIDE A MIX OF LAND USE AND PROMOTF PLACEMAKING
A mix of land use provides alternatives to the conventional development patterns and also allows for (encourages) the sharing of
resources, including infrastructure, and also helps to create a "place" Placemaking is an important strategy in preserving the study
area's sense of place while developing a mix of uses for a live -work -play environment, Placemaking also generates a destination for
new businesses and promotes the growth of existing businesses within the study area. A concern for the study area is that sprawl may
become an issue and the rural heritage of the area may be lost as the area continues to grow and develop. It is the goal of this Study
to create a destination with a mix of land uses in a context sensitive and concentrated setting which enhances and blends with the
existing development pattern.
There is opportunity to develop the vacant "green" fields (i.e., undeveloped) that are a part of the study area. It has been identified that
there is a desire for more restaurants and retail in the study area to serve the community. Given the area's proximity to established
residential neighborhoods and major transportation corridors as well as predicted population growth, the study area has potential to
attract a diverse mix of uses. The vacant land carrying capacity analysis shows the opportunity for developing an additional 700,000
sq. ft, of commercial and 23 residential units, While there may not be a need for more residential development from the community
perspective, the population is projected to grow by 8,479 people within a 5-minute drive time in the next 20 years according to the
CIGM. Mixed use development should be considered at the main intersection of Randall Blvd, and Immokalee Rd. to promote a mix
of housing options for varied family sizes and income to assist in capturing the predicted growth while also providing for essential
services and commercial uses that provide for the daily needs of residents as well as attract and retain a sustainable employment
base. Figure 18 provides an example of the "building blocks" of mixed use development that should be considered for this area
especially when provided in the suburban context in which the study area is located.
CHAPTER 3: FUTURE CONDITIONS
INSRn�
akm I
Figure 18: Mixed Use Development Example
--Z
77
4
56 COLLIER COUNTY PLANNING STUDY
The properties at the main intersection of Randall Blvd. and
Immokalee Rd as identified in Map 12 are recommended
to be considered for future mixed use development. These
parcels were identified for a few reasons. One reason is
that the properties are currently identified as vacant by
the Collier County Property Appraiser land use codes.
Additionally, the properties located south of Randall
Blvd. are currently designated as Randall Boulevard
Commercial Subdistrict and there is already future
commercial development proposed and approved within
and adjacent to the study area. Mixed use development
would allow for different types of land uses to coexist and
benefit from proximity to each other as well as create a
vibrant destination. While retail and restaurants can be
supported, additional essential services such as offices may
be supported as well to serve the community. Finally, the
parcels north of Immokalee Rd, were included to tie into
the proposed mixed -use and existing/future commercial
development of the area. Identifying and directing mixed
use development to these vacant parcels identified at the
study area's main intersection ensures that development is
compact in one place and not sprawled throughout and also
ensures that the rest of the study area will not become too
overbuilt and can maintain its rural character.
Map 12: Mixed Use Development Opportunity
LEGEND
Mixed Use Development
Opportunity
Pending Growth Management Plan
Amendment to Allow Commercial
IMMOKALEE RD
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SVFVf Miles
S
OIL WELL RD
Ali RANDALL BLVD
CHAPTER 3: FUTURE CONDITIONS
57
The existing land development standards do not allow for mixed use development within the study area. Mixed use development
would encourage a mix of retail, restaurant, office, and medium density residential uses including allowances for vertical mixed -use
development (residential over office or retail) (See Figure 19). It should be understood that the standards for density and intensity
need to be developed in context with the study area's location (more suburban vs. urban core) and also in consideration of the
available infrastructure within the area.
Figure 19: Mixed Use Development Examples
COLLIER COUNTY PLANNING STUDY
A planning tool that could be used for the study area to achieve the desired development is a mixed use designation with design/form
based code principles. This will ensure that the development that occurs is context sensitive to the suburban transitioning area and
promotes the desired development form instead of possible sprawl or strip malls (See Figure 20). Design/form based code principles
are a land development regulation or series of regulations that fosters predictable built results and a high -quality public realm by
using physical form (rather than separation of uses) as the organizing principle for the code, Design/form based code principles
are becoming increasingly popular in communities seeking practical ways to grow smarter and they offer a powerful alternative to
conventional zoning by emphasizing the future physical form of the built environment. These types of standards primarily focus on
the relationship between buildings, sidewalks, and streets, and promote walkability and a dynamic pedestrian experience, These
standards also put less emphasis on the use inside the building and more emphasis on the building form and placement (See
Figure 21), location of parking, treatment of public/private spaces (See Figure 22), and other aspects, resulting in a more predictable
development pattern for the community. Some communities have opted to implement these principles into the code in the form of a
hybrid code (incorporating portions of design and conventional codes) rather than adopt a traditional form based code due to ease of
use and understanding while retaining conventional code provisions which are more widely used and understood.
Figure 20: Future Development
CHAPTER 3: FUTURE CONDITIONS 59
0 M M -M M-0 ME=
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Figure 21: Build to Zone/Building Placement
Figure 22: Encroachments into Public Realm
TYM KW
I: Awning A: Encroachment Cl...,
Height
2: Canopy
B: Encroachment Depth
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60 COLLIER COUNTY PLANNING STUDY
Design/form based code principles would identify a specific physical vision for the study area. The goal is to have predictability in the
character of the area and create a sense of place for mixed use development. Arranging a mix of land uses on streets and blocks that
function together is key to creating an attractive public realm (See Figure 23). When buildings and the public realm are consistently
arranged the uses within the individual structures becomes less important than in conventional suburban arrangements. Enhanced
code provisions allow (encourage) greater flexibility, reduced setbacks, wider sidewalks, narrower roadways (where appropriate)
and reduced parking requirements to create a more walkable development. As new development occurs in the study area it should
promote greater internal and external site connectivity and support accessibility for pedestrians. Urban design principles that should
be integrated in the development pattern include;
Connectivity
Site Orientation
Public Realm Enhancements
Ground Floor Design and Use
Transition to Neighborhoods
Figure 23: Mixed Use Development Examples
CHAPTER 3: FUTURE CONDITIONS
ITEM!
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Additional planning tools may also be considered in order to create incentives for development and promote economic development,
These include, but are not limited to, expediated permit review or density/intensity bonuses where appropriate. Another useful
planning tool is the use of Transfer of Development Rights (TDRs), A TDR program could be an alternative tool to amending the future
land use/zoning to avoid increasing densities in the regional context. Collier County currently has a TDR program in place that could
be used to facilitate and target growth in the study area (receiving areas) while protecting important environmental lands and habitats
(sending areas).
The County should memorialize
the preferred growth strategy
in the Growth Management
Plan Update, The Growth
Management Plan is the
County's planning tool to
inform zoning decisions and
other changes necessary to
implement recommendations
in this study. See Table 10 for a
summary of recommendations
in order to achieve the goal of
providing a mix of land use and
promoting placemaking,
Figure 23 (Continued): Mixed Use Development Examples
COLLIER COUNTY PLANNING STUDY
Create a Mixed -use
Destination
Create Incentives for
Development
Table 10: Summary of Recommendations
• Create an identity for the study area
• Transition from suburban, strip mall oriented
commercial to an integrated, connected area
Mixed use designation with
design/form based code
• Improve mobility access and connections
principles
• Create an activity center that is complimentary
to the surrounding areas
• More efficient use of existing and planned
infrastructure
• Possible administrative review or expedited
review of desired project types
• Expedited permit
review
• Density/intensity bonuses for providing
"community benefits" public realm
• Density/intensity
enhancements (multi -use recreation trails, public
bonuses
open spaces, regional stormwater facilities,
enhanced stormwater best management
• TDRs
practices, or similar)
• If bonus provisions not recommended, consider
increased density/intensity through TDR
program (from off-site/outside of study area
• Growth Management Plan
Amendment
• Land Development Code
Amendment
• Growth Management Plan
Amendment
• Land Development Code
Amendment
CHAPTER 3: FUTURE CONDITIONS 63
Provide And Enhance Public Spaces And Green Space
The rural to suburban character and area's environment were both identified as important to protect in the (re)development of the
study area. Additionally, providing public open spaces and parks for families that live in the area was also identified as another
important aspect in planning for the community, It is the goal of this Study to ensure that the area's character is enhanced by reducing
the encroachment of suburban sprawl while still accommodating opportunities for growth and economic development.
The quality of the public realm by measure of proximity, accessibility, activities, economic vitality, and attractiveness as well as the
quality of parks and open space help to define a community. Seeking the opportunity for new parks or for varied public spaces
will contribute to the overall livability of the community and assist in protecting the existing environment. A key consideration is to
encourage and allow parks, open space, and trails to become the connective fabric between important places or destinations. Scale
and size of these amenities should be determined by the availability of land and concentration of patrons. This may include the
creation and identification of "mini -parks" or similar facilities that are designed to be integral to and a part of the (re)development of
the area See Figure 24).
Figure 24: Public Spaces Examples
COLLIER COUNTY PLANNING STUDY
Increasing buffer requirements or enhancing the
landscaping are also tools that can be used as a means of
enriching the pedestrian environment and enhancing the
general aesthetics of the community. Landscaping within
the public realm may include permanent above grade
planters, moveable pots and planters, and or hanging
planters in addition to tree wells and planting strips.
There should also be the identification of opportunities
to preserve ecological linkages, greenways, and habitat
corridors. This will assist in preserving the environment
and protecting vital habitats and local species that exist in
the area. Greenway trails can also provide for recreational
opportunities such as walking and bicycling as well as
further connect the community to nature (See Figure 25).
Figure 25: Greenway Trail Example
CHAPTER 3: FUTURE CONDITIONS
Greenway trails and linkages can be incorporated into the overall design of the project area (See Map 13). This includes in future
roadway improvements that occur (See Figure 26). Providing these linkages will tie the community to the environment as well provide
connections between existing and future commercial or mixed use developments. See Table 11 for a summary of recommendations in
order to achieve the goal of providing and enhancing public spaces and green space.
Figure 26: Greenway Linkages Examples, Including Pedestrian Facilities
COLLIER COUNTY PLANNING STUDY
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Map 13: Greenway Trail Opportunity
LEGEND
Mixed Use Development
Opportunity
Pending Growth Management Plan
Amendment to Allow Commercial
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COLLIER COUNTY PLANNING STUDY
Table 11: Summary of Recommendations
• Public spaces should provide adequate shade,
seating and support facilities with a mix of
landscape and hardscape surfaces
Enhance Recreation/ • Design principles
• Located in areas with increased visibility from
Public Space/Public • Increased buffer/
public and private roadways and in prominent
Realm landscaping
areas of the project
requirements
• Creation and identification of "mini -parks" or
similar facilities that are designed to be integral
to and part of the compact urban environments
• Create a new "Central Park" with active
Create Connected recreation and passive park space adjacent to
the proposed mixed use area, connecting to a
Greenway Corridors/ Greenway Corridor Plan possible multi -use recreational trail
Trails • Establish a multi -modal corridor with hardscape/
pedestrian amenities
• Growth Management Plan
Amendment
• Land Development Code
Amendment
• Growth Management Plan
Amendment
• Land Development Code
Amendment
CHAPTER 3: FUTURE CONDITIONS 69
Develop An Interconnected Multi -Modal Transportation Network
The ability to inject choice in transportation by building complete streets and finding context sensitive solutions through development
and redevelopment is critical to the study area's economic vitality. Based on public input there is an increased concern regarding
transportation, traffic, and safety in the study area. Some of public comments were more generalized in nature and may be applied to
the transportation network in and around the study area. It may make sense to do larger area plan to address these issues that are
influenced by and affect outside of study area.
The County recognizes the economic benefits, enhanced quality of life, and improved sense of place through strategic transportation
investments that promote the movement of people and goods within the study area. Based on the existing conditions analysis,
Immokalee Rd, and Wilson Blvd, are operating better than the adopted LOS standards while Randall Blvd, is operating at the adopted
LOS standard. FDOT finished the PD&E study for the intersection of Immokalee Rd. and Randall Blvd, in December 2020 (See Figure
27). The study involved the evaluation of several intersection concepts to enhance traffic operations and safety conditions based on
current and future travel demands. Since the PD&E is complete and accepted by FDOT, the project is now eligible to move to the next
phase of development by the Transportation Engineering group. This project will help to address some of the public's concerns within
the study area and improve safety at the intersection where mixed use development is encouraged.
70 COLLIER COUNTY PLANNING STUDY
Figure 27: PD&E Study
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qpSTAj.ON
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Source: FDOT
FMAND
4R1PER MA KET
PLAZA
CHAPTER 3: FUTURE CONDITIONS 71
The County has also completed the Randall Boulevard and Oil Well Road Corridor Study (May 2019) to evaluate several corridor
alternatives to enhance traffic operations and safety conditions based on current and future travel demands. On May 14, 2019, the
Board of County Commissioners voted to approve the staff recommendation to expand Randall Blvd. (between 8th St. and Everglades
Blvd.) to 6-lanes, Randall Blvd. (between Everglades Blvd. and Desoto. Blvd.) to for 4-lanes and expand Everglades Blvd. (between
Oil Well Rd. and Randall Blvd.) to 4-lanes. This project is adjacent to the study area and will also help to address some of the public's
current concerns regarding traffic.
The study area is intended to serve as a key focus for future development and redevelopment consistent with its location along a
strategic transportation corridor. Although this area is developing in a suburban development pattern and oriented towards vehicular
movements, an alternative approach to transportation planning in the form of mobility enhancements may be more suitable in the
future development of the area. It is recommended that as new development occurs that there is the planning for complete streets
and a walkable and connected public realm that provides increased safety for pedestrians (See Figure 28). This includes providing
opportunities to park once and walk and ensuring safe pedestrian connections. Increased mobility enhancements can be incorporated
into future (re)development similar to the design principles approach for the proposed mixed use areas.
Complete streets are designed for safe and comfortable travel for all users regardless of their age, ability, or mode of transportation.
This design concept encourages a less auto -centric development pattern and may result in less automobile traffic as people have
more mobility options. This approach may not be feasible for Immokalee Road specifically; however, similar to the form based code
approach, this corridor could provide a higher level of detail to address multimodal needs and tie the transportation framework
together. This will also assist in creating a balance between land use and transportation especially if design/form based code
principles are adopted. There is also the opportunity with new development to add pedestrian scale lighting, add wider sidewalks, fill
sidewalk gaps, restripe/add crosswalk markings, and construct streetscape improvements (See Figure 29). Providing for pedestrian
connections that link between existing and future commercial or mixed use developments is important to ensure that there is the
opportunity to park once and walk (See Map 14). Table 12 provides a summary of recommendations in order to achieve the goal of
developing an interconnected multimodal transportation network.
72 COLLIER COUNTY PLANNING STUDY
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Figure29: Walkability Examples ...........................................................
COLLIER COUNTY PLANNING STUDY
:UAL..
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Map 14: Pedestrian Connections Opportunity
LEGEND
Mixed Use Development
Opportunity
Pending Growth Management Plan
Amendment to Allow Commercial
Pedestrian Connections
Opportunity
COLLIER COUNTY PLANNING STUDY
Table 12: Summary of Recommendations
• Provisions for multi -use recreational trails/
• Creation of a Multi -
enhanced bike/pedestrian areas
Modal Map • Increased connectivity between properties/
Improve Mobility projects
Options Street design
requirements for • Walkable and connected public realm and safe
developers pedestrian connections
• Connected sidewalk network
• Provide pedestrian scale lighting and street
trees/landscaping
Provide Streetscape • Design/form based • Provide hardscape/ pedestrian amenities/
principles
Improvements
code rinci les shelters
• Parking not the focus of the development;
shared parking and parking placement
standards
• Growth Management Plan
Amendment
• Growth Management Plan
Amendment
• Land Development Code
Amendment
CHAPTER 3: FUTURE CONDITIONS 77
PUBLIC INFRASTRUCTURE RECOMMENDATIONS
This section will address the ability of current infrastructure and facilities identified in the existing conditions analysis to serve the
study area.
Water And Wastewater
The CCWSD has potable water and wastewater services available to the study area. The CCWSD has published the "2014 Water,
Wastewater, Irrigation, Quality Water and Bulk Water Master Plan/CIP Plan*',' which includes build -out and capital improvements over
a 20-year planning period.
Potable Water
Potable water service is available via a 36" ductile iron watermain that runs along the north and west sides of Immokalee Road. The
interconnected NCRWTP and SCRWTP have a firm operating capacity of 48 MGD with a permitted capacity of 52 MGD, The required
treatment capacity for the 2021 Fiscal Year is 35.0 MGD. Figure 30 shows two potential demand scenarios for the study area. Scenario
#1 takes into consideration the existing land use capacity per the build out analysis identified previously in Table 9, Understanding
that there is inherently different development identified and approved an alternative (interim) analysis was performed as Scenario #2
to identify if a hypothetical short-term growth pattern assuming portions of those projects could be accommodated. An alternative
scenario (i.e. varying residential and non-residential development) can be performed as may be requested by the County. The
purpose of this exercise is to demonstrate two potential potable water demands for the study area.
Note; Demands were based off the F.A.C. 64E-6.008 System Size Determinations and the CCWSD LOS standards. In addition, the Max
Daily Demand (MDD) represents the max daily water usage on any given day, which is the Average Annual Daily Demand (AADD)
multiplied by 1.35 (per the 2014 master plan).
Given the size of the existing water main and the capacity of the interconnected WTP's, the existing infrastructure will be able to serve
the study area in both scenarios. There appears to be sufficient capacity within the existing system.
Directional boring under Immokalee Road may be necessary to provide potable water service to properties on the south side of
Immokalee Road, Additionally, the design of potable water distribution systems should be looped to avoid dead ends, which can
create water quality and reliability issues for users. This will also improve water pressure.
COLLIER COUNTY PLANNING STUDY
Figure 30: Potable Water Demand Scenarios
RANDALL BL VD
STUDYAREA: SCENARIO #1
POTABLE WATER DEMANDS
Per square foot of floor space 700,000 per 10C sf x 15 gpolper 100 sf = 105,000
""Commercial Average Daily Flow = 105,000 GPD
21
Per single family dwelling unit 23 units x 300 gpolunit = 6,900
"Residential Average Daily Flow = 6,900 GPD
"Total Average Daily Flow [Wastewater ADF) = Commercial ADF + Residential ADF = 111,900 GPD
"Total Average Daily Demand {Potable ADD) = {Wastewater ADF)"1.4 = 156,660 GPD
Peak Factor Used(PF) = 4.00 (Conservative estimate)
Peak Hour Demand (PHD) = 26,110 GPH (ADD"PF)
436 GPM
Max Day Factor (MDF) = 1.35 (2014 Master Plan)
Max Day Demand (MDD) = 211,491 GPD (ADD"MDF)
147 GPM
RANDALL BL VD
STUDYAREA. SCENARIO #2
POTABLE WATER DEMANDS
Per square foot of floor space 200,000 sf x 0.1 gpolsf = 20,000
"Retail Average Daily Flow = 20,000 GPD
21
Per single family dwelling unit 300 units x 30C gpolunit = 90,000
"Residential Average Daily Flow = 90,000 GPD
'otal Average Daily Flow [Wastewater ADF) = Commercial ADF + Residential ADF = 110,000 GPD
"Total Average Daily Demand {Potable ADD) = (Wastewater ADF)"1.4 = 154,000 GPD
Peak Factor Used(PF) = 4.00 (Conservative estimate)
Peak Hour Demand (PHD) = 25,667 GPH (ADD-PF)
428 GPM
Max Day Factor [MDF) = 1.35 (Conservative estimate)
Max Day Demand (MDD) = 207,900 GPD (ADD-MDF)
144 GPM
"Total Average Daily Demand (ADD) for potable water is estimated by mutiplying wastewater flow by 1.4 (Per Collier County "Utility Standards
Manual22.1 A")
—Per F.A.C. 64E-6.008
CHAPTER 3: FUTURE CONDITIONS
Wastewater
The existing 16" PVC sewage force main along Immokalee Road directs flow to the NCWRF. The NCWRF provides an operating/
permitted capacity of 26.35 MGD and has a required treatment capacity of 17.4 MGD for the 2021 Fiscal Year. Figure 31 shows two
potential flow scenarios for the study area. Scenario #1 takes into consideration the existing land use capacity per the build out
analysis identified previously in Table 9, Understanding that there is inherently different development identified and approved an
alternative (interim) analysis was performed as Scenario #2 to identify if a hypothetical short-term growth pattern assuming portions
of those projects could be accommodated. An alternative scenario (i.e. varying residential and non-residential development) can be
performed as may be requested by the County. The purpose of this exercise is to demonstrate two potential wastewater flows for the
study area.
Note; Flows were based off the F,A,C. 64E-6.008 System Size Determinations and CCWSD LOS standards. In addition, the Max Month
Average Daily Flow (MMADF) represents the average daily wastewater generation during the peak month of the year, which is the
Average Annual Daily Flow (AADF) multiplied by 1.2 (per the 2014 master plan),
Given the size of the existing force main, and the capacity of the NCWRF, the existing infrastructure will be able to serve the study
area in both scenarios. There appears to be sufficient capacity within the existing system.
Directional boring under Immokalee Road may be necessary to provide wastewater service to properties on the south side of
Immokalee Road. Additionally, the design of pump stations must consider the tie-in pressure of the force main and impacts to existing
pump stations connected to the force main.
80 COLLIER COUNTY PLANNING STUDY
Figure 31: Wastewater Demand Scenarios • • • • • • •
RANDALL BLVD
STUDYAREA: SCENARIO #1
WASTEWATER FLOW
Commercial (Office}
Per square foot of floor space 700,000 per 100 sf x 15 gpolper 100 sf =
105,000
'Commercial Average Daily Flow =
105,000 GPD
Residential
Per single family dwelling unit 23 units x 300 gpolunit =
6,900
'Residential Average Daily Flow =
6,900 GPD
'Total Annual Average Daily Flow JAADF) = Warehouse AADF - Office AADF =
111,900 GPD
77.71 GPM
Max Month Average Daily Flow
Max Month Average Daily Factor (MMADF} = 120 (2014 Master Plan)
Max Month Average Daily Flow (MMADF) = 134,280 GPD (AADFWMADF)
93 GPM
RANDALL BLVD
STUDYAREA: SCENARIO #2
WASTEWATER FLOW
Shopping Centers (Retail}
—Per square foot of floor space 200,000 sf x 0.1 gpolsf =
20,000
'Retail Average Daily Flow =
20,000 GPD
Residential
"Per single family dwelling unit 300 units x 300 gpolunit =
90,000
'Residential Average Daily Flow =
90,000 GPD
'Total Average Daily Flow JAADF) = Warehouse AADF - Office AADF =
110,000 GPD
7639 GPM
Max Month Average Daily Flow
Max Month Average Daily Factor (MMADF} = 120 (2014 Master Plan)
Max Month Average Daily Flow (MMADF) = 132,000 GPD (AADFWMADF)
92 GPM
'Wastewater flows were calculated per Collier County "Utilities Standards Manual - Part 3 Wastewater Collection and
Transmission Systems"
"Per F.A.C. 64E-8.008
CHAPTER 3: FUTURE CONDITIONS
�k M
MRS.,
Storm water
All new developments and redevelopment will require conformance with the Statewide Stormwater Environmental Resource Permit
(SWERP) rules. These rules are governed by the SFWMD in Collier County. The objective through the permitting process is to
show that the site will meet water resource requirements as set forth by the SWERP. Typically, this will require developments to
provide stormwater detention/retention facilities to comply with water quality/quantity regulations. The stormwater facilities limit the
stormwater discharges to either pre -development rates or to a predetermined rate based on large basin drainage studies. Limiting
post -development discharge reduces impacts on the existing local and regional drainage conveyances maintaining the current level
of service.
Normally it is anticipated that a project site can expect approximately 10-20% of the site area to be dedicated to stormwater
management in the form of dry and/or wet retention and detention. Optional "vault" storage can be considered in areas where very
high land values warrant the costs of vault storage. It is not anticipated that land values in the study area will warrant this type of
system. Developers in the study area may consider permitting for a master stormwater management system, which may reduce the
amount of site acreage that sub -projects within a master developed area will need to set aside for stormwater management.
An additional component that may be considered is Low Impact Development (LID) to improve stormwater management. LID is an
innovative approach to stormwater management that incorporates various land planning and design practices to reduce impact to
water quality from urban development. In general, the LID approach includes practices that;
Encourage preservation of natural resources
Allow development in a manner that helps mitigate potential environmental impacts
Reduce cost of stormwater management systems
Use a host of integrated management practices to reduce runoff
Reduce pollutants into the environment
82 COLLIER COUNTY PLANNING STUDY
LID's goal is to mimic a site's predevelopment hydrology
by using design techniques that infiltrate, filter, store,
evaporate, and detain runoff close to its source (See Figure
32). Techniques are based on the premise that stormwater
management should not be seen as stormwater disposal.
As an alternative to conveying, managing, and treating
stormwater in large, costly end -of -pipe facilities located at the
bottom of drainage areas, LID addresses stormwater through
small, cost-effective landscape features. These landscape
features, known as Integrated Management Practices (IMP),
are the building blocks of LID. Almost all components of
the urban environment have the potential to serve as an
IMP. These components can include open space, rooftops,
streetscapes, parking lots, sidewalks, and medians. LID is a
versatile approach that can be applied equally well to new
development and redevelopment projects within the project
area. The project area should consider encouraging basic LID
and related system components within new infrastructure
projects and or retrofitting of existing areas. These types of
improvements will further the community's water quality and
foster overall improvements in the master stormwater system.
Figure 32: Example of Park with Bioswale
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CHAPTER 3: FUTURE CONDITIONS
CONCLUSI ON
Recognizing that ongoing growth is essential to the study area's success, the County should promote the preferred growth strategy
through the update/adoption of amended policies and codes. This Study identifies the land use tools and infrastructure necessary
to support future development within the study area and provides generalized, guiding principles. The findings of this Study serve
as a planning tool for the County to effectively coordinate land use and development. The recommendations made will support the
expected growth and needs of the community in a sustainable way as the study area continues to develop.
As Collier County moves toward implementation, it is important to remember the following;
Perseverance will be necessary as some improvements will take months, if not years to advance.
The vision/plan can and will evolve over time.
The future addition or subtraction of policies or projects should not be viewed as a compromise of the vision, but rather its
natural evolution in response to changing conditions and challenges.
COLLIER COUNTY PLANNING STUDY
PATH TO SUCCESS
Ensuring success requires focus, leadership, and resources. These three traits benefit from deliberate structure. When considering
how to take action, the community should consider the following;
Identify a Champion: Each action item and recommendation will require a champion —someone who owns the responsibility for
achieving the stated goal. These champions should be empowered with the ability to mobilize partners and align resources specific to
the action's needs. The County should assign each action item in the strategy board with an appropriate champion.
Measure Progress: The best way to maintain momentum is to monitor progress on a regular basis, Regular status reports should
identify completed task, ongoing work, and future programming as well as highlight where progress is being made and tasks that
require more attention. Development of a strategy board could provide a tool to evaluate progress with annual reports to check
progress on action items and consistency with the study area recommendations.
Embrace Accountability: The County should expect to hold each other accountable. The recommendations of this study will not
be achieved overnight. Some tasks will come easy and will be achieved in short order. Other tasks will be a challenge, take more time,
and require persistence and flexibility. Failure to achieve a certain task in the timeframe reflected should not be viewed as a failure but
rather an acknowledgment for the need to reassess the focus, leadership, and resources.
CHAPTER 4: CONCLUSION
I
APPENDIX A
GOLDEN GATE AREA MASTER PLAN
STUDY AREA
COLLIER COUNTY, FLORIDA
LEGEND
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COLLIER COUNTY PLANNING STUDY
APPENDIX C
IMMOKALEE ROADIRANDALL BLVD PLANNING STUDY AREA
Ocean Bluff CT
NW LEGEND
—IMMOKALEE RD/RANDALL BLVD PLANNING STUDY AREA
O RESIDENTIAL ESTATES SUBDISTRICT
- RANDALL BLVD COMMERCIAL SUBDISTRICT
O RURAL SETTLEMENT AREA SU BDISTRICT
0 500 I,000 2,000 3,000 ;
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J_
BER2a,..
A�OPrEO - SEP�E.........
(Ort No. 211&28
APPENDICES: CONCLUSION
2017 Base
2020 Forecast
2025 Forecast
2030 Forecast
2035 Forecast
2040 Forecast
POPULATION
10,614
12,828
16,586
19,048
20,454
21,307
HOUSING UNITS
3,955
4,835
6,405
7,384
7,897
8,197
APPENDIX D
IMMOKALEE ROAD / RANDALL BLVD STUDY AREA CIGM POPULATION 8 HOUSING UNITS FORECAST
❑0000❑ (5-Minute Drive
(Data Source: Collier County CIGM, Melro Forecasting Modell
I I
1973 1810 � 1866
2261 I '�
2265
am
11
2014
19I9 1 2262
I
immorcncEE no __ � =v
Time)[][][][][][1977
]
2097 V 1]82
1795 1793 2099 �
I
1796
I
I
1797 1794 2090 1191 I 2087
I
rA17 ��yta14 1990 1912 i 1911
�'/Ii�Y Vvv►nty --- Major Roads
LI�C ® Immakalee Rd/Randall Blvd
Growth Management Department Panning Study Area
Operations 8 Regulatory O 5-Minute Dnve Time
Management Division
CIGM TAZ
Map Date: 11f92020
owmmi am. u a auas mmo ee ran as area aamt mm
1074
1
I
z2se 1191e
I
'll
1975
2256 2251
I
tan t9BB 1967 MW
e
Feet
0 2,500 5,000 '10,000
I ,on ena noavno uni,s MinNe a �ma.mxa
IMMOKALEE ROAD / RANDALL BLVD STUDY AREA CIGM POPULATION 8 HOUSING UNITS FORECAST
❑0000❑
(15-Minute Drive Time)011 D00❑
2017 Base
2020 Forecast
2025 Forecast
2030 Forecast
2035 Forecast
2040 Forecast
POPULATION
73,803
83,719
98,619
111,433
124,640
135,407
HOUSING UNITS
35,233
39,663
46,001
51,244
56,684
61, 144
(Data Source: Collier County CIGM, Melro Forecasting Modell
COLLIER COUNTY PLANNING STUDY
M022.
221
77
17. 1702
17
1142
2
IT
Roads
APPENDIX E
I I LARD USE
" DESCRIPTION s
- ......,....1.................. 'y..................................... :.......-.......................... .....,.......nr.n ......n.......�.......,..t _- __ SYMBOL _UNITS _. .3 ACR3
_
- -- -
e AGRICULTURE AG 1963
PF GOLF COURSE In GC(b) 1sB4O
G'U i I RESIDENTIAL m (R-2. R3) 3.150,(b) 13107 ,-•'
�...
4 i AG V , F� L - SCHOOLS AND PARKS SP - 82.1 s,
�--_} I (, t-__-_____-__--li..__--. PURUCFACIUTY PF - 147.0 -'
_•'-rvnnx.--•-•••••••••-•-•-••••••-•-•-•••••••-••-•• GOMMUNITV USE CID _ 156-2
NEIGHBORHOOD qg
COMMERCIAL NC {a) 23.8 �
•" � � i
i,_.•� OFFICE COMMERCIAL OC (g) SA In G C
_..- RANCH PUOMIXEG USE MUN
ORANGE �ossoM (�,@) zaz
_...
4: TOTAL 3,150 2,138.8
_R- OM [ O
•_" ._.___._-.}I i 2 ORANGERLO$S'qy i3t
�_.�"+ - - _ .. �.-� ....•...•..u... •.u..•.n.r....u, ' RANGHPUD (1} GOLF COURSE ACREAGE INCLUDES LAKES AND PRESERVE AREAS p:$
INTERNAL TO THE( 1-111 IZSE lANO UIE DL$IGNATION. D a
! RESIDENTIAL ACREAGE E AND vE
C�) NCWDENTIALL,
DUTEE
AREA$INTERNAL TO7HE RESIDENTLAL IAND USE pESIGNATICIN.
IGNATI N
---�� AG R-2A LTMFTEl1TO MINIMUM 1,fE S FT (N TOTAL COMMERCIAL SQUARE FOOTAGE IMTHIN THE CRANGEfREE PUL `
-�` •!•�••- ._-
(EAST] RESCIENHALUNITS SHALL "'IT EXCEED 111,010 SF 11RO55111ILDING FLOOR All EA
a ;1 R-2A LTNITf31 TO HIMNIIM },asp S(8 FT, ALLOCATION OF SOU.aRE FOOTAGE EEIV4EEN NC, OC S MD BFN1.L BE
__------
- , A4a<" REWENTIALUNNS DETERMiN ED ATTUME OF DEVELOPMENT ORDER,
i .SP
=
Wt MUN t Ib) TOTAL RESIDENTIAL UNITS SHALL NOT EXCEED 3,150 UNITS IN a
`I ••.�. 1247dEE�A�` �-___-_._._1_ - _ ,-�lRy UAND GOLF k _4 RESIDENTIAL, MI%Eb COARSE AREAS
LEGEND -§
NATIVE VEGETATION NOTE:
MN. PFESER4E REQUIRED - a A AC NATVW VEGErarUON xo�s�ea.arc. a ORANGE REE PUD BIXINDARY _
l �-• ! � 1 4 �F9ERVE PfiWICP.D=!l.6AC.
/,
__________ LAND USE DESIGNATION BORDER
�' 1I-.--• �•. .1n
EXISTING ACCESS PfNNT _
IG
' R-2 ! Gee./r FUTURE ACCESS POINT
E)USHNGR.O.W.ad -J
- 1 1 if��/� ,V
' r GC /+
pi :,--•-•• .i' -L FTC FUTURE RO.W. - "a
- _R� '.
. ,.�
1 It•_ m
_ f_ 5 i E70S71NG LAKE
_ �f�f•
:f
FUTURE LAKE
17
RESERVE AREA (68.6 AC) -
Pnrnn�
® '�^'"'^• ROADWAY NOTES' OF
{ FUTURE OIL NIaL ROAD EXPA1YC;w.'LwENORN RiOVINER By
affi.I HLL FL1411
NOTE ITHE LOCATIONS, AIAGLTIY$Np CpVFl(iNRAlltru or UEgL-tEP1NPR01ENf]TR9HRg[OryCEALLY SIiDYMI FIX21lLl19TRATNE PII8IJg5AFL1iFE y-&EG770CHMY3EOLR11•GFksy nF11.UPE RAN[L1li BeUl_EVIIRD FJfPiIIgION LII'E YgRK
DESIGN AND PERMTTIN3. YAM MANAL;E2lNTARFS WY Be RE,pC AND WCH[IiCu-�Sy.IIL kiECON910EREQNnuOp A'V]GCl6181@1T WR5TIE APPR1 P U.D. IAABTERPw�a PROVINEU RAmO ,IEROOHyTY lECM
2} SEE ACCESS lNI1M£N£M P1 FORAGI:ITTL ,gTMCLIIOY INifRMA1 .
3)ALY•E$3
PCINrS 6.YVAN NTNM THE PUD MAs1ER RAN NECO L+EREO GONCEPRML AND SECT TO LDCSrC BAApt,GI6Z FgAL LO nDN ENUMBER FAA NOTfpF
C1Xl,R1'. APPROVED 8Y •••EYERa ENCYACCM
APPENDICES: CONCLUSION