Backup Documents 02/23/2021 Item #11E Immokalee Rd-Randall Blvd Planning StudyImmokalee Rd. Randall Blvd.
Planning Study
February 2021
Kimley-Horn and Associates
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AGENDA
Project Introductions & Overview
About the Study and About Us!
Existing Conditions Review
What’s on the ground today
Future Conditions Review
Vision
Recommendations
Including Q & A
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Introduction
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INTRODUCTION
Where is the Immokalee/Road Randall Boulevard Study Area?
Located in northern Collier County
Approximately 9 miles east and 8.5 miles north of I-75
Approximately 277 acres
55 parcels
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OUR TASK
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Assess current conditions
Provide direction to address unique requirements
Identify needs for future development
Analyze potential level of investment
Resulting in….Long-Range Policy Guidance and Identifying Opportunities
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Existing Conditions Review
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Summary of Existing Conditions
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Collier County and the study area are expected to see population growth
The majority (58.4%) of the study area is vacant according to the County Property Appraiser
Note: includes “approved” but not developed
The majority (93.7%) of the study area is zoned as Estates
The majority of the future land use is designated as Estates Designation (96.4%)
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Summary of Existing Conditions
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Immokalee Rd. and Wilson Blvd. are operating better than the adopted Level of Service (LOS) standards
Randall Blvd. is operating at the adopted LOS standard
The combined Water Treatment Plants have no known deficiencies and are operating below permitted capacity
The North County Water Reclamation Facility has no known deficiencies
Development/redevelopment will require South Florida Water Management District review for stormwater management
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Future Conditions Review
including Community Engagement
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Community Engagement
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Public input meetings on November 30th and on January 14th
Extensive comments provided by the public at both meetings
Public online survey available November 19th - December 10th
Gave the public 3 weeks to provide input
In total, 57 people participated in the online survey
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Community Engagement
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There is a common vision for a sustainable balance between (re)development and the environment without overbuilding the study area
Extended drives currently required (to other parts of the County such as North Naples for jobs, shopping, and restaurant options)
Main takeaways:
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
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Market Study*
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By 2030 the commercial allocation ratio within a 15-minute drive time is predicted to be below the County’s and DEO’s recommended allocation ratios.
The Collier County inventory of condominium units will be negative by the year 2025. For the market area, the total supply of market rate apartments will be negative by 2022.
Projections take into account vacant land that can be developed as commercial or multi-family residential and are still predicting a demand in the coming years.
* “Commercial Need Analysis and Residential Market Study for Subject Property at the Northeast Corner of 4th Street N.E. and Immokalee Road Collier County, Florida”
August 26, 2020 prepared by Real Estate Econometrics, Inc.
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Vacant Land Carrying Capacity
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Current future land use: 23 du & 700,000 sq. ft. of commercial
BEBR average is 2.36 people per household = 54 people
Population within a 5-minute drive time is predicted to grow by 8,479 people by 2040
Study area can currently accommodate 0.6% of the projected population growth within a 5-minute drive time
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Recommendations
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Mixed Use Development Opportunity:
Properties south of Randall Blvd. currently allow for commercial development
Instead of only allowing commercial…
Encourage a mix of retail, restaurant, office, medium density residential, and civic/public uses (i.e., post office, library, etc.) in response to public feedback
Encourage walkable destination that creates sense of place instead of possible strip malls
New mixed-use district will accommodate the population growth predicted by CIGM and the demand that is shown in the Market Study
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Recommendations
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Recommendations
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A (new) Mixed-Use subdistrict for the properties at the main intersection of Randall Blvd. and Immokalee Rd.
Encourage a mix of retail, restaurant, office, medium density residential, and civic/public uses (i.e., post office, library, etc.)
Provide mix of housing options for varied family sizes and income to assist in capturing the predicted growth
Provide for the daily needs of residents
Attract and retain a sustainable employment base
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Recommendations
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A (new) Mixed-Use subdistrict for the properties at the main intersection of Randall Blvd. and Immokalee Rd.
Provide alternatives to the conventional development patterns
Encourage the sharing of resources, including infrastructure
Preserve sense of place and develop a mix of uses for a live-work-play environment
Reduce trips to other parts of the County and provide opportunities to park once and walk
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Ongoing Growth + Increased Demand for Services + Community Comments =
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New/Mix of Uses
Density &
Intensity
Incentives for Economic Development
Enhanced
Mobility
Facilities
Growth Management Plan
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New
Mixed-Use Subdistrict
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Development Standards
“Recognizing” that ongoing growth is essential to the study area’s success, the County should:
Promote the preferred growth strategy through a (new) Mixed-Use subdistrict -
Allow for new/mix of uses such as commercial, office, civic, institutional, and medium density residential uses
Provide appropriate density and intensity
Include incentive-based methods
Require enhanced bicycle and pedestrian facilities
Establish “context sensitive” development standards
Reflect community’s vision for the area, are unique from other areas in the Estates, and which create a coordinated theme among new and proposed developments in the study area
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Conclusion
Questions or Comments?
Next Steps?
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Demand (per the Market Study)*
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Determined the oversupply or undersupply of commercial space in the 15-minute drive time area both with the current existing and potential commercial square footage.
County uses a 1.15 allocation ratio as a measuring stick. DEO recommends 1.25 allocation ratio. The 2030 allocation ratio is below the County and recommended allocation ratio.
* “Commercial Need Analysis and Residential Market Study for Subject Property at the Northeast Corner of 4th Street N.E. and Immokalee Road Collier County, Florida”
August 26, 2020 prepared by Real Estate Econometrics, Inc.
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Demand (per the Market Study)*
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The Collier County inventory of condominium units will be depleted by the year 2025. The total supply of market rate apartments will turn negative in 2022 for the market area.
* “Commercial Need Analysis and Residential Market Study for Subject Property at the Northeast Corner of 4th Street N.E. and Immokalee Road Collier County, Florida”
August 26, 2020 prepared by Real Estate Econometrics, Inc.
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Conclusion
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“Recognizing” that ongoing growth is essential to the study area’s success, the County should:
Promote the preferred growth strategy through a (new) Mixed-Use subdistrict -
Allow for new/mix of uses such as commercial, office, civic, institutional, and medium density residential uses
Provide appropriate density and intensity
Include incentive-based methods
Require enhanced bicycle and pedestrian facilities
Establish “context sensitive” development standards
Reflect community’s vision for the area, are unique from other areas in the Estates, and which create a coordinated theme among new and proposed developments in the study area
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