Agenda 05/27/2025 Item #17A (This item has been continued to the June 10, 2025, BCC Meeting - Immokalee Area Master Plan Element of the Growth Management Plan, to change the Immokalee Urban Overlay District to the Immokalee Urban Area Overlay District)5/27/2025
Item # 17.A
ID# 2025-1151
Executive Summary
This item has been continued to the June 10, 2025, BCC Meeting (public comments will not be heard until the official
hearing).
*** This item was previously continued from the May 13, 2025, BCC Meeting to the May 27, 2025, BCC Meeting ***
Recommendation to adopt an Ordinance amending the Collier County Land Development Code to implement the
Immokalee Area Master Plan Element of the Growth Management Plan, to change the Immokalee Urban Overlay
District to the Immokalee Urban Area Overlay District (IUAOD) Zoning District, revise, rename, and add subdistricts,
and establish uses, boundaries and design standards. [PL2024004278] (First of two hearings)
OBJECTIVE: To conduct the first of two hearings on a Land Development Code (LDC) amendment to implement the
Immokalee Area Master Plan Element of the Growth Management Plan, to change the Immokalee Urban Overlay
District to the Immokalee Urban Area Overlay District (IUAOD) Zoning District, revise, rename, and add subdistricts,
and establish uses, boundaries and design standards.
CONSIDERATIONS: The Immokalee Area Planning Commission (IAPC) was formed in 1965, and Immokalee was
governed under separate zoning regulations until 1982. The LDC would be amended later that year to define the
Immokalee Area Planning District. In 1991, the Board of County Commissioners (Board) adopted provisions for the
Immokalee Central Business District, which provided written and graphical boundaries for the district. In 1997, the
Board adopted another ordinance for the Immokalee area, establishing the State Road 29 Commercial Overlay District
(SR29COD) and the Jefferson Avenue Commercial Overlay District (JACOD). These overlay districts were superseded
the following year when the Immokalee Overlay District (Ordinance 1998-63) was established, which redesignated the
SR29COD and the JACOD as subdistricts of the overlay. Ordinance 1998-63 also established three additional
subdistricts:
• Farm Market Overlay Sub-District
• Agribusiness Overlay Sub-District, and the
• Immokalee Central Business Sub-District.
The Immokalee Overlay District was amended in 2000 with the addition of the Main Street Overlay Subdistrict. The
Non-Conforming Mobile Home Park Overlay Subdistrict was established in 2002. Exhibit A provides a list of LDC
amendments specific to Immokalee from 1982 to the present.
When the County adopted the Growth Management Plan (GMP) in 1989, it recognized a need for a separate Sector Plan
for the Immokalee Community. In addressing this need, the County adopted the Immokalee Area Master Plan (IAMP)
as part of its batch amendments in connection with Ordinance 1991-15. The IAMP is in addition to and supplements the
goals, objectives, and policies of the GMP. The major purposes of the IAMP were to create better coordination between
land use and transportation planning, stimulate the redevelopment and/or renewal of blighted areas, and eliminate land
uses that were inconsistent with the community's character. The IAMP was amended 14 times between its initial
adoption and 2019, when substantial changes were made in connection with Ordinance 2019-47. The most recent
amendment to the IAMP occurred in 2023, which added the Transit-Oriented Development Subdistrict.
In 2000, the Board created a Community Redevelopment Agency (CRA) to focus on the rehabilitation, conservation, or
redevelopment of two distinct geographic areas in the County, one of which is the Immokalee Community
Redevelopment Area. Later that year, the Board adopted the Community Redevelopment Plan (Resolution 2000-181)
for a 30-year timeframe. The Community Redevelopment Plan was amended in 2019 and 2022, extending the term of
the Immokalee Redevelopment Area to 2052. The amendment in 2022 outlined five goals for future redevelopment
efforts for Immokalee based on community input:
• Celebrating Culture
• Economic Development
• Housing
• Infrastructure and
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5/27/2025
Item # 17.A
ID# 2025-1151
• Implementation/Administration.
This LDC amendment was created in coordination with the Immokalee CRA and a consultant to improve the existing
LDC regulations and better implement the updated IAMP. The team worked with community stakeholders to analyze
existing regulations, including subdistricts, permitted, conditional, and accessory uses, as well as permitted and bonus
densities, and dimensional and design standards. This analysis identified conflicting provisions and potential
impediments to redevelopment efforts. Substantive changes include, but are not limited to, the following: reorganization
of existing overlay subdistricts and the creation of new subdistricts; updated overlay maps; introduction of architectural
and site design standards for the overlay; introduction of use tables specific to each subdistrict; and reorganization of
development standards for the various subdistricts.
Development Services Advisory Committee (DSAC) Recommendation:
On September 4, 2024, the DSAC recommended approval of the LDC amendment.
Collier County Planning Commission (CCPC) Recommendation:
On March 6, 2025, the CCPC recommended approval of the LDC amendment.
Because this LDC amendment includes a proposed change to the list of actual permitted and conditional uses of land
within a zoning category, LDC Section 10.03.06 K requires two Board hearings, with at least one hearing held after 5:00
p.m. on a weekday. On April 22, 2025, the Board directed staff to waive the nighttime hearing requirement and to
instead hold two regularly scheduled daytime hearings and advertise an Ordinance that would amend the LDC.
Therefore, this meeting represents the first of two meetings for the Board to review the draft Ordinance. The second of
the two hearings is anticipated for June 10, 2025.
This item is consistent with the Collier County Strategic Plan objective to encourage diverse economic opportunities by
fostering a business-friendly environment.
FISCAL IMPACT: There are no anticipated fiscal or operational impacts to the County's stakeholders associated with
this LDC amendment. The costs associated with processing and advertising the proposed LDC amendment are
estimated at $50. Funds have been allocated within the Unincorporated Area General Fund (1011) and the
Comprehensive Planning Cost Center (138317).
GROWTH MANAGEMENT IMPACT: No growth management impact is associated wtih this action.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires an affirmative vote of four
for Board approval. (HFAC)
RECOMMENDATIONS: To adopt the proposed Ordinance amending the Collier County Land Development Code to
implement the Immokalee Area Master Plan Element of the Growth Management Plan, to change the Immokalee Urban
Overlay District to the Immokalee Urban Area Overlay District (IAUOD) Zoning District, revise, rename, and add
subdistricts, and establish uses, boundaries and design standards.
PREPARED BY: Eric Johnson, AICP, CFM, Planning Manager, Zoning Division
ATTACHMENTS:
1. legal ad - agenda ID 25-1151 - PL20240004278 Immokalee Overlay LDCA - 5-27-25 BCC
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER AN ORDINANCE
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners
commencing at 9:00 A.M. on May 27, 2025, in the Board of County Commissioners meeting room, third floor, Collier
Government Center, 3299 East Tamiami Trail, Naples, FL, to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE AND ZONING ATLAS, WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, TO
IMPLEMENT THE IMMOKALEE AREA MASTER PLAN ELEMENT OF THE GROWTH
MANAGEMENT PLAN, TO CHANGE THE IMMOKALEE URBAN OVERLAY DISTRICT TO
IMMOKALEE URBAN AREA OVERLAY DISTRICT (IUAOD) ZONING DISTRICT, TO REVISE,
RENAME AND ADD SUBDISTRICTS, AND TO ESTABLISH USES, BOUNDARIES, AND DESIGN
STANDARDS, BY PROVIDING FOR: SECTION ONE, RECITALS; SECTION TWO, FINDINGS OF
FACT; SECTION THREE, ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT CODE,
MORE SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER TWO ZONING DISTRICTS AND
USES, INCLUDING SECTION 2.03.07 OVERLAY ZONING DISTRICTS, SECTION 2.06.01 GENERALLY;
CHAPTER FOUR SITE DESIGN AND DEVELOPMENT STANDARDS, INCLUDING SECTION 4.02.27
SPECIFIC DESIGN STANDARDS FOR THE IMMOKALEE—STATE ROAD 29A COMMERCIAL
OVERLAY SUBDISTRICT, REPEALING SECTION 4.02.28 SPECIFIC DESIGN STANDARDS FOR THE
IMMOKALEE—JEFFERSON AVENUE COMMERCIAL OVERLAY SUBDISTRICT, REPEALING
SECTION 4.02.29 SPECIFIC DESIGN STANDARDS FOR THE IMMOKALEE—FARM MARKET
OVERLAY SUBDISTRICT, REPEALING SECTION 4.02.30 SPECIFIC DESIGN STANDARDS FOR THE
IMMOKALEE—AGRIBUSINESS OVERLAY SUBDISTRICT, REPEALING SECTION 4.02.31 SPECIFIC
DESIGN STANDARDS FOR THE IMMOKALEE—CENTRAL BUSINESS OVERLAY SUBDISTRICT,
REPEALING SECTION 4.02.32 SPECIFIC DESIGN STANDARDS FOR THE IMMOKALEE—MAIN
STREET OVERLAY SUBDISTRICT, REPEALING SECTION 4.02.33 SPECIFIC DESIGN STANDARDS
FOR NEW MOBILE HOME LOTS IN THE IMMOKALEE URBAN OVERLAY SUBDISTRICT;
CHAPTER FIVE SUPPLEMENTAL STANDARDS, INCLUDING SECTION 5.03.02 FENCES AND
WALLS, EXCLUDING SOUND WALLS; SECTION FOUR, CONFLICT AND SEVERABILITY; SECTION
FIVE, INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE; AND SECTION SIX,
EFFECTIVE DATE. (PL20240004278)
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A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to 3 minutes on any item. The selection of an
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted 10 minutes to speak on an item. Written materials intended to be considered
by the Board shall be submitted to the appropr iate County staff a minimum of 7 days prior to the public hearing. All
materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted
on the County website. Registration should be done in advance of the public meeting or any deadline specified within
the public meeting notice. Individuals who register will receive an email in advance of the public hearing deta iling
how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
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least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of
County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Jennifer Hansen, Deputy Clerk
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