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CCPC Agenda 02/16/2010 SCOlfmo SPECIAL MEETING AGENDA FEBRUARY 16, 2010 CCPC AGENDA PETITION CP- 2008 -5 IMMOKALEE AREA MASTER PLAN GMP AMENDMENT TRANSMITTAL HEARING FEBRUARY 16, 2010 NOTICE OF PUBLIC HEARING AND NOTICE OF INTENT TO CONSIDER RESOLUTION Notice is hereby given that a public hearing will be held by the Collier County Planning Commission on Tuesday, February 16, 2010 at 8:30 A.M. in the Collier County Commissioners Boardroom, 3rd Floor, W. Harmon Turner Building, (Bldg. E), County Government Center, 3301 East Tan iami Trail, Naples, Florida 34112. The purpose of the hearing is to consider a recommendation on amendments to the Growth Management Plan; specifically to the Immokalee Area Master Plan, including the Immokalee Area Master Plan Future Land Use Map; and a recommendation for transmittal to the Florida Department of Community Affairs. The resolution title is as follows: RESOLUTION NO.10- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MAN- AGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN, INCLUDING THE IMMOKALEE AREA MASTER PLAN FUTURE LAND USE MAP; AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. O CP- 2008 -5, Petition requesting an amendment to the Immokalee Area Master Plan and Immokalee Area Master Plan Future Land Use Mao, to make revisions to the entire Master Plan to include: in- creases to commercial acreage, industrial acreage, and allowable residential density; elimination of some existing designations; creation of a new designation for the Immokalee Regional Airport site; and, addition of approximately 103 acres presently designated Agricultural /Rural within the Rural Lands Stewardship Area as identified on the countywide Future Land Use Map. [Coordinator. Carolina Valera, Principal Planner] K All interested parties are invited to appear and be heard. Copies of the proposed amendment are avail- able for inspection at the Comprehensive Planning Department, 2800 N. Horseshoe Drive, Naples, Florida between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Any questions pertaining to these documents should be directed to the Comprehensive Planning Department. (239 -252- 2400). Written com- ments filed with the Comprehensive Planning Department prior to Tuesday, February 16, 2010, will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs an accommodation in order to participate in the proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Department, located at 3301 Tamiami Trail East, Building W, Naples, Florida 34112, (239) 252 -8380. Assisted listening devices for the hearing impaired are available in the County Commis- sioners' Office. Mark P. Strain, Chairman Collier County Planning Commission •�.�. _' a ; cv.zooes - - - - -- - - - "` - - ",Ila, County FIOr1Aa r W K All interested parties are invited to appear and be heard. Copies of the proposed amendment are avail- able for inspection at the Comprehensive Planning Department, 2800 N. Horseshoe Drive, Naples, Florida between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Any questions pertaining to these documents should be directed to the Comprehensive Planning Department. (239 -252- 2400). Written com- ments filed with the Comprehensive Planning Department prior to Tuesday, February 16, 2010, will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs an accommodation in order to participate in the proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Department, located at 3301 Tamiami Trail East, Building W, Naples, Florida 34112, (239) 252 -8380. Assisted listening devices for the hearing impaired are available in the County Commis- sioners' Office. Mark P. Strain, Chairman Collier County Planning Commission SPECIAL AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., ON TUESDAY, FEBRUARY 16, 2010 IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER, 3301 TAMIAMI TRAIL EAST, NAPLES, FLORIDA. NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN 'THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH TI IE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. PLANNING COMMISSION ABSENCES 4. ADVERTISED PUBLIC HEARINGS ➢ CP- 2008 -5, Petition requesting an amendment to the Immokalee Area Master Plan and Immokalee Area Master Plan Future Land Use Map, to make revisions to the entire Master Plan to include: increases to commercial acreage, industrial acreage, and allowable residential density; elimination of some existing designations; creation of a new designation for the Immokalee Regional Airport site; and, addition of approximately 103 acres presently designated Agricultural /Rural within the Rural Lands Stewardship Area as identified on the countywide Future Land Use Map. [Coordinator: Carolina Valera, Principal Planner] REENEW01-110M "'M CCPCACENDA TO CONSIDER CP- 2008 -5 TRANSMIT FALGMPA DwAK CP 2008 51mmokalee Area Master Plan GMP Amondment Agenda Item 4 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: February 16, 2010 RE: PETITION CP- 2008 -5, IMMOKALEE AREA MASTER PLAN GROWTH MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING) Coordinator: Carolina Valera, Principal Planner AGENT /APPLICANT: Agent: Applicant/Owner: Robert Mulhere Immokalee Community Redevelopment Agency (CRA) RWA, Inc. Collier County Government 6610 Willow Park Drive, Suite 200 310 Alachua Street Naples, FL 34109 Immokalee, FL 34142 GEOGRAPHIC LOCATION: The Immokalee urban area is a region of about 30 square miles containing ±17,116 acres of land, and is located in northeast Collier County, approximately 27 miles from the intersection of Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of South First Street and Main Street in Immokalee. The Immokalee urban area comprises the Immokalee planning community. REQUESTED ACTION: The subject area of this amendment request is designated Urban on the Future Land Use Map (FLUM) of the Immokalee Area Master Plan (TAMP) element of the Growth Management Plan (GMP). This petition seeks to revise and replace in its entirety the existing adopted Immokalee Area Master Plan Element of the GMP, including the existing Implementation Strategy, which encompass the Goals, Objectives, and Policies; the Land Use Designation Description Section, which generally indicate the types of land uses for which zoning may be requested; and the Future Land Use Map (FLUM). Note: Though the proposed FLUM is located within the Data and Analysis portion of the petition (apart from the proposed text), the petitioner clearly intends to amend the FLUM to correlate with proposed text changes. SURROUNDING LAND USE ZONING AND FUTURE LAND USE DESIGNATION: Subject Area: More than half of the land use type within the Immokalee Urban area is presently agricultural. The remainder is a mixture of residential, commercial and industrial uses. Immokalee is 1 CP- 200 &5 :mmoka le6 Awa Masler Plan GMP Amendment Agenda ten, 4 accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road 29 provides access into the Community from the northern counties of Lee and Hendry and to the southeast areas of Collier County. PROPOSED PLUM MAP v i1T IMMOKALEE FUTURE LAND USE MAP R LR I NV .. _.. a ...... _.. CY Tw Draft Future Land Use Map (FLUM) .ri I 1 K ~ Y � ryM i IIR. IR LR r� _... LR Surrounding Lands: North: Lands designated Agricultural /Rural Mixed Use District, Rural Lands Stewardship Area Overlay (RLSA) on the countywide Future Land Use Map (FLUM). The vast majority of these lands are zoned Rural Agricultural District (A). South: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide FLUM. Most of these lands are undeveloped and are zoned Rural Agricultural District (A). East: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide FLUM. Lands to the east are within the Area of Critical State Concern on the countywide FLUM and which are within the Okaloacoochee Habitat Stewardship Area (HSA) and the Okaloacoochee Slough Flowway Stewardship Area (FSA). These lands are undeveloped and most are zoned Rural Agricultural District (A). West: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide FLUM; as well as Lake Trafford and lands within the Camp Keais Strand FSA. Most of these lands are undeveloped and are zoned Rural Agricultural District (A). K OP- 2008 -5 lmmokalae Area Maelor Plan GMP Amendment Agenda Item 4 Existing Immokalee Area Master Plan (TAMP) Future Land Use Map (FLUM) BACKGROUND: The Board of County Commissioners (BCC) established an Immokalee Area Planning Commission (IAPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations separate from the coastal area of Collier County. The Immokalee Area Planning Commission governed under its own Zoning Ordinance until January 1982 when a unified Zoning Ordinance was adopted for the entire unincorporated Collier County. The duties of the IAPC continued until September 1985 when the nine member Collier County Planning Commission (CCPC) was established with representatives from all areas within Collier County. Today, one member serving on the CCPC is from Immokalee, and one of the Board of County Commissioners (BCC) represents District 5, which includes the Immokalee urban area. In addition to all other applicable elements of the Collier County GMP, the Immokalee Community is governed by the Immokalee Area Master Plan, an element of the GMP adopted in 1991 and revised in 1997 based on the 1996 Evaluation and Appraisal Report (EAR) and revised in 2007 based on the 2004 EAR. The Master Plan contains land use designations and policies applicable only to the Immokalee area. Community Redevelopment Area: The Collier County Cormunity Redevelopment Agency (CRA) was established by the BCC by Resolutions 2000 -82 and 2000 -83 on March 14, 2000, and declared the Board of County Commissioners to be the CRA Board in accordance with Section 163.357 of the Florida Statutes. That Section states that members of the governing body may be members of the Agency, but such members constitute the head of a legal entity, separate, distinct, and e' CHUM ^- m, yTam �i� ee � �� NMI j iii mfi Rfr } e ee ..''. maw A Existing Immokalee Area Master Plan (TAMP) Future Land Use Map (FLUM) BACKGROUND: The Board of County Commissioners (BCC) established an Immokalee Area Planning Commission (IAPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations separate from the coastal area of Collier County. The Immokalee Area Planning Commission governed under its own Zoning Ordinance until January 1982 when a unified Zoning Ordinance was adopted for the entire unincorporated Collier County. The duties of the IAPC continued until September 1985 when the nine member Collier County Planning Commission (CCPC) was established with representatives from all areas within Collier County. Today, one member serving on the CCPC is from Immokalee, and one of the Board of County Commissioners (BCC) represents District 5, which includes the Immokalee urban area. In addition to all other applicable elements of the Collier County GMP, the Immokalee Community is governed by the Immokalee Area Master Plan, an element of the GMP adopted in 1991 and revised in 1997 based on the 1996 Evaluation and Appraisal Report (EAR) and revised in 2007 based on the 2004 EAR. The Master Plan contains land use designations and policies applicable only to the Immokalee area. Community Redevelopment Area: The Collier County Cormunity Redevelopment Agency (CRA) was established by the BCC by Resolutions 2000 -82 and 2000 -83 on March 14, 2000, and declared the Board of County Commissioners to be the CRA Board in accordance with Section 163.357 of the Florida Statutes. That Section states that members of the governing body may be members of the Agency, but such members constitute the head of a legal entity, separate, distinct, and e' CP -200 8-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 independent from the Board of County Commissioners. Section 163.370, Florida Statutes outlines the powers of Community Redevelopment Agencies. These powers include: 1. Executing contracts; 2. Hiring staff; 3. Disseminating community redevelopment information; and 4. Undertaking and implementing community redevelopment and related activities within the community redevelopment area (property acquisition, demolition and removal of buildings; installation, construction, or reconstruction of streets, utilities, parks, playgrounds, and other improvements necessary to carry out the plan; and disposition of any property acquired). Resolution 2000 -83 provided for the creation of advisory boards for each component area of the community redevelopment area in the unincorporated area of Collier County, which is composed of citizens, residents, property owners and business owners or persons engaged in business in the area. The responsibilities of the advisory boards were determined by a separate resolution of the CRA. As required by State Statute, a redevelopment plan that provides the framework for effective redevelopment of the Community Redevelopment Area was adopted by the BCC on June 13, 2000 by Resolution 2000 -181. In addition to providing flexibility for implementation of the goals outlined for each community redevelopment area, the Plan also recognizes several funding sources for implementation including the use of Tax Increment Financing (TIF). There are two CRAs in Collier County: The Bayshore Gateway Triangle CRA and the Immokalee CRA. The Immokalee Area Master Plan and Visionina Committee ( IMPVC): The Collier County Board of County Commissioners (BCC) adopted the Immokalee Area Master Plan (TAMP) in 1991. The Master Plan, with the accompanying Immokalee Area Future Land Use Map, provides a framework for development of the Immokalee Community. The Board of County Commissioners adopted a revised IAMP in 1997 based upon the 1996 EAR. The BCC adopted the Second EAR for the GMP on July 27, 2004. The EAR calls for revisions to the Immokalee Area Master Plan, to be prepared as part of the subsequent County's EAR -based amendments. During 2003, as part of the preparation of the EAR, the BCC authorized Comprehensive Planning staff to prepare recommendations for revising the 1997 IAMP. Subsequently, the Board authorized creation of an advisory committee, the Immokalee Area Master Plan Restudy Committee (Restudy Committee), to work with staff in making proposed revisions to the IAMP. The Restudy Committee, assisted by Comprehensive Planning staff, submitted recommendations to the EAR (for recommended amendments to the IAMP), in November 2003. However, during the performance of its tasks, the Committee determined that a longer, more intense restudy of the IAMP was necessary. Therefore, the IAMP Restudy Committee expressed a desire to extend the life of the Committee so that it could continue to assist the Board with the implementation the IAMP. The re- established Committee was renamed as the Immokalee Area Master Plan and Visioning Committee ( IMPVC). The BCC adopted Ordinance 04 -62, sunsetting the Immokalee Area Master Plan Restudy Committee and creating the IMPVC, on September 28, 2004. One of the Committee's first official acts was to direct staff to prepare Request For Proposals and Scope of Services to hire a consulting firm that would assist the IMPVC in revising the IAMP. The CRA hired the consulting firm RMPK Group and worked for over a four year period conducting public meetings, collecting and analyzing data, and drafting revisions to the IAMP. This firm prepared a study entitled "Immokalee Inventory and Analysis Report' in May of 2006, 4 CP- 2008 -5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 but relinquished their services in 2008. RWA, Inc. was then hired and is presently the agent in charge of the proposed amendments to )AMP and subsequent Land Development Code (LDC) regulations. The IMPVC sunsetted as of December 31, 2009 by Resolution 2009 -306. A series of public meetings and workshops were held in relation to the preparation of the subject amendment to the TAMP. Agencies involved included the IAMPVC, and Immokalee Community Redevelopment Agency Advisory Board (CRAAB) (see page 5 of the data and analysis). Comprehensive Plan Amendment — Statutory Data and Analysis Requirement Chapter 9J -5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and analysis requirement for comprehensive plan amendments. More specifically, Section 9J -5.005 "General Requirements" delineates criteria for plan amendments in sub - section 9J -5.005 (2) "Data and Analysis Requirements." Sub - section 9J- 5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue... the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, rather it is staff's responsibility to review and analyze the petitioner's data and analysis for accuracy, applicability, professional acceptability, sound methodology, etc. Any outstanding deficiencies or other issues with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. An evaluation of the adequacy of the data and analysis for the subject plan amendment is set forth herein. Growth Management Plan Vision Stated succinctly, the purpose and function of the GMP is to guide and direct development to the appropriate locations, at the appropriate densities and intensities; provide for the protection of lands and natural resources not suitable or appropriate for development; and, provide for adequate infrastructure and services for the allowed development. The GMP represents the vision of the Collier County community, collectively. In that sense, a GMP amendment petition is a request to alter that vision. State law requires local governments - with public involvement - to evaluate their GMP every seven years (EAR, Evaluation and Appraisal Report); in large part, the purpose is to determine if the community's collective vision is being fulfilled or if that vision has changed. Subsequently, the GMP must be amended to address issues raised in the EAR. State law also provides for (allows) amendments to the GMP no more than twice each year, with numerous exceptions. Each petitioner has the burden of demonstrating there is a need for the amendment — a need for more lands designated to accommodate the proposed development (commercial, residential, industrial, etc.) or changes to existing designation(s) to allow greater density or use intensity, that the subject site is an appropriate location for that need to be fulfilled, that infrastructure 5 CP- 2008 -5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 impacts as a result of the amendment are acceptable or mitigation is provided for — AND of demonstrating how this petition furthers the community's vision or how /why the existing Future Land Use designation is no longer appropriate or feasible. The fact that the petitioner owns the subject site or has control of it is not a relevant consideration; it does not demonstrate appropriateness of location, or need, for the proposed development, nor inappropriateness of the existing FLUM designation. And, just because state law allows GMP amendments doesn't mean they should be approved. Synopsis of Petition: This petition request seeks to replace each existing Goal, Objective and Policy of the IAMP as well as revise all future land use designations on the TAMP. Major Chanaes: In general, the amendments to the TAMP propose seven new goals, each with respective objectives and policies; followed by the revised Land Use Designation Description Section. The first goal prioritizes economic development in regard to opportunities for business, tourism, education, and redevelopment initiatives. The second goal deals with housing, as it relates to farm worker and migrant housing needs. Provisions for public infrastructure and facilities are dealt with in goal three. The fourth goal outlines standards and policies related to natural resources. Goal five describes the revised land use designations in Immokalee. Goal six relates to the development standards that are specific to the Immokalee Urban area. The seventh goal provides for coordination with certain agencies. The last portion of the revised TAMP specifies the changes among each new land use designation and the density rating system, including density bonuses and the density and intensity blending provision, and the applicable correlating revisions to the FLUM. The following are some of the major changes proposed in this petition • Re- configuration of the wetland boundary that connects to Lake Trafford /Camp Keais Strand System Overlay (see attached Map 1). This change was requested by staff. • The re- designation of the lands within the boundary of the Immokalee Regional Airport from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO). • The addition of :100 acres of land that are proposed to be removed from the RLSA to be included within the boundary of the Immokalee Regional Airport Subdistrict (APO). (Correlating changes to the countywide Future Land Use Map Series are not proposed at this time, but will be considered during adoption hearings.) • The addition of the "Loop Road" which is proposed to allow access to SR82 and SR29 from the Immokalee Regional Airport and Florida Tradeport areas. • Revisions to the land use designations in the TAMP FLUM (see Table 1 and attached Map 2): o An increase in the base density (DU /A — dwelling units per acre) allowed within the residential and mixed use designated areas (see Table 2): • Low Residential: no change (4 DU /A). • Medium Residential: from 6 DU /A to 8 DU /A • High Residential: from 8 DU /A to 10 DU /A • Mixed use: from 12 DU /A allowed within the Commerce Center Mixed Use (CC -MU) and Neighborhood Center (NC) to 16 DU /A allowed in the proposed Commercial Mixed Use (CMU) designated areas. CP-2008-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 . Recreational Tourist (RT): no change (4 DU/A). o A 22 percent increase in the number of potential dwelling units that could be developed through base density (see Tabie 3): . An increase in the base number of potential dwelling units within the Low, Medium and High Residential designated areas from 57,230 dwelling units to 62,322 dwelling units. This change would allow 5,092 additional dwelling units. . An increase in the base number of potential dwelling units within the Mixed-Use designation, from 10,341 dwelling units to 19402 dwelling units. This change would allow 9,061 additional dwelling units. . An Increase in the base number of potential dwelling units within the Recreational Tourist designation, from 1,005 dwelling units to 1,805 dwelling units. This change would allow 800 additional dwelling units. An increase in the total base number of potential dwelling units in the lAMP FLUM from 68,576 dwelling units to 83,528 dwelling units. This chanae would allow 14.952 additional dwellina units. o An increase in the maximum density (DU/A - dwelling units per acre) allowed within the residential and mixed use designated areas (see Table 4): . Low Residential: no change (12 DU/A). . Medium Residential: from 14 DU/A to 16 DU/A . High Residential: from 16 DU/A to 20 DU/A . Mixed use: from 12 DU/A allowed within the Commerce Center Mixed Use (CC-MU) and Neighborhood Center (NC) to 20 DU/A allowed in the proposed Commercial Mixed Use (CMU) designated areas. . Recreational Tourist (RT): from 10 DU/A to 26 DU/A o A 14 percent increase in the maximum number of potential dwelling units (see Table 5): . An increase in the maximum number of potential dwelling units within the Low, Medium and High Residential designated areas from 157,011.4 dwelling units to 157,929.2 dwelling units. This change would allow 917.8 additional dwelling units. . An increase in the total maximum number of potential dwelling units in the lAMP FLUM from 169,864.5 dwelling units to 193,912.4 dwelling units. This chanae would allow 24.047.9 additional dwellina units. o A 20 percent decrease of residential designated lands. This re-designation of over 700 acres of residential lands are proposed to allow commercial or industrial development: . ",188 acres to allow commerciai development. Intensity of development is proposed to remain as allowed in the existing lAMP: C-1 through C-4 uses. . ",356 acres to allow industrial development. . ",200 acres to be re-designated to Recreational Tourist sub-district. o An increase in the amount of Recreational Tourist (RT) designated lands: from ",251.28 acres to ",451.2 acres, an increase of z200 acres. This change would 7 CP-2008-5 lmmokalee Area Masler Plan GMP Amendment Agenda lIem 4 allow an increase in the potential number of dwelling units from 1,005 dwelling units to 1,805 dwelling units (see Table 3); as well as an increase in the maximum amount of potential dwelling units that could be developed, from 2,512 dwelling units to 11,731.2 dwelling units (see Table 5). a An increase on the cap of allowed density that can be requested within the Immokalee Urban Area, via density bonus, from a maximum of 16 units/acre to a cap of 26 units/acre. a An increase in the amount of commercial designated lands: from :1:1024.4 acres to :1:1212.6 acres, an increase of :1:188.2 acres of commercial designated land (see Table 6). a A decrease in the amount of industrial designated lands; from 2,643.5 acres to 1615.1 acres. This decrease includes the re-designation from Industrial (10) to Immokalee Regional Airport Subdistrict (A PO) of 1384.3 acres of land that are part of the Immokalee Regional Airport (see Table 6). a An increase in the maximum number of dwelling units that could be developed within the revised wetlands connected to the Lake Trafford/Camp Keais Strand System boundary from 15.417 to 15,683 dwelling units. This change would allow 266 additional dwelling units. Table 1: FLUM desianation chanaes. Existin!l FLUM Desianations ProDOsed FLUM Desianations URBAN.MIXED USE DISTRICT URBAN-MIXED USE DISTRICT LR Low Residential LR Low Residential MR Mixed Residential MR Medium Residential HR Hinh Residential HR Hinh Residential NC Nelahbarhaod Center Eliminated CC-MU Commerce Center-Mixed-Use Eliminated PUD Pianned Unit Develanment Commercial Eliminated RT Recreational Tourist RT RecreationaVTourist CMU Commercial-Mixed Use URBAN-COMMERCIAL DISTRICT Eliminated C Commercial- SR 29 and Jefferson Ave. Eliminated URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT ID Industrial IN Industrial CC-I Commerce Center - Industrial IMU Industrial Mixed Use BP Business Park Eliminated APO Immokalee Reaional ATri:)ort Table 2: Base density chanaes. Existin!l Base Densitv IDUlAI ProDosed Base Densitv IDUlAI SUBDISTRICT SUBDISTRICT Low Residential (LRl 4 DU/A Low Residential ILR) 4 DU/Al Mixed Residential (MR) 6 DU/A Medium Residential ( MR\ 8 DU/A Hiah Residential (HRl 8 DU/A Hiah Residential IHR 10 DU/A Mixed Use ICC-MU, NCl 12 DU/A Commercial-Mixed Use (CMU\ 16 DU/A Recreational Tourist IRT\ 4 DU/A) RecreationalfTourist (RTl 4 DU/A 8 CP-2008-5 lmmokalee Area Master Plan GMP Amendment Agenda Item 4 T bl 3 B d Ir a e ase we Ino umts. Existina Base Dwellina Units Proposed Bese Dwellin Units sueDISTRICT ACRES UNITS SUBDISTRICT ACRES UNITS CHANGE I Low Resldential (LA} 10405.6 41 622.3 Low Residential (LA 8,321.5 33,2860 Mixed Residential MRI 463.9 2,783.2 Medium Residential MR) 2,550.2 20401.6 Hi h Residential IHR 1,603.1 12824.4 Hiah Residential (H R 863.4 8634.0 SUB.TOTAL 12,472.6 57,229.9 SUB.TOTAL 11,735.1 62,321.6 + 5,092 (LR+MR+HRl ILR+MR+HRl Mixed Use (CC.MU + NC) 861.8 10341.1 Commercial-Mixed Use (CMU 1,212.6 19,401.6 +9,060 Recreational Tourist (AT) 251.2 1,004.8 RecreatlonaVTourist (AT) 451.2 1,804.8 +800.0 TOTAL 13,585.6 68,575.8 TOTAL 13,398.9 83,528.0 +14,952 Table 4: Maximum density changes. Exlstln!! Meximum Densitv IOU/A) Pro Dosed Meximum Densitv IOU/A) SUBDISTRICT SUBDISTRICT Low Residential (LR) 12 IOU/A Low Residential rLR) 12 DU/A Mixed Residential (MR) 14 DU/A Medium Residential (MR) 16 DU/A HiQh Residential (HR) 16 DU/A High Residential (H R) 20 DU/A Mixed Use (CC-MU, NC) 12 DU/A) Commerciai-Mixed Use (CMU) 20 DU/A) Recreational Tourist (RT) 10 DU/A) Recreational/Tourist (RT) 26 DU/A) Table 5: Maximum number of dwelling units. Existina Maximum Dwellina Units Proposed Maximum Dwellina Units SUBDISTRICT ACRES MAX' UNITS SUBDISTRICT ACRES MAX , UNITS CHANGE I Low Residential LR) 10,405.6 124867.2 Low Residential (LR 8,321.5 99 858 Mixed Residential MRl 463.9 6,494.6 Medium Residential MR 2 550.2 40803.2 Hiah Residential IHR) 1,603.1 25849.6 Hiah Residential (HR) 863.4 17268 SUB.TOTAL 12,472.6 157,011.4 SUB-TOTAL 11,735.1 157,929.2 + 918 (LR+MR+HRl (LR+MR.HRl Mixed Use ICC-MU + NC) 8618 10,341.1 Commercial-Mixed Use ICMUI 1,212.6 24,252 +13,911 Recreational Tourist (RT) 251.2 2512 RecreationaVTourlst (RT) 451.2 11,731.2 +9219 TOTAL 13,58:5.6 169,864.5 TOTAL 13,398.9 193,912.4 +24,048 Table 6: Intensilv chan~es. Existlna Commercial Acreage/Uses Proposed Commercial AcrsagelU8e8 SUBDISTRICT USES ACRES SUBDISTRICT USES ACRES CHANGE I Commercial (C) C1 throuah C4 162.6 Commercial- C1 through C4 1,212.6 Commerce Center-Mixed C1 through C4 395.0 Mixed Use Use (CC-MU) (eMU) Neighborhood Center (NC) Convenience 466.8 commercial uses (C2) TOTAL 1024.4 TOTAL 1,212.6 +188 I Existing Industrial Acreage/Uses Proposed Industrial AcreaaelUses SUBDISTRICT USES ACRES SUBDISTRICT USES ACRES Industrial (10) I, limited commercial uses. 2053.8 Industrial (IN) I, iimited 754.0 -1,300 related uses to Immokalee commercial uses Renional Aimort Commerce Center (Ce-!) I, Cl through C5, BP 589.7 Industrial Mixed- Some I and BP, 861.1 Use IIMU) C4 and C5 Business Park (BP)- 1, limited commercial 0 N/A N/A 0 uses lmmokalee IN, Subdistrict uses; 1,384.3 +1.484 Regional Airport airport and ancillary + 100.0 (APO) uses; some (RLSA commeroial uses: lands) uses compatible to ImmokaJee Regional Aimort TOTAL 2ll43.5 TOTAL 3,099.4 .458 GRAND TOTAL 3,687.9 GRAND TOTAL 4,312,0 +644 -Text-based Subchstnct (not a FlUM deSIgnation) 9 CP-200B-5 Immokalee Area Master Plan GMP Amendmenl Agenda Item 4 Regarding proposed changes to the FLUM, Maps 1 and 2 that are attached to this Staff Report do not identify the Urban Infill area other than in the legend. Staff did not place the pattern for Urban Infill on the map face due to clutter and confusion it might cause. The existing lAMP FLUM depicts the Urban Infill area (see page 3); the petitioner is not proposing changes to this feature. Also, attached Maps 1 and 2 do not depict on the map face the two environmentally sensitive areas features, both of which are proposed for deletion, for the same reason (map clutter). Staff has no objection to their deletion as both are informational only (have no regulatory effect), may be out of date, and similar features on the countywide FLUM were previously removed. ANALYSIS: General comments: Overall, the proposed amendments to the lAMP are justified by data and analysis intended to support current population projections. Data and analysis to support proposed increase in density and intensity, and the potential impact that such changes in density and intensity could have on the demand for future public facilities, are not included. Specifically, the proposed amendments allow for an increase of 14,952 base dwelling units and 644 acres of additional commercial and industrial designated lands, these increases in demand to future infrastructure and service providers have not been accounted for within the application. The petitioner asserts that the timing of residential build-out that could be calculated based on the proposed changes in density may not be predicted, and that that thresholds of such a projection may not ever be reached. The petitioner also affirms that potential impacts on demand for public facilities can be incorporated within future updates to the County's population projections, and that the resulting increases, if any, couid be incorporated within the County's Capital Improvement Element (CIE) and Schedule of Capital Improvements. The Plan also notes that the proposed increase in density and intensity is meant to guide how development is to occur in Immokalee, and that because no specific development is proposed with the Plan, future demand on public facilities to serve the needs of the current population projections remains as currently reflected in the GMP through the adopted Levels of Service Standards (LOSS) and Schedule of Capital Improvements. Staff has concerns with the deferral of satisfying the infrastructure demand questions while providing certainty on the supply side. Current economic conditions have impacted the last County's AUIR, CIE, Schedule of Capital Improvements, as well as the organizational structure of the agency. The commitments included in the Plan (see Table 7), which translates Into operational Impacts, fiscal Impacts, as well as a set tlmeframe to fulfill such programmatic and fiscal commitments, will require funding and allocation of staff that may not be readily available. Careful consideration should be given to allocation of funding for such commitments and the timeframe to fulfill them, so that the vision of the CRA, the IMPVC, and the citizens they serve, can be timely and efficiently fulfilled and so that the County does not incur sanctions due to unfulfilled commitments of its own GMP. In addition, shifting of prioritization of some County-wide of efforts to the Immokalee Urban Area could occur. However, this shifting of prioritization is not readiiy apparent, and in some cases, not stated in the Plan. Such shifting in prioritization is prompted by the proposed increase in density and intensity. Unintended and intended prioritization of commitments of the Immokalee area over present and future projected County-wide efforts could occur because of the proposed changes, despite the assertions that the Plan is not meant to change the existing population projections and does not have an impact on the demand for future public facilities. 10 CP.2()()8..5 Immoka\ee Area Master Plan GMP Amendment Agenda Item 4 Staff is of the opinion that the proposed Plan may not have an immediate impact on the demand for public facilities, but will impact future demand for public facilities. In addition, the proposed Plan will immediately shift prioritization of some County-wide efforts to the Immokalee Urban Area. Table 7: Operational and Fiscallmoact. Proposed Goals, Objectives, and Policies Operational Fiscal Impact Impact Goal 1 Enhance and Diversifv the Local Economv of the Immokalee Community Obiective 1.1 To activety pursue, attract, and retain business enterprise in the Immokalee Area. County and Policy 1.1.1 Commercial and Trade Hub EDC Policv 1.1.2 Florida Tradeoortllmmokalea R80ional Aimort County at at. County ~ and PoliCY 1.1.3 MltiQation Bank CRA To create a positive business climate that will enhance and diversify the lmmokalee Area economy, increase employment opportunities, and Objective 1.2 improve the quality of life for Immokalee residents. Policy 1.2.1 EXDedited Review Count( (COES) and EOC Policv 1.2.2 Coun~~ and Pre~Certified CommerciaVlndustrial Sites EOC County and Policy 1.2.3 Communitv-based Economic Initiatives CRA Policv 1.2.4 Home Occupations County,.2 Policv 1.2.5 County and Financial Incentives EOC Policv 1.2.6 AQriculture-Related Business Uses County1.2 To promote and expand tourism, recreation, entertainment, and cultural opportunities in Immokalee in order to diversify Immokalee economy, Objective 1.3 therebv imorovino aualitv of life Policv 1.3.1 Recreational, Entertainment, and Cultural Oooortunities Countt and CRA POlicy 1.3.2 Eco-tourism County et al. County and Policv 1.3_3 Seminole Casino Immokalee CRA County and PoliCY 1,3.4 Entertainment District CRA To enhance and expand educational and cultural facilities and opportunities Obiective 1.4 in lmmokalee County and Policv 1.4.1 Research and Develonment EDC Cultural Proarams and Facilities Count( (PU) PolicV 1.4.2 and CRA To promote and support development and redevelopment initiatives in the Objective 1.5 Immokalee Area Policv 1.5.1 Technical Assistance Count)? et al. Infill and Downtown Redevelooment County and Pollcv 1.5.2 CRA County (Housing Opt.) Policv 1.5.3 Alternative Fundina etal. To provide a diversity of safe, standard housing types for all residents of the Goal 2 Immokalee Urban Area Collier County shall coordinate with federal, state, local and private Ob'ective 2.1 aaencies to address fannworker housina and miarant labor camo needs Policv2.1.1 Farmworker Housina Land Oevelonment Reoulations County'';? 11 CP-2OO&5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 Aoricultural and Housina Partnershios County PoIiev 2.1.2 tHousino Dot.\ Collier County shall promote the conservation and rehabilitation of housing Objective 2.2 in lmmokalee neinhborhoods Policv 2.2.1 Taroeted Redevelooment Areas Count~ tHousino Dot.\ Poliev 2.2.2 Funding Opportunities County et a!. Poliev 2.2.3 Prioritize Public Facilities Imorovements cou~r. and CRA Policv 2.2.4 Substandard Housinn County Poliev 2.2.5 Disolaced Occunants County (Hou.inq Dpt.) County (Code Poliev 2.2.6 Housina Code Enforcement Enlore. Dpt.\ Collier County will continue to explore and provide innovative programs and regulatory reforms to reduce development costs and promote safe and Obiective 2.3 sanitarv affordable-workforce housinn for Immokalee resident. Policv 2.3.1 Housino Grant Onnortunities County (Housinq Dpt.) Poliev 2.3.2 Affordable.Workforce and Gan Housinn Incentives County' To provide adequate and efficient public infrastructure, facilities and Goal 3 imorovements for the Immokalee Area To provide a comprehensive system of parks and recreation facilities that supports diverse active and paSSive recreational activities within the Obiective 3.1 Immokalee area Policv 3.1.1 Communitv and Reaional Park Master Plan Count:( wets and Rec. Prioritv Park Sites County (Perks Policv 3.1.2 end Rec.) Communitv Innut County (Parks Poliev 3.1.3 and Ree.) Policv 3.1.4 Exnansion of Parks and Trails County (P~~s X and Rec. Encourane Active L1festvles County (Parks X Pollcv 3.1.5 and Ree.) County (P~~s X Policv 3.1.6 Use of Vacant Residential Parcels and Rec. Policv 3.1.7 Coun1f. (Parks X Park Amenities and Rec.) To provide a network of roads, sidewalks, and bikepaths to support future growth and to provide for the safe and convenient movement of County pedestrians, non-motorized, and motorized vehicles, reduce greenhouse Obiective 3.2 nas emissions and minimize enemy consumntion Policv 3.2. 1 Traffic Circulation Mac County Policv 3.2.2 Bicvcle and Pedestrian Pathways Plan County (MPO) Lonn Ranne Transnnrtation Imnrovements County Policv 3.2.3 ITran,.;.) t~ount;.\ Policv 3.2.4 Florida Tradeoort Parkway Tran.o. County Lonn Ranne Transnortation Plan Coordination (Transp.) and Poliev 3.2.5 CRA County' (Transp.) and X Policv 3.2.6 Safety Imorovements CRA County X Policv 3.2.7 Public Transit Routes tTrans".) County X Policv 3.2.6 Enhanced Transit Services (Trans';.) County' (T ransp.) and X Policv 3.2.9 TranSDortation Concurrencv Exc9Dtion or Mana"ement Area CRA County (Transp_) and Policv 3.2.1 0 Fundinn CRA 12 CP-2D08.5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 Obiective 3.3 To improve slorm water management and surface drainage in Immokalee Policv 3.3. 1 Immokalee Stormwater Master Plan {Cou~~~, X Trans. Streetside Orainane County Policv 3.3.2 {Trans~. \ To provide an efficient and economical solid waste management system Obiective 3.4 that ensures public heatth and safety, and protects the environmental resources of the area Policv 3.4.1 Guidinn Princinles County (Code Pollcv 3.4.2 Enforc. Opt.) Clean Immokalee Plan and CRA To protect important natural resources through implementation of Goal 4 !:Innronliate develonment standards and Dollcies Due to the proximity of the Immokalee Urban Area to environmentally sensitive lands within the Rural Land Stewardship Area, including HSAs, FSAs, and WAAs, and the existence of wetland systems and listed species habitat, addnional policies are intended to address natural resource protection not otherwise addressed in the Conservation and Coastal Obiective 4.1 Mananement Element Policv 4.1.1 Incentives and Innovative Land Develooment Reaulations County1.~ Pollcv 4.1.2 Lake Trafford Develooment County1.2 Policy 4.1.3 Lake Trafford Remediation County et al. To allow and encourage a mixture of land uses that is appropriate to Goal 5 Immokalee The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development Orders within the tmmokalee Urban Area. The Future Land Use Map is designed to coordinate land usa with the natural environment; maintain and develop conesive neighbomood units; promote a sound economy; and encourage desirable growth and energy efficient development patterns. Standards and allowed uses tor each District and Obiective 5.1 Subdistrict are identified in the Desianation Descrlotion Section Policv 5.1.1 Future Land Use Desianation Policv 5.1.2 Comnatibilitv Between Land Uses Policv 5.1.3 Riaht to Farm Policv 5.1.4 Farmworker Housinn Policv 5.1.5 Comoact Mixed-Use Develonment County Tarneted Manufacturinn and Industrial Uses County and Policv 5.1.6 EDC Policv 5.1.7 Essential Services Policv 5.1.8 Mobile Homes within the ImmokaJee Urban Area Policv 5.1.9 Mobile Homes as Temnorarv Residence Policv 5.1.10 Existina Mobile Home Parks county' Policv 5.1.11 Immokalee Renional Aimort County Policv 5.2.12 Public Educational Plants and AnciJlarv Plants To establish development design standards that are appropriate for Goal 6 Immokalee Collier County shall develop Immokalee~specific land development regulations that reflect the unique character and cultural diversity of the residents, encourage pedestrian-friendly urban form, and promote energy Objective 6.1 efficienc~ Policv 6. 1. 1 Develooment of Land Develonment Code Standards Cou~o/: and CRA County and Policv 6.1.2 Location of Service Uses CRA Policv 6.1.3 Innovative Design Cou~o/. and CRA Policv 6.1 .4 Couno/ and Downtown Pedestrian Amenities CRA 13 CP-2008-5 lmmokalee Area Master Plan GMP Amendment Agenda Item 4 Pollcv 615 Central Business Distrlct Commercial Devslooment County' Policv 6.1.6 Crime Prevention through Environmental Design County Policv e, 1.7 Native Preservation RAnuirements County' To coordinate and provide for the continual exchange of information with other governmental agencies. utility providers, non-profit organizations, the school board, and the Seminole Tribal Council that may be affected by the Goal? Immokalee Area Master Plan. Pursue effective interlacal and intergovemmental coordination in order to Obiective 7. 1 nrovide a ranne of human services to lmmokalee residents. Policv7.1.1 RAnional Economic Develonment Initiatives County and CRA Policv7.1.2 Redevelooment Imolementation Panners County and CRA Pollcv 7.1.3 ImmokaJee Government Services Center County' X Policv 7.1.4 Fundino for Safe Neiahborhood Initiatives County (CDES) and CRA Other GMP Revisions to FLUE Policy 4.2 to reflect JAMP changes changes Revisions to countywide FLUM and map series to reflect 103 acres from County IPane 65' RLBA added to lAMP Programmabc commitments Include amendments to the Colher County Land Development Code. 2Programmatlc commitment is due within two years of adoption of the proposed lAMP amendment. 3Programmatic commitment is dUB before scheduled adoption of proposed JAMP amendment. Needs Assessment: Changes in density and intensity are required by Florida Statute to be justified through data and analysis that support the need for such changes. Historically, amendments to the Collier County's GMP have been supplemented by data and analysis that justify what typically amounts to a proposed increase in density, intensity, or a combination of both. Such data and analysis have been required to demonstrate a need for a proposed change in relationship to current population projections or revised projected population projections due to proposed changes in density, coupled with other factors such as assessment of impacts on current and future demand for public facilities as a result of proposed changes. The proposed lAMP intends to implement the Immokalee community's vision, as approved by the IMPVC, by promoting economic development and efficient delivery of services through greater density and intensity that encourage dense, clustered development; incorporating smart growth principles; and by providing greater development flexibility through mixed-use Subdistricts. "The Florida Senate Interim Report 2010-107", dated October, 2009 gives guidance in regard to "Population Need as a Criteria for Changes to a Local Government's Future Land Use Plan", and states in its Findings and/or Conclusions; "Need Assessment is a Factor in lAnd Use Planning The needs assessmenr is a fundamental part of land use planning. Specifically, the numerical needs assessment is a useful tool to determine whether the amendment will cause an areG to become over- allocated or exacerbate existing over-allocation. It is also a key indicator of urban sprawl. However, the numerical needs assessment is only one factor to consider when conducting a needs assessment. It is also important to consider other policy factors such as job creation potential, urban infill, form of developmenr, or the promotion of developmenr in areas where it is most efficienr for the local government to promote growth. " The petitioner contends that assessment of need for the proposed changes in density and intensity in the proposed lAMP, as required by Florida Statute, is justified by factors such as suitability of the property for change, locational criteria, and community desires; as well as the need for job creation, capital investment, and the necessity to strengthen the local economy. In 14 CP-2008-5 lmrnokalee Area Master Plan GMP Amendmenl Agenda Item 4 addition, the Immokalee's CRA, Rural Areas of Critical Economic Concern (RACEC) designation, and Enterprise/Empowerment Zone designation, further justifies need for economic stimulus in the Immokalee area. Based upon the petitioner's information, staff is not able to assess need for the changes in density and intensity. The data and analysis, as well as the response letter from the applicant to staff comments, cite policy factors to justify need in accordance to the Florida Senate Interim Report, dated October 2009. These factors, which include suitability of the property for change, locational criteria, and community desires; as well as job creation potential, urban infll, form of development, or the promotion of development in areas where it is most efficient for the local government to promote growth; have been mentioned, but have not been justified with correspondent data and analysis that support these considerations. In addition, staff contends that the applicant should provide data and analysis of impacts for demand of public facilities that will result from the proposed changes to density and intensity, at a minimum, in a ten-year planning horizon, in order to fully assess the magnitude of the proposed changes. Staff has generated an evaluation of the needs analysis for the proposed increase in the base residential dwelling units, comparing the existing Plan against the proposed Plan. The population projection for 2020, utilizing peak population figures, is 48,636. Utilizing the County's current 2.39 persons per household rate, this population would demand 20,350 dwelling units. The current Plan provides for 68,576 base dwelling units. The 20,350 dwelling units represent 30 percent of the provided for dwelling units in the existing Plan. The 2035 dwelling units represent 24 percent of the proposed Plan base dwelling units. There is little to support the proposed additional dwelling units strictly on a numeric needs analysis. As noted above, other factors to support the proposed increase in base dwelling units have not been clearly established. Based upon the petitioner's information, staff is able to conclude that the changes in density and intensity are not iustified through policy factors or through a numerical needs assessment, as required by Florida Statues. Land Use Chanaes: The applicant asserts that the proposed Plan intends to increase density and intensity as the main mechanism to promote economic development within the Immokalee Urban Area. Staff acknowledges and supports the desires of the CRA and IMPVC to promote and diversify economic development in Immokalee. However, the data and analysis provided with the plan do not support nor justify the revised regulatory framework. Moreover, staff is not able to assess how the proposed changes will allow Immokalee to achieve its vision. Specifically: . Provided data and analysis do not support nor justify the increase in base density (cap) and maximum density in all proposed Subdistricts. In addition, some of the changes are significant, such as the proposed increase in the maximum density permitted in the Recreational Tourist Subdistrict. The applicant needs to provide data and analysis that justify the increase in number of dwelling units per acre (base and maximum), and how these changes will allow Immokalee achieve its vision. . Provided data and analysis do not support or justify the change in density bonuses. The applicant has stated that reverting the proposed language to the current adopted language will achieve the intent of the Plan. 15 CP-2008-5Immokalee Area Master Plan GMP Amendment Agenda Item 4 . Except for the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO) and the Immokalee Regional Airport (APO), the location and size of the proposed Subdistricts are not justified through the provided data and analysis. In addition, some of the changes, such as the location of the Industrial - Mixed Use Subdistrict (IMU) do not seem to be compatible with the proposed adjacent designations. In this case, a vast portion of the IMU Subdistrict, and which permits high intensity commercial uses and light manufacturing, is proposed to be located adjacent to LR designated areas, which are intended for low density. Some other changes, such as the Commercial - Mixed Use Subdistrict (CMU), seem to support proposed Policies, such as Policy 1.3.4: Entertainment District, and Policy 1.5.2: Infill and Downtown Redevelopment. Natural Resources: The wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO) was adopted as part of the 2007 GMP amendments based on the 2004 EAR. As part of this change, policies were added to the CCME to increase the native vegetation retention requirements. Subsequent analysis by staff yields a different, more accurate boundary of this wetland. At staff request. the petitioner agreed to include the revised boundary as part of this amendment petition. Within the L T/CKSSO, some underlying FLUM designations are proposed to change to increase density or intensity. However, changes to CCME policies in regard to native vegetation retention are not being proposed as part of this amendment. Therefore, the existing vegetation retention policies in the CCME remain in effect and consequently the same amount of native vegetation must be retained. In addition, at their January 6, 2010 hearing on this petition, the EAC recommended that no increase of density within the L T/CKSSO be allowed. The proposed "Wetland Connected To Lake Trafford/Camp Keais Strand System Overlay" on page 49 of the Master Plan includes exemption language for developed properties (see second paragraph of that Overlay text). Prior to the January 6, 2010 EAC hearing, the petitioner provided additional information in regard to these developed properties so the magnitude of the "exempY' language can be readily seen and understood (see attached "Response Letter" from the applicant, dated January 4, 2010). However, staff contends that the term "developed properties" is subjective and might cause unintended consequences with respect to the interpretation as to what constitutes a "developed property." Public Facilities: The proposed Plan asserts that because the changes to the lAMP do not alter current population projections, that the demand for public facilities (parks and recreation, schools, transportation, water and sewer, solid waste, lire, and police protection) will not be impacted, and that the adopted CIE and Schedule of Capital Improvements will not be affected. The Plan also notes that that the proposed increase in density and intensity is meant to guide how development is to occur in Immokalee, and that because no specific development is proposed with the Plan, future demand on public facilities remains as they have been scheduled for demand of the current population projections and adopted LOSS in the GMP. . Water and Sewer: proposed changes to FLUM designations will increase density and intensity. Water and Sewer in Immokalee is provided by the Immokalee Water and Sewer District, an agency that is not regulated by Collier County Government. Therefore, the processes in place for water and sewer demand of the proposed changes are not subject to the adopted mechanism in place within the GMP that address current and future demand. The petitioner should provide data and analysis to determine availability of central water and sewer service (or alternative) to support these changes. This same concern was echoed by 16 CP-2OQB-5 Immokalee Area Master Plan GMP Amendment Agenda Item -4 the EAC at their January 6, 2010 hearing on this petition and acted in the form of a recommendation to provide additional data and analysis that supports the proposed changes. The agent for the petitioner stated that additional data and analysis would be provided. . Transportation: The proposed revisions to the lAMP contains commitments, such as the Bicycle and pedestrian Pathway Plan as proposed in Policy 3.2.2, that could prioritize the Immokalee area in regard to transportation plans and capital projects that are presently County-wide efforts based on need in specific areas of the County, as opposed to a large area of the County. Some prioritizations of efforts that could occur, and which are not readily apparent in the Plan, could derive as a consequence of the proposed increase in density and intensity. The Plan asserts that the proposed amendment of the lAMP is not meant to change the existing population projections. However, unintended prioritization of the Immokalee area over present and projected County-wide efforts, such as the Long Range Transportation Plan (LRTP), could occur because of the proposed increase in density and intensity, as well as the commitments included in the proposed Objectives and Policies. 2008 Leaislation - HB 697 This legislation, which pertains to energy conservation and efficiency, went into effect on July 1, 2008. Some key phrases in the legislation include: "discouragement of urban sprawl"; "greenhouse gas reduction strategies"; '1ransportation strategies to address reduction in greenhouse gas emissions from the transportation sector." Among other things, House Bill 697 requires certain amendments to the Growth Management Plan (future land use element and map, housing element, transportation element, conservation and coastal management element) which would be initiated by Collier County. However, in the interim (and perhaps beyond), each GMP amendment petition should include data and analysis to demonstrate how it discourages urban sprawl and reduces greenhouse gas emissions. DCA (Florida Department of Community Affairs) will be reviewing GMP amendments for compliance with this legislation. Below are excerpts from "The Role of Local Land Use and Transportation Planning in Reducing GHG," a PowerPoint presentation on HB 697 from DCA Secretary Tom Pelham, Esq., AICP. This helps to explain the rationale for the legislation and what DCA expects in reviewing GMP amendments. I. Introduction: The Problem A. About 36% of carbon dioxide emissions in Florida are produced by the Transportation Sector. B. Of these emissions, about 83% come from vehicular travel. C. A key factor is the extent of the vehicle miles traveled (VMT). D. DOT projects that by 2050 VMT will increase 173% based on current trends. E. We must reduce VMT in order to reduce GHG from the Transportation Sector. F. Local Land Use and Transportation Planning will playa critical role in reducing VMT. II. HB 697: Enhanced Local Planning to Reduce VMT and GHG A. HB 697 Amended Ch. 163, F.S., to Establish New Local Planning Requirements. B. Future Land Use Element - based on data and studies that demonstrate: 1. Discouragement of urban sprawl; 2. Energy efficient land use patterns that account for existing and future electric power generation and transmission systems; 3. Greenhouse gas reduction strategies. III. When Must Governments Comply with the New Requirements? 17 CP-2008.5 Immokalee Area Master Plan GMP Amendmeni Agenda Ilem 4 A. The New Requirements Went into Effect on July 1, 2008, when HB 697 Became Law. B. DCA will apply the New Requirements to Plan Amendments Transmitted After July 1, 2008, for ORC Review as follows: 1. FLUM Amendments must be Supported by Data and Analysis Relating to Urban Sprawl, Energy Efficient Land Use Patterns and GHG Reduction Strategies. 2. FLUE Text Amendments with Significant Potential to Impact Development Patterns Must Comply with the New Data and Analysis Requirements. 3. Major Textual Amendments to Transportationrrraffic Elements and Large FLUM Amendments must Address new GHG Reduction Requirements. C. Local Governments must comply with all New Requirements NO Later Than DUE DATE of EAR-Based Amendments. IV. What Major Planning Strategies Can Local Governments Use to Reduce VMT and GHG? [a list was provided of a dozen resources] V. This literature discusses transportation and land use planning strategies to reduce VMT and GHG. A. Planning for Fewer and Shorter Automobile Trips (Getting People Out of Their Cars). B. Planning for Alternative Modes of Travel - Walking, bicycling and transit. C. Planning for More Compact Mixed-Use Development 1. A mix of residential, commercial, and recreational uses in close proximity to Employment Centers. 2. Encourages Walking and Bicycling. 3. Supports Transit. 4. Reduces Number and Length of Automobile Trips. D. Planning for Higher Densities in Appropriate Places 1. Higher Density Development has Smaller Carbon Footprint. 2. A Blended Average Density of 7 units/acre is Sufficient. 3. Transit-Oriented Development - Cluster Higher Density Around Transit Stops. Staff has reviewed this petition for adequacy of data and analysis to demonstrate how it would reduce greenhouse gas emissions. The proposed Plan includes Objectives and Policies that address this State requirement (pages 84 and 85 of the Data and Analysis section): While it is anticipated that Collier County will amend the Growth Management Plan to comply with HB 697 on a countywide basis, the lmmokalee Area Master Plan has incorporated language within these lmmokalee-specific amendments to address the energy efficiency issues. Specifically, the following Goals, Objectives and Policies comply with HB 697 in the following manner: Reducing the number and length of automobile trips (VMT): Objective 1.2, and its related policies, seeks to diversify the local economy and increase employment opportunities within the lmmokalee Urban Area, thereby lowering the need to travel greater distances for work or services. Objective 3.2 addresses vehicular and non-vehicular transportation options and specifically references the need to reduce greenhouse gas emissions and minimize energy consumption. Polides 3,2.7 and 3.2.8 discuss the need to improve arul expand public transit options in lmmokalee. Policy 3.2.9 seeks to evaluate whether a Transportation Concurrency Exception Area is appropriate for lmmokalee. Policy 5.1.5 specifically states that compact mixed-use development patterns are encouraged to create walkable communities, reduce vehicle miles traveled and increase energy efficiency. 18 CP-2008-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 Promoting a/tenultive modes of transportation: Objective 3.2 addresses non-vehicular transportation options and specifically references the need to reduce greenhouse gas emissions and minimize energy consumption. Policy 3.2.2 references the Bicycle and Pedestrian Plan and Policy 3.2.6 recognizes the need to improve safety for pedestrians and bicycles. Policies 3.2.7 and 3.2.8 discuss the need to improve and expand public transit options in 1mmokalee. Objective 6.1 recognizes the need for Immokalee-specific land development regulations that will encourage pedestrian friendly urban form and promote energy efficiency. Policy 6.1.2 encourages new community facilities to be within a half-mile of residential and mixed use centers to encourage walking, bicycling and non-vehicular trave/. Allowing for compact mixed-use development patterns: GoalS. and its related Objectives and Policies, pertain to land use and specifU:ally reference allowing and encouraging a mixture of uses. Objective 5.1 references the need to coordinate the Future Land Use Map that encourages desirable growth and energy efficient development patterns. Policy 5.1.5 specifically states that the Immokalee area encourages compact mixed-use development patterns to create walkable communities, reduce vehicle miles traveled and increase energy efficiency. Policy 3.1.2 encourages future parks to be located in the most densely populated areas, and recognizes the need for public plazas, greens and urban parks to make Immokalee more pedestrian friendly. Objective 6.1, and its related policies, recognizes the needfor Immokalee-specific land development regulations that will encourage pedestrian friendly urban form and promote energy efficiency. Policy 6.1.2 recognizes that new community facilities should be within walking distance to mixed use and residential centers. Policies 6.1.3, 6.1.4 and 6.1.5 all relate to compact, mixed-use, urban design criteria. The Urban-Mixed Use district allows for commercial development within the Residential Subdistricts, as described in the Land Use Designation Description section. Density bonuses are also allowedfor projects that are proximate to Commercial Uses. Allowing for higher densities in appropriate places, which reduces the per capita carbon footprint, supports transit and reduces sprawL Policy 6.1.5 also encourages high intensity development in 1mmokalee through the development of a Central Business District overlay subdistrict in the Land Development Code. The Urban-Mixed Use district and subdistricts, as referenced in the Land Use Designation Description section, allow for higher residential densities. The base residential densities range from four (4) units per acre for Law Residential (LR) subdistrict to ten (10) dwelling units per acre in High Residential (HR) and sixteen (16) in the Commercial-Mixed Use subdistricts. Density bonuses are also allowed for projects that are proximate to Commercial Uses or in infill areas, as well as for providing affordable-workforce housing. Based upon the petitioner's information provided, staff is able to conclude that the Plan would likely reduce vehicle trips traveled by providing for efficient land use patterns and transportation strategies geared to address greenhouse gas reductions, energy conservation, and energy efficient housing. Comprehensive Plannlna Policv Analvsis: The existing PUD Commercial Subdistrict, within the Urban - Mixed Use District, is the only text-based provision allowing mixed-use development; it is proposed to be deleted. The Subdistrict contains limitations/allowances for: total PUD size; maximum size of commercial component; commercial use intensity; spacing criteria from other commercial; spacing criteria from elementary schools; commercial parcel dimensions; commercial development timing restriction in relation to total project. Proposed is not a new subdistrict, rather a one sentence text-based provision within the paragraph under Urban - Mixed Use District. The only limitation Is a 5-acre cap on size of commercial component, besides deference to PUD rezone stage to determine development and design standards. Staff concerns: (a) No correlation between PUD 19 CP-200B-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 size and commercial component size; near the extreme, this would allow a 10-acre PUD with a 5-acre commercial tract and perhaps 20 dwelling units - using base density of 4 du/a in LR Subdistrict. (b) No specified use intensity - could include highest intensity commercial uses of C-5 zoning district. Historically, commercial uses in most mixed use developments have been limited to C-1 thru C-3 Intensity. (c) No spacing criteria - could locate the commercial tract adjacent to other commercial zoning or designation, or next to an elementary school. (d) No parcel dimension limitations - would allow creation of linear frontage, narrow depth strip commercial. (e) No construction timing restriction - would allow complete development of commercial tract without any other development within the [mixed use] PUO. Without same or similar limitations of the PUO Commercial Subdistrict, this provision would seem to promote mixed development just for mixed use sake - without any clear purpose or benefit. Staff does not support this replacement text for the PUD Commercial Subdistrict. The Land Use Designation Description Section requires the County to initiate rezoning (presumably, down-zoning) of lands whose zoning district is made inconsistent with the adoption of the Subdistricts in the lAMP. This zoning re-evaluation requirement is similar to that contained in the former Policy 3.1 K. in the FLUE that was genesis for the Zoning Re-evaluation Ordinance 90-23. Creation of that Implementing ordinance occurred through contract with a legal consultant, and was both costly and required a significant amount of staff time. Implementation of that ordinance was also labor-intensive, and lasted over a period of about three years. In retrospect, the end result of the ordinance implementation was relatively insignificant. Though the magnitude should be far less for a similar process in the Immokalee community, there could still be significant costs and staffing commitments needed; especially considering the impact of the Bert Harris Private Property Rights Protection Act (it did not exist during the ZRO implementation in the early 1990s, rather a broader [less restrictive to local government, less protective of private property rights] legal standard was applicable). It is unknown how many properties may be affected (become inconsistently zoned). Staff does not support this provision. If adopted, staff would recommend an additional criterion be added; in addition to being inconsistentiy zoned, the property must also be "unimproved" (undeveloped). And, staff would recommend use of similar process and definitions as contained in the ZRO. Policy 1.2.4 requires an LDC amendment '~o create more flexibility for home-based businesses" and the Urban-Mixed Use District also lists "home-based businesses" as an allowable use. Presently, the lAMP (and FLUE and Golden Gate Area Master Plan) is silent to such uses but they have been, and continue to be, allowed as a permitted use within a dwelling unit. Home occupations are presently allowed, and regulated, by Sec. 5.02.00 of the LDC. The regulations are strict to insure the appearance and function of the dwelling unit is not changed and that impacts to surrounding properties are not increased so as to maintain the tranquility of the neighborhood. Staff concerns: (a) The magnitude/extent of changes anticipated are unknown. (b) No justification has provided regarding this specific proposal. (c) It is unknown why changes to this LOC provision should be limited to the Immokalee community; if additional home- occupations can be allowed and still maintain compatibility with the residential neighborhood, then it would seem such changes should be made countywide. An inconsistent subdistrict name is used in Policy 5.1.1 B.3. and the FLUM vs. the name listed under the Urban-Industrial District - Immokalee Regional Airport Subdistric1 vs. Industrial - Immokalee Regional Airport Subdistrict. Staff recommends the name withou1 "Industrial" in the title. Policy 5.1.7 allows essential services per the LOC in ail land use designations. Given the desire to protect the Lake Trafford/Camp Keais Strand System Overlay, It would seem appropriate to 20 CP-:2Q08..S lmmokalee Area Master Plan GMP Amendment Agenda Item 4 Immokalee Regional Airport Subdistrict. Staff recommends the name without "Industrial" in the title. Policy 5.1.7 allows essential services per the LDC in all land use designations. Given the desire to protect the Lake Trafford/Camp Keais Strand System Overlay, it would seem appropriate to limit essential service uses therein to only those allowed within the Conservation Designation in the FLUE. Such a limitation should be added to this policy (and perhaps to the Overlay text). Policy 5.1.6 restricts the allowance of new mobile homes. However, it appears it does not address all situations. HR Subdistrict is excluded - is there any zoning within that subdistrict that would allow a new mobile home park? If so, HR should be added to this policy (the HR Subdistrict includes reference to Policies 5.1.6, 9 and 10). What about new mobile home subdivisions? What about individual mobile homes on individual parcels not part of a park (or subdivision)? Policy 5.1.9 allows, on A-zoned lands, a mobile home to be used as a residence for up to three years while a permanent residence is being constructed. Staff recommends this policy be revised to require an LDC amendment to provide for such a temporary use and to include safeguards to insure use of the mobile home ceases once the permanent dwelling unit is completed, such as requirement for mobile home occupancy to cease at time the C.O. is issued for the dwelling unit, time requirement by which the mobile home must be removed from the property, etc. Also, as with some other policies/provisions, it begs the question: should this provision be allowed unique to Immokalee, or is this an appropriate provision for countywide applicability? Policy 5.1.10 requires the County to amend the existing LDC provision to extend the time period for which an SOP or SIP may be submitted for non-conforming mobile home parks, located within subdistricts that allow residential development, so as to allow them to achieve compliance. Staff concern: Is this equitable to other mobile home park owners who complied with the time limitation in the LDC, who expended the necessary time and money to achieve compliance years ago? Does this reward those who purposely did not comply with LDC requirements (and presumably continued to operate their mobile home park, thus gaining an economic advantage over those that complied)? Within the Urban - Mixed Use District, the LR, MR, HR and C-MU Subdistricts all provide for base densities "less than or equal to" a certain density. This suggests the base density is variable thus raising question as to what bonus density, if any, is needed to achieve a particular density, whether it is the [maximum] base density of the subdistrict, the maximum density allowed in the subdistrict, or some other density between those two extremes. While acknowledging that phrase is contained in the existing lAMP, staff recommends it be removed. In most instances, the existing Neighborhood Center Subdistrict is proposed for re-designation as C-MU. The NC Subdistrict limits use intensity to the traditional neighborhood commercial uses (C-1 thru C-3 zoning districts) whereas the C-MU Subdistrict allows C-1 thru C-4 uses. This raises some compatibility concerns. In the RecreationalfTourist Subdistrict, the maximum density is specified as 4 du/a "inclusive of density bonuses" but no base density is identified. Without a base density, one cannot determine what bonus density is needed to achieve the maximum density or whether any bonus is needed at all to achieve the maximum density. Staff recommends: (a) addition of a base density at 4 du/a; (b) revision of the maximum density to remove reference to density bonuses; (c) correlating revision to the Density rating System to clearly indicate density bonuses are not applicable to the RfT Subdistrict. 21 GP.2008-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 In the Density Rating System, the Affordable-Workforce Housing Bonus, by Right provision has been revised. Staff has concerns about the changes, has discussed them with the petitioner, and is with understanding the petitioner agrees to change back to reflect the existing text. In the Density Rating System, the Density and Intensity Blending provision has been revised. (a) Under paragraph a. (pages 47-8), editing is needed; in the first sentence, words need to be changed and/or deleted and/or added as the sentence Is presently nonsensical. Paragraph a. has expanded applicability of this provision far beyond the RfT Subdistrict to include all lands contiguous to Lake Trafford or the Camp Keais Strand, and lands within the Lake Trafford/Camp Keais Strand System Overlay. Staff agrees in principle with this change but has no knowledge of the amount of lands that might qualify (properties must still straddle the Urban/RLSA boundary, have been in existence and under unified control since Oct. 22, 2002, and meet other criteria), thus does not know what Impact this change might may have upon the RLSA Stewardship Program. (c) Paragraph b. proposes to allow subdistrict boundaries to be modified (FLUM amendment) via the rezone process using this provision. Staff questions whether this can legally be done. Also, subparagraph b.iii. appears to be too broad and SUbjective (what constitutes a "well-planned project that furthers the objectives of the" lAMP?). Staff acknowledges the BCC would make final determination of consistency with this Density and Intensity Blending provision, including the subjective subparagraphs a.i., iii., and v. The proposed Immokalee Regional Airport expansion to add +103 acres presently within the Agricultural/Rural Designation and within the Rural Lands Stewardship Area Overlay (RLSA), both as designated on the Future Land Use Map and Map series in the Future Land Use Element (FLUE), necessitates amendments to those maps to remove the +103 acres and may necessitate correlating text changes in the FLUE. This expansion was not part of the original petition submittal, rather occurred during the sufficiency review process. The agent for this petition is not the agent for the Immokalee Regional Airport (which has a PUD rezone petition in progress, already reviewed and acted upon by the CCPC) which required additional coordination efforts by this petition agent and possibly payment for services. Based on these considerations, staff has agreed with petitioner that the petitioner may address the necessary FLUM/FLUE revisions at time of adoption. Policy 5.1.7 allows essential services in all land use designations. The Urban-Mixed Use District also identifies essential services as allowed use, but the Urban-Industrial District does not. It would be appropriate to add essential services to the Urban-Industrial District similar to the text within the Urban-Mixed Use District. The Industrial Subdistrict allowable uses include "uses ancillary to the airport" and "campgrounds accessory to vehicle racing and special events at the airport." These uses should be removed as the airport is proposed to no longer be within the Industrial Subdistrict, rather have its own FLUM designation. Immokalee Regional Airport Subdistrict allowable uses include "vehicle racing facilities." Staff recommends this use be replaced with the same listing in the Industrial Subdistrict - "vehicle racing and its ancillary uses, subject to conditional use approval" - and that another use from the Industrial Subdistrict be added here, "campgrounds accessory to vehicle racing and special events at the airport." The stated purpose of proposed I-MU Subdistrict is to provide transition from Industrial Subdistrict to adjacent residential and commercial uses. Lands to the north and west-northwest of existing Industrial Subdistrict are presently designated LR Subdistrict and are proposed to be re-designated as I-MU. Given the intensity of uses allowed in the I-MU Subdistrict, such a re- 22 Cp.2006-S Immokalee Area Master Plan GMP Amendment Agenda Item 4 designation may not provide any significant transition to the adjacent LR Subdistrict lands. Further, as stated elsewhere herein, staff does not see a need, based upon numerical factor, for additional commercial and industrial uses as would be allowed in the I-MU Subdistrict. Staff does not support this re-designation. For other lands proposed to be re-designated to I-MU, presently designated CC-I Subdistrict and located to the south and southwest of the existing Industrial Subdistrict, staff has no concerns as the I-MU Subdistrict allows many, but not all, of the same uses allowed in the CC-I Subdistrict. In about five different locations, the FLUM is proposed to be changed by re-designation of lands from a Residential Subdistrict to C-MU; notably, the square area southwest of the SR29 curve turning from east-west to north-south, and the rectangle on south side of CR846 adjacent to Industrial Subdistrict. No justification has been provided for these specific map changes. Throughout the GOP section two universal changes are needed; 1) where references are made to "adoption" to this master pian, it needs to be replaced with the "effective date"; 2) all references to the LDC, need to include "Ordinance No. 04-41, as amended." TransDortation Plannina Section Comments: (Provided by John POdczerwinsky, Development Review Project Manager, Transportation Planning) This GMPA application is considered insufficient, and is therefore recommended for denial by the CCPC and BCC. The 3rd revision of this Master Plan addresses many of the finer points of 9J-5 and Ch 163. However, many of the response comments have not entirely addressed, or appropriately addressed, the intent of the staff review comments. To begin- below is an outline roughly detailing how capital improvements are planned. The very general process is as follows: 1. Establish FLUEM 2. Validate BEBR population projection 3. Coordinate any T AZ modifications from previously adopted model run 4. Distribute population through T AZ's based on loading criteria 5. Verify existing roadway network 6. Confirm horizon year for model run 7. Enter all correct parameters (Le. from the FLUM) into the model (ZDATA files) and run (results show distribution and loading onto the network and service volume needs). The model output demonstrates the anticipated county-wide demand, based on the adopted future land uses. 8. The network needs are based on comparing existing + committed network against the model run demand. The change in service volume must be reconciled with the existing and projected failures, which identifies any network deficiencies, thus creating the "needs" network in the LRTP. Priority is then based on existing and projected failures. 23 CP-2008-5 Immokalee Area Master Plan GM? Amendment Agenda Item 4 9. From this "Needs" plan, the "Financially Feasible" network plan in the LRTP is created based on how much of the future network improvements can be accommodated by the projected future revenue (which is based on existing revenue trends, projected) 10. The CIE is developed consistently with the LRTP recommendations, but is focused more on addressing the deficiencies identified in the current AUIR while considering projected near-term revenues. As demonstrated in this outline, one can see how the network needs are based on the maximum potential impact of the adopted future land use map (FLUM). We are responsible to apply maximum potential density and intensity allowed under the adopted FLUM, and must assume 100% buildout in the TAZ's. Whether these TAZ's actually build out to their maximum potential is irrelevant; because they MUST be evaluated in such a manner to accommodate the potential network needs they create either way. The timeframe for buildout is also irrelevant when reviewing in terms of a community master plan. At most, it should be assumed that the horizon year of the lAMP buildout should equate to the horizon year of the LRTP when determining network needs created by this amendment. Further issues come into play when study of TCEA establishment is discussed, as any potential TCEA would have to overlay at least one, or possibly two state roads. This in turn creates a funding concern for those state roads contained within the TCEA... And further diminishing the financially feasible aspect of the plan. As discussed in the previous review comments, in the 'Response to attachment B'; the applicant's response to comment no. 3 is a key issue in the Transportation review of this document. Transportation is unable to find this plan consistent with the existing Transportation Element of Growth Management Plan, as well as the rules stated in 9J-5.055 (l)(b). The reason for this is indirect and may not be readily apparent to the applicant - that reason being that the current staffing/funding levels are established to administer the current obligations of the County. The changes that are proposed by the lAMP represent a significant undertaking, in that they also require an update of other Goals, Objectives, and Policies of the Transportation Element of the GMP to bring them into consistency with the changes reflected here (and to comply with 9J-5.005(5) and (6)). That undertaking is not currently funded, and insufficient staff and/or insufficient funding is the perceived roadblock. The applicant's response to Mr. Cohen on Nov. 5, 2009 regarding general comments A.l, A.2, and A.3, states: [that adoption 01]... "These unfunded mandates will need to be evaluated by the BoCC." [sic] The response also states that the BoCC will then have to decide if they support these policies and allocate future funds to pay for these programmatic commitments." [sic] The response stated above is problematic in that it does not allow staff to find consistency with the GMP that is currently adopted by the BCC, nor does it allow us to find the application compliant with portions of 9J-5. In brief, although staff might be agreeable to accomplishment of the general goals that are sought, the proposal to support them (either financially or with personnel) cannot be supported because the funding and personnel are not available. Policv review comments (enumerated to match the Dolicv each Dertains to): 2.2.3 - Transportation staff continues to have objection to this policy. Please refer to general comments A, B, C, and D, below. 3.1.4 - Please identify a funding source (Pathways review comment). Please refer to general comments A and D below. 24 CP-2Q08.S Immokalee Area Master Plan GMP Amendment Agenda Item 4 3.2.1 - Transportation staff continues to have objection to this policy. Please refer to general comments A, and C, below. These concerns apply to both County Transportation Planning Staff as well as the MPO. 3.2.2 - Transportation staff continues to have objection to this policy. Please refer to general comments A, B, and 0, below. These concerns apply to both County Transportation Planning Staff as well as the MPO. 3.2.3 - Transportation staff continues to have objection to this policy. Please refer to general comments A, B, and 0, below. 3.2.4 - Transportation staff has no objection to this policy, however the applicant is notified that no funding is available or identified to complete a PD&E study for the 'Florida Tradeport Parkway' . 3.2.5 - Recommend deletion of this policy as it is redundant. Identification of needs in the Immokalee Area is already included in the existing LRTP. 3.2.6 - Transportation staff continues to have objection to this policy. The following notes apply: A. Please note- Traffic signals and bike lanes are not part of the ongoing walk-ability study. The current walk-ability study is limited in scope as compared to the proposal of this policy, and would require additional efforts and funding. Staff recommends clarifying the policy, so that it requires a community-wide safety assessment (not just applicable to walkability). The following issues should be addressed separately within the assessment: 1. Signing and Markings 2. Signalization 3. Vehicular Safety 4. Pedestrian and Bicycle Safety B. Please refer to general comments A, and 0, below. Staff and funding commitments will need to be identified; and this pian will be required to be consistent with the rest of the comprehensive plan (or should plan for amendments to the rest of the document to make this consistent throughout). 3.2.7 - No further objection to the proposed language. However, staff recommends adding a policy which states: "Collier County shall require proportionate-share contribution from new (or intensified) development within the areas accommodated by this Master Plan towards expansion of the localized Public Transit System, as the preferred method of alternative mitigation for consistency with Policy 5.1 of the Transportation Element (if alternative mitigation is recommended by Staff). When expansion of the Public Transit system is not possible, and if the project is a commercial enterprise, then subsidized bus passes for the employees may substitute for Transit System expansion." 3.2.8 - Please describe the means by which Staff is to encourage provision of these Transit Services. Are these to be LDC amendments? Is this proposed as a potential service to be provided by the County? Please clarify. 3.2.9 - No further objection. 25 CP-2008-5 Immokalee Area Master Plan GMP Amendment Agenda lIem 4 3.2.10 - Please add to the policy intent: 'Funding obtained shall be prioritized to support improvements in pedestrian, bicycle, and vehicular mobility and safety within the Immokalee Master Plan Boundary, wherever possible.' 6.1.1 - Transportation staff continues to have objection to this policy. The policy should include the CCAMP and ROW handbook; which are intimately tied to the development of lands within the lAMP area. The applicant should be made aware that these documents represent a significant cost to amend; bul if not amended, could create difficulties in accommodating the intended development patterns. 6.1.2 - No further objection. 6.1.3 - Transportation staff continues to have objection to this policy. Please refer to General comments A, C, and 0, below. 6.1.4 - Staff recommends against creating incentives that might impede free and safe movement of pedestrians. Seating areas should be precluded from pedestrian walkways. 6.1.5 - Transportation staff continues to have objection to this policy. Please refer to General comments A, C, and 0, below. 6.1.6 - If LDC amendments are necessitated by this proposed policy, then Transportation may have an objection to this policy. Please refer to General comments A, C, and 0, below. Generalized reiection comments (As referenced in the review comments above): A) County staff and resources would be required to incorporate this proposed policy into the general comprehensive plan in compliance with 9J-005 (5) and (6); however no funding is identified by the applicant (or the County) to reimburse the necessary resources that the County would use. Staff is unable to support this policy as its adoption by the BCC would become an "Unfunded Mandate" that the County does not have the resources to commit to in accommodating this policy. Staff recommends performing an analysis of the cost to implement the policy, and bring other sections of the comprehensive plan into consistency with it; and then identifying the source of the necessary funding. B) Capital Resources would be required to implement this policy, and no funding source is identified or available. The proposed policy may not be compliant with Rule 9J-5.055 (1)(b) or Rule 9J-5.055 (4)(b) FAC. (regarding financial feasibility), as applicable. C) County is unable to accommodate the proposed timeline for the project. The proposed timeline for this policy (or it's intended results) is not financially feasible given current staffing and available funding. As such, it cannot be considered compliant with Rule 9J- 5.005(5) and (6). Staff recommends performing an analysis of the cost to implement the policy, and bring other sections of the comprehensive plan into consistency with it; and then identifying the source of the necessary funding. D) The proposed policy (purposely or inadvertently) prioritizes the intent of the Immokalee Area Master Plan above the remainder of Collier County. As a result, the policy cannot be considered to be compliant with 9J-5.055, which is applicable on a County-wide scale. Staff is unable to endorse a plan that prioritizes the needs of the lAMP over the 26 CP-2008-5Immokalee Area Masler Plan GMP Amendment Agenda Item 4 remainder of the County because such a plan is contradictory to our mission which includes, by mandate, covering the whole of unincorporated Collier County. TCEA Discussion: General Comments: Though staff does not wish to prevent analysis of a potential TCEA, the County is not able to contribute resources to such an endeavor. SR-29 is a single-source state road that FDOT has indicated is not eligible for a TCEA. County cautions that the TCEA designation, if eventually approved, may jeopardize State funding availability. Recommendations for pursuing a TCEA are deferred to the initiating party (the applicant), as the County only has sufficient staff for support towards pursuing such a course of study with no funding to contribute. Traffic ImDact StudY and Methodoloav Comments: Methodology: The methodology used to create the traffic study has not been approved. The following points of contention are noted (some are reiterated from the previous review) 1. In Data & Analysis, Section 6. Public Facilities; Paragraph 2 - Per recommendation from Collier County's Planning Commission to Transportation staff- all zoning and future land use analyses should be based on the potential maximum densities and intensities allowed under the proposed land use categories, assuming 100% buildout of what is proposed. To ailow for reasonability, staff has allowed phased implementation of the potential trips in past studies, but the methodology for a phasing schedule (for analysis purposes) must be approved by Transportation staff prior to submittal. Those past studies also included limiting stipulations placed on the allowable phases of trip generation; not a scenario that is likely to be feasible in relation to this plan. Please contact County staff to set up a methodology meeting for the traffic study. 2. In Data & Analysis, Section 6. Public Facilities: Paragraph 4 - The applicant's statements regarding population projections and the determination of network demand are not accurate. Please refer to the narrative at the beginning of these review comments regarding how demand is evaluated by the system model (for use in the LRTP). This demand is based on analysis of the FLUM. Also, the AUIR does not determine the needs for new facilities to serve the projected population; rather, the AUIR (which is a precursor to the adopted CIE) is merely a BCC-adopted recognition of the current inventory and status. Please refer to the County's Long Range Transportation Plan [LRTP] for the appropriate identification of future demands. 3. In Data & Analysis, Section 6. Public Facilities, Section 6.3.2 (page 65)- Please note that State Road 82 also has a minimum LOS "C". 4. Tables 6-6 and 6-7 in Data & Analysis; Estimated costs are not reasonable and should be revised to reflect more appropriate conditions of costs truly associated with road building in rural areas. 5. Town of Big Cypress, although not currently approved, should be factored in to the growth projections that are used. (12.d of the TIS Guidelines requires inclusion of approved DRl's. Staff recommends inclusion in this comparison of Future Land Uses) 6. Flat-rate growth projection may be allowable, but needs justification with backup data. The data used in this report (FDOT and Collier County's collected ADT numbers) are not recommended for growth calculation as applied to future concurrency. Historical growth should be established from previous years of BCC adopted AUIR data, as this data has 27 CP-2008-5 Immokalee Area Master Plan GMP Amendment Agenda lIem 4 been seasonally factored and is more readily applicable to PM Peak Hour, Peak Direction capacity analysis. TIS- General comments: 1. General formatting note: Traffic study requires adherence to the TIS Guidelines and Procedures (htto://www.collieraov.net/lndex.asox?oaae=566l 2. Page 1- Tables- Please calculate trip generation by units, square footage, etc. as recommended by ITE Standards and agreed methodology with Staff. 3. The "Boosted" 2030 scenario methodology has not been approved by staff yet. 4. The method use to determine the trip generation rates is not approved methodology at this time, and will require additional backup data to demonstrate that the multiple-Iinear- regression method is comparable to the ITE Trip generation rates. 5. Model adjustments- All adjustments require Staff methodology approval. 6. Network capacity is not evaluated by vmt and vmc; please convert these figures to the appropriate trips distributed and trip capacity that is used by the County in typical trip generation analyses, and apply to the network consistent with the concurrency segments used in the current AUIR. 7. Page 11- The methodology for calculating cost analysis is not approved or endorsed. Currently, costs are estimated to be approximately $6.26 Million per lane mile. 8. Page 12- Use of collected ADT's is not recommended. Please use the seasonally adjusted background volumes listed in the AUIR to determine a growth rate for each concurrency segment; holding to a minimum 2.0% linear rate as required by the TIS guidelines. 9. Further analysis is required upon submittal of a TIS that is consistent with approved methodology. Recommendation for Denial: This GMPA application is considered insufficient, and is therefore recommended for denial by the CCPC and BCC. The 3rd revision of this Master Plan addresses many of the finer points of 9J-5 and Ch 163. However, many of the response comments have not entirely addressed, or appropriately addressed, the intent of the staff review comments. The methodology that is used to develop the Traffic Study is not approved by staff; and the changes in network demand are not yet consistent with the County's Long Range Transportation Plan [LRTP]* or Maps TR-1 and TR-2 shown in the Transportation Element. Also, Transportation is unable to find this plan consistent with the existing Transportation Element of Growth Management Plan, as well as the rules stated In 9J-5.055 (1)(b). The reason for this is that the currently identified needs are established to provide a minimum level of service to the existing Future Land Use Map. The changes that are proposed to the lAMP will require an update of the FLUM, and will trigger changes to other Goals, Objectives, and Policies of the Transportation Element of the GMP, To bring the proposed changes into consistency with the current plan (to comply with 9J-5.005(5) and (6)) lacks BCC direction and funding. Even if the Board were to adopt the amended lAMP; the current budget would not allow for resultant changes to be made to the Transportation Element. Further impacts could be felt in terms of a revised priority list for capital projects throughout the County; for the two-year window stated on many of the proposed policies would essentially bring the proposed policies to the top of the priority list. 28 CP-2008-5 Immokalee Area Master Plan GMP Amendment Agenda 11em 4 In brief, although staff might be agreeable to accomplishment of the general goals that are sought, the proposal to support them (either financially or by using County personnel) cannot be supported because the funding and personnel are not available to accommodate the immediate, or unforeseen, changes. '-Staff is currently directed to use the 2030 LRTP, although the maps shown in the Transportation Element of the GMP only reflect the 2025 "needs" (Map TR-2) and "financially feasible" (Map TR-1) plans. Staff contends that the roadway network that will be necessary to accommodate the proposed Immokalee Area Master Plan is not consistent with what is shown In the 2030 Financially Feasible plan (and that 2025 has not been used to develop final comments for the review). Environmental Services Section Comments: The following are Environmental Services staff comments generated after the January 6, 2010 Environmental Advisory Meeting (EAC) hearing on this petition. These comments relate to the staff recommendations outlined in pages 9 and 10 of the EAC Staff Report, and the January 4, 2010 response letter to staff recommendation contained in the EAC Staff Report: 1 . Staff Report comment No.1: That the petitioner provides more information in regard to the deviation contained in the proposed Policy 6.1.7, in order to assess the need for this policy. If the deviations differ from current standards in the CCME, then data and analysis will be needed to support the deviations proposed. Revised comment: The current Land Development Code (LDC) cycle is set to be heard by the Planning Commission (CCPC) later this month. Since it has already been reviewed and recommendations given by both the Environmental Advisory Council (EAC) and the Development Services Advisory Council (DSAC), it is unlikely an addition could be made at this time to support additional off-site retention measures. Staff does not object to the retention of proposed Policy 6.1.7 in the plan. 2. Staff Report comment No.3: Regarding Policy 4.1.1, staff requests the petitioner to please explain what is meant to be accomplished. It seems this Policy could be more restrictive than the CCME preservation policies. Staff disagrees that greenfield is a readily defined term as stated in the response letter and requests a definition of it in the lAMP. Also in the petitioner's response "vacant agricultural" is described as a type of greenfield. What is the definition of vacant agricultural' Does the applicant really intend to direct development away from any wetlands? A 4,000 square foot area of dense melaleuca could be considered werlands. Also, what is the definition of "high habitat value"? The intent of this poliey needs to be explained for clarity. Is the petitioner's desire to mandate development being as dense and high as possible to save these lands? Will the same provisions apply to this retained vegetation as apply in the CCME (e.g. preserve management plan, conservation easement, ete)? It may be beneficial to map these areas. Revised comment: Staff needs clarification on if the EAC agrees to the proposed ianguage in Policy 4.1.1 given in the response letter and if the petitioner intends to 29 CP-20OB-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 replace "already impacted" with "targeted" as discussed at the meeting. Staff supports this change and suggests these targeted lands be mapped at a later stage such as the LDC Amendment cycle. 3. Staff Report comment No.5: Staff suggests a new Policy 4.].4 to reference the Lake Trafford! Camp Keais Strand System Overlay (LT/CKSSO) - page 49 Land Use Designation Descriptions, C. Overlays - since the Overlay section describes how these wetlands will be protected. Revised comment: Staff recommends the fOllowing language be utilized rather than the language proposed by RWA in the response ietter: Pollcv 4.1.4 Natural resource atataction for the Lake Trafford/Carno Keais Strand Svstem is orovided for in the land Use Dasianation Descriotion Section of this olan in subsection C Overlavs and Features 1 Lake Trafford/Camo Kaais Strand Svstem Overlav. 4. Staff Report comment No.7: Data and Analysis should be provided to exhibit the change in preservation of native vegetation which will occur due to changes proposed to land use. Commercial use acreage is proposed to increase and residential acreage is proposed to decrease, therefore there will be a decrease in the amount of vegetation preservation required since residential requires 10 percent more than commercial (reference CCME Policy 6.].]). Revised comment: Staff accepts the assessment provided and acknowledges this amount is difficult to quantify due to the inability to predict whether projects will consist of a single small parcei or a conglomerate of parcels and the acreage of existing native vegetation. 5. Staff Report comment No.8: Regarding rhe addition of lands for the Airport (>JOO acres presently in the RLSA), staff requests a statement be added to the data and analysis on how the impacts to the environmental attributes of the land (wetlands, native vegetation, panther habitat) will be compensated and how it would compare if it were developed as part of an Stewardship Receiving Area (what is the Natural Resource Index score)? Revised comment: Staff had requested the Natural Resource Index (NRI) score of these lands and it was not provided. However, since the Planned Unit Development has already been heard and approved by the CCPC, it is likely no change would occur even if the NRI score was above 1.2. 6. Regarding the mitigation bank Policy 1.1.3, staff recommends the following change (in double underiine): 30 CP-200B-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 Policv 1.1.3: Mitiaation Bank Within two (2) years of adootion of this oolicv. Collier County (Communitv Develooment and Environmental Services Division and Conservation Collier staff) in coordination with the Immokalee Community Redevelooment Aoencv will exolore the feasibility of utilizino Peooer Ranch. or other undevelooed parcels with sionificant wetland. uoland. or listed soecies habitat value. as a listed soecies habitat conservation bank or wetland mitioation bank to comoensate for imoacts associated with develooment within the Immokalee Urban Area for mitiaRtion reouired bv state and federal aaencies. Additionallv. durino this oeriod. the County shall develoo a map deoictino oreferred iands to be taroeted for mitioation for imoacts in or adiacent to the Immokalee Urban Area and incentives to be included in the LDC to direct mitiaation to these taraeted mitioation lands. Further. the County shall consider the feasibility of a oublic-orivate partnership for the pUrPoses of mitioation ban kino or purchase or these taraeted mitioation lands. 7. Additional comments to Staff Report comment No.8: The term "developed" still needs more definition. As proposed in the applicant's response letter to staff recommendation on the EAC staff report, the Property Appraiser's information can not accurately be used to define this since many land use categories besides vacant could still be undeveloped. and vacant land couid be cleared. Aerials are not an accurate depiction either since new uses can be introduced between the time of this hearing and the adoption of the Plan and Land Development Regulations. The term "development" is defined in the LDC and could be construed to mean impacts of any size. Staff recommends the following change in double underline/strikethrough to the LT/CKSS section in the Land Use Designation Description Section. It utilizes language already found in the Growth Management Plan (Conservation and Coastal Management Element Policy 6.1.1 (8)) and addresses EAC's suggested changes regarding re-development and new development: C. OVERLAYS AND FEATURES 1. Wetlands Connected To Lake Trafford/CamD Keais Strand Svstem Overlav The Conservation and Coastal Manaaement Element of the GMP. Policv 6.2.4(4). identifies possible hiah auality wetland svstems connected to the Lake Trafford/Camo Keais Strand svstem within the Immokalee Urban Area. These wetlands re~uire oreater protection measures than wetlands located in other oortions of the Urban Desianated Area. and therefore the wetland orotection standards set forth in Policv 6.2.5 of the CCME aoolv to this area. These wetlands are Identified on the Immokalee Future Land Use Mao as Wetlands Connected To Lake Trafford/Camo Keais Strand Svstem. The Density and Intensity Blendina orovisions of this Master Plan mav be utilized within the Overlav. 31 CP-2008-5 Immokalee Area Master Plan GMP Amendment Agenda Item 4 The additional wetland orotection measures do not aoolv to orooerties within the Overlav that have been leaallv cleared of native veaetation 8FS S8' '81889&1 as of the adootion of this master olan. If deveiooment on the Seminole Reservation severs the connectivity of the wetland svstem for orooerties within the Overlav. east of the Reservation. the additional wetland orotection measures will 88 rQ"i8t,,(8~ t8 988 if tR8" arB still W8rr8RtB~ !lRS 11018 g"8rla" 88WRSIU" fill'NiJRQSB 89 assrGEJri9ta tg" tRQ "SWRt" not be eODUed to those severed eastern wetlands The standard measures for wetlands in Urban desianated lands shall be aoolied as described in the CCME to those severAd eastern wetlands COlliER COUNTY ENVIRONMENTAL ADVISORY COUNCil (EACI RECOMENDATION: The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended (3-0) to forward the subject amendment, CP-2008-5, Immokalee Area Master Plan, to the BCC with a recommendation to transmit to the Florida Department of Community Affairs subject to the following': 1. Standardize the Lake Trafford Camp Keais Strand System (L TCKSS) Overlay terminology throughout the document. 2. Allow any lands within the L TCKSS to qualify for density intensity blending. 3. Prohibit density increases within the L TCKSS Overlay. 4. Allow wetlands within the L TCKSS that are restored to high quality wetlands to qualify for density intensity blending. 5. Prohibit retroactive L TCKSS development applications. 6. Remove the Greenfield Designation. 7. Policv 4.1 .1 - Postpone the TDR adoption process for a period of 2 years to determine its feasibility and if a Growth Management Plan amendment is required. 8. Clarify Policies on how lands will be designated for "Conservation." 9. Separate the Mitigation Bank Policy into Public and Private designations. 10. Policv 6.1.7 to read - "Within two (2) years of adoption of the Policy, Collier County shall amend the Land Development Code to provide for a deviation process from the current native vegetation retention standards set forth in the CCME Policy 6. 1. 1 for developments within the Immokalee Urban Area. This deviation process shall be consistent with provisions set forth in CCME Policy 6.1.1(10)." 11 . Goal #4 - expand language to incl ude listed species for upland and scrub jay habitat within the Immokalee Urban Area. 12. Provide a data analysis on how the Immokalee Sewer and Water District intends to meet the demands of future development. 32 CP-200B-5 Jmmokalee Area Master Plan GMP Amendment Agenda Item 4 13. Policv 4.1.2 line 1 - from "Recognizing the importance of Lake Trafford to potential ecotourism..." To "Recognizing the importance of Lake Trafford and the surrounding wetlands and natural habitat to the ecosystem, economy and ecotourism..." Policv 4.1.2 - line 4-5 from - "Within 2 years of the adoption of the Policy, the County in conjunction with the Immokalee Community Redevelopment Agency will amend the ..." to "Within 2 years of the adoption of this Policy, the County in conjunction with the Immokalee Community Redevelopment Agency and any applicable State or Federal Agencies will amend the.. . " 14. Policv 4.1.3 line 1 - from 'Collier County will continue to cooperate with agencies on remediation efforts at Lake Trafford..." to 'Collier County will continue to cooperate with agencies on remediation, restoration and continuing long term management efforts at Lake Trafford... " * The above recommendations are a draft version of the motion. The EAC is to finalize and formalize these recommendations at their February 3, 2010 meeting. Staff will provide in writing the final version et the February 16, 2010 CCPC meeting. FINDINGS AND CONCLUSIONS: 1. The proposed amendments to the lAMP are justified by data and analysis intended to support current population projections of the adopted lAMP and other elements of the GMP, but do not assess potential impacts of proposed changes in density and intensity associated with the proposed amendment. 2. Impacts to the demand on public facilities due to proposed changes in density and intensity cannot be assessed with the provided data and analysis, for example, availability of central water and sewer service (or alternative) to support proposed changes in density and intensity has not been provided. 3. The commitments included in the Plan, as well as the timeframe to fulfill such programmatic and fiscal commitments will require funding and allocation of staff that may not be readily available. 4. Unintended and intended shifting of prioritization of commitments to the Immokalee area over present and future projected County-wide efforts could occur because of the proposed changes. 5. Assessment of need for the changes in density and intensity in the proposed lAMP are not justified by policy factors or by a numericai needs assessment, as required by Florida Statues. 6. Staff has generated an evaluation of the needs analysis for the proposed increase in the base residential dwelling units, comparing the existing Pian against the proposed Plan. There is little to support the proposed additional dwelling units strictly on a numeric needs analysis. As noted above, other factors to support the proposed increase in base dwelling units have not been clearly established. 7. Existing policies in the CCME remain in effect. The applicant has demonstrated that although the land use designations are proposed to be changed, that essentially the same amount of native vegetation will be preserved. In addition, at their January 6, 2010 33 CP-2OQ8-5 tmmokalee Area Master Plan GMP Amendment Agenda Item 4 hearing on this petition, the EAC recommended that no increase of density within the LT/CKSSO be allowed. 8. The Plan would likely reduce vehicle trips traveled by providing for efficient land use patterns and transportation strategies geared to address greenhouse gas reductions, energy conservation, and energy efficient housing. 9. Programmatic and fiscal commitments in regard to Transportation are not supported by Transportation staff because funding has not been identified. 10. The data and analysis provided with the plan do not support nor justify the revised regulatory framework or the location and size of the proposed Immokalee FLUM. 11. The proposed increase in density and intensity of the proposed Plan will likely aiter the existing character of Immokalee. 12. The applicant has not demonstrated how the complete re-write of the lAMP is necessary in order to achieve its vision of promoting economic development. 13. Based upon a numerical analysis of need, the existing allocation of dwelling units, commercial square footage and industrial square footage provided for the existing lAMP, is sufficient to meet projected population demand in 2030 and beyond and believes that this overall Goal of promoting economic development can be achieved within the current density and intensity allowances of the existing lAMP. Conclusion: Staff acknowledges the various designations on and within the Immokalee community (Rural Area of Critical Economic Concern, Empowerment Zone, Enterprise Zone, etc.) that are indicative of the conditions therein, and supports the CRA's desire, need and vision to promote economic development in Immokalee. For some of the proposed amendments, the correlation between the amendments and the promotion of economic development is clear and obvious, such as Goal 6, Objective 6.1 and Policy 6.1.1 - less stringent design and development standards translates into lower development costs. However, for many of the proposed amendments, that correlation is not self-evident. One example is the proposal to increase residential densities beyond those already provided for in the existing lAMP, especially given the tremendous residential supply allowed by the existing lAMP. Based upon the issues and concerns raised within this Report, staff cannot recommend approval to Transmit. However, should the CCPC choose to recommend Transmittal, and the BCC vote to Transmit, staff believes a joint effort with the petitioner between Transmittal and Adoption may result in achieving the CRA's desire to promote economic development but without a complete overhaul of the lAMP. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition Cpo 2008-5 to the Board of Collier County Commissioners with a recommendation not to transmit this petition to the Florida Department of Community Affairs. 34 CP2008-51mmOKalee Area Mastel f'l.qn C,Mf' Amonrlmont Agenda Item 4 PREPARED BY: _A ~ v!c DATE __~~. {J. PIQ ~~~L~~t~~~~~I~~I~~~t[!~ANNER-- COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT REVIEWED BY: -, , DATE: ...:", ~ I.. it) - ~-~-"- ---~ DAVID WEEKS, AICP, GMP MANAGER ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT REVIEWED BY: ;/?/y~. ---..---.-- MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT DATE: ,'" , ------,_.~,- I ,~') I ) O~t70VED~: -/=: I .~"'LO~CTOR ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT DATE: _"''''-'01-<'-<:'_'0 -- -- --- -,,-...- NICK CASALANGUIDA. I R M ADMINISTRATOR COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION '2-0i-'~ DATE:______m ______ PET1TION NO, CP-2008.5 StaH Report tor the February 16, 2010 cepc Meeting NOTE: This petition has been scheduled for the May 4,2010 Bee Meeting COLLIER COUNTY PLANNING COMMISSION: DATE MARK STRAIN, CHAIRMAN cp.2008.5 cepe Stall Report TH C..comprehen,ille\COMP, PLANNING GMP DP.TA'\~OIl1P Plar Amerdmel11s'2IJOi,?0!1S Cnf'llDlndiJ CyCi€ P~lttnn~\ ?OOac,O€ P,"Honsf~)-(IJr}(l.~ :mmokalee ArBa Master f'ian 35 t;;;".2008-5ImmoKalae Area Mllster 1'1,,,11 GMP Armmr!rnent E CII ... Ul ... en 1l~ III l: o ~ Q,- o ... &:1 ." III c: > ~ al ... c: ... _en ... 1Il 1II ._ - ~ ~ CII 11.I:11I:: :e Q, :> E ... ~ LV 0.." :e ~ <::: - ~ ... ... Cll ~ III ... ;.( .. >- ::: ;S (] ~ ~ IJ - ... < 1I! u ~:" ~_ _ ~ U[]JO'DO ~ 1:1111 if. j , .' . ..,1:._ .i- .. ~- ... a ~ ~ ~ , < :'" ;;; ;{ ~~ : ::' ~ ~ ~ +' ~ :; ;':l Cr ;: ~ f: ;: ~ :: Jrn [] ~ : iJ I ~ 7_.J<- Agenda Item <I -r~ . o ~ o . o ~ ~ ...~/ r:/ &, ~ ,/, ~ '" ., ~ ~ [~fllO CP.2008.5 Immokalee Area MastH Plan GMF' Amendment IN 1_.___ .. I T -- , , .~ :;. I, , -.; .. ~. . . ~:~ ~;'~~~~Lc < ~ ' .'.. , , ." ,,' a, I 0 , '" > ~ .; , < . ~ ~ .~. ! l..U l1 .' . 9 gDJD DO III QI In C I'll .I: c.> 1 0 ~ 0 ... Cl. ::E :) ..J II. Cl. ::E ". fIIU <t - f'f ... , .. - o .. ~ o -<i ~ <i .' ."" .,~~-::~;~~ ~ '..', ".' ;;~ ~; -: ~;, ;: m [j ,. > <<: ji :.! :! ~ ~D -'" :.; , , Jo:m : " '1 J .1/ 1~ ~~::::',"~:'~ $:>~ ,'<- ~~'::' ,'.^"" :;::,v I ' ~ . j / <:: :t= p~ , \ -J :J -, J '/ l~~ - Agenda Item 4 , CP-2008-5 Exhibit A COLLIER COUNTY GROWTH MANAGEMENT PLAN IMMOKALEE AREA MASTER PLAN Prepared by IMMOKALEE MASTER PLAN AND VISIONING COMMITTEE Prepared for COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY and the BOARD OF COUNTY COMMISSIONERS DRAFT NOVEMBER 2009 Words strudltl9reugl9 are deletions; words underlined are additions TABLE OF CONTENTS ADOPTED lAMP ............,. ............. ....................................,................... ................1 PROPOSED lAMP I. INTRODUCTION.................. ............... ........................ ................. ...................19 II. NEW DIRECTIONS ............................................................ .............. .............20 III. IMMOKALEE AREA MASTER PLAN PRIORITIES ........... ............. ........................ 22 GOAL 1: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY. ................,..............,.,..............."...............,....,........................ 24 GOAL 2: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. .......................... ......28 GOAL 3: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND FACILITIES FOR THE IMMOKALEE URBAN AREA. .'... ...........................30 GOAL 4: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE IMPLEMENTATION OF APPROPRIATE DEVELOPMENT STANDARDS AND POLICIES.. ................... ........... ................ 34 GOAL 5: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT is APPROPRIATE FOR IMMOKALEE.....,....... .......................... . . 35 GOAL6: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE APPROPRIATE FOR IMMOKALEE, ................................. ............ 38 GOAL 7: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, NON-PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL COUNCiL THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN... ............................... .....................40 LAND USE DESIGNATION DESCRIPTION SECTION ............. ................... ..................42 i Words 6trl:lsl(threl:l~R are deletions; words underlined are additions III. IMPLEMENTATION STRI'.TEGY (VI) Tllis SeGtiaR IllaGes tile IllaR jRta e#eGt. ImlllemeRtatiaR strategies iRGlude tile Geals, ObjeGti'/es aRd PallGies, aRd tile laRd Use DesigRatieR DesGrilltiaR SeGtiaR. ('II) GOALS, OBJECTIVES .~ND POLICIES ("I) GO^ l l' . ... TO GUID' lAND US, SO AS TO ENHANC' IMMOKAllili'S QUJ'.lITY OF LIFE, NATURAL BE.^.UTY, 'NVIRONMENT, SMAll TOWN CHARACTER, STABl' NEIGHBORHOODS, STATUS AS AN URBAN HUB FOR THE SURROUNDING AGRICUl TURJ'.l REGION, TOURISM INDUSTRY, AND THE IMMOKAlliIi AIRPORT'S DESIGNAmm AS A PORT OF ENTRY. ('II) OBJECTIVE 1.1: Unless otllerwise Ilermiltes in tllis Master Plan far Immokaloe, now or revises uses of lans sllall be eElnsistent '/lith sesi!lnations outlines on tile Futuro Lans Use Mop. Tile Future Land Use Mall ans eomllanien Future Lans Uso Desi!lnations, Distriets ans Subsistriets shall be binsin!l on all Develollment Orsers effeGtive 'Hith tho asslltisn of tllo Mastsr Plan fer IFflFflskalso. Tllrou!lh tile ma!lnituso, loeation ans eonR!luration of its eomllononts, the Future Land Use Mall is sesi!lnes to eoersinate land use with the natural envirsnment inslusin!l tOIlO!lrophy, soil ans otller reseursos; maintain ans soveloll sElllosi'/e nei!lhsorlloos units; womote a souns oeonsmy; ans sissoura!ls unsssirasle !lfO'lJth ans ssvslsllFflsnt Ilaltsrns. Stansarss ans 1l0rFflilles usos far eaeh Immokaloo Master Plan Futuro Lans Use Distriot ans Sussistriot are isentifios in the Dosi!lnation ans DesGription SeGtion. (VI) PsIIG)' 1.1.1: The URBAN Future Lans Use Dosi!lnation sllall ineludo Future Land Use Distriets ans Subsistrists fer: (VI) .".. URB!\N MIXED USE DISTRICT 1. Low Resisential Sussistriot 2. Mi)(Qs Resisential Sussistrist d. Hi!lh Rosisential Sussistriet ~. Nei!lllssrhoos Center Sussistri61 a. COFflFfleree Canter MiJees Uee SU8sistriet €i. Plannes Unit De'lelollFflont ComFflorsial Sussistriet 7. Rosreational Tourist Sussistriot (VI) B. URBAN COMMERCI!\l DISTRICT 1. CSFflmereial SutJElistrist S.R 29 ans Jefferson Avo. 1 Words strl:lsl~tArol;lgh are deletions: words underlined are additions (VI) C. URB^N INDUSTRIAl DISTRICT 1. Imholstrial S<Jeaistrict 2. Cammerce CaRter IRaustrial Sueaistrict 3. BusiROSS Park Sueaistrict (1)('11) Pallsy 1.1.2: Overlays aRa S!'locial Features iRsluae: 1. UreaA IAfill aRa Roaavela!'lmeAt Area ('11) Palisy 1.1.3: Callier CeuAty sl1all slosely oeeraiRate tha lacatiaA, timiAg, iRteAsit, aAa aasigR af future aavala!'lmeAI. TAis !'lalicy sl1all ee im!'llemeRtea tl1f8ugl1 tl1e l'.aeEjuate Puelis Facilities OraiRaRoe iA tl1e LaRa De'/ala!'lmeAt Caaa, aaa!'ltea by OraiRaRce No. 04 41, as ameAaed, OA JURe 22, 2004 aRa affeotive Octalaer 18, 2004, as ameRaea. (VI) Palisy 1.1.4: LaRa use traRsitiaA laei>....aeA lawer aRa I1igl1er iRteAsity usas sl1all Iae acl1ia'/ea tl1raugl1 the use af Aatuml vegetative a!'leA s!'lase Iauffers, !'ll1ysical Iaarriem sucl1 as Iaerms, l1eages ar atl1er laAascalle sa'/er, setlaasks aRa I1eigl1t limitatiaAs as aessrilaea iA tl1e zaRiAg aRa laAassalle sectiaAs af tl1e LaRa De'/elallmeRt Caao. ('11) Palisy 1.1.6: LaAa uses tl1at meet tl1e resiaeAtial Assas af tl1e Immakalee semmuAity (e.g. aay sara, I1ealtl1 oare Aeeas, scl1aals, grecery sl1a!'l!'liAg, recreatiaA) sl1all Iae aesigAataa witl1iA a reasaAalale walkiAg aistaAoa af tl1ase !'lartiaAs af tl1e cammuAity '1111isl1 are or '....ill likely Iaaoome l1eavil, !'loaestriaA iA AatUFe. (VI) Palisy 1.1.6 !;;xistiAg agricultural activitias may saAtiAue '....itl1iR tl1e UrlaaR DesigAataa I'.rea. ~Je\V agrisultural uses are !'lerrnittea as leAg as tl1sy aa Aat Iaecarne sitl1er a AuisaAse ar crsate Raxiaus cSAailiaAs. (V)('II)('II1) Palisy 1.1.7: TAe sites caAtaiRiAg e)(jsliAg !'lulalis eaucaliaRal !'llaAts aRa aAcillary !'llaAts, aRa tl1e uAaevela!'lea sites a.....Aea lay tl1a Calliar CauFlty Ssl1aal Baara fer future !'lulalic aaucatianal !'llaRts aFla aAcillary !'llaRts, witl1in 1l1a lAMP area, are aellistea aA tl1e Future LaAa Use Mall Series iA 1l1e caunly\\'iae FLU!;; aAa aR tl1e P<Jlalic Scl1aal Facilities !;;lemeRt Mall Series, aRa referencea iA FLU!;;, Palisy a.14 aRa IAtergal/efRmeRtal CaaraiRatiaA !;;Iament, Palloy 1.2.6. 1'.11 of tl1ese sites are sulajaot ta 1l1e generaIIAtarlacal/'.greerneAt, aaa!'lloa an May 1a, 2003 lay tl1e Callier CauAty Sohaal Baara aRa aR May 27, 2003 lay tl1e Baara af CauAty CammissiaAers, ana as sulaseEjuantly ameAaea aRa rastatea, \Vitl1 aR effective aate af Desernlaer 2008, aAa sulajest ta tl1e irnlllerneRtiRg laAa aevela!'lmeRt regulaliaAs ta Iae aaapted; ana, shall Iae sulaject ta tl1e 2 Words etFblsl~tAFolJgh are deletions: words underlined are additions Ssheel Beara Review (SBR) Interlesal ,".ljreement, ade~tea on May 15, 2003 by the Sshool Boara aRa en May 27, 2003 by the Boara of Co~nl)' ComfRissisners, ana s~bjest 10 IRe ifR~lementinlj lana ae'Jele~ment relj~latiens. .".11 M~re ea~salional planls ana ansillary ~Iants sRall be allewea in zoninlj aistrists as set forth in FLUE, Polisy 5.11. (VI) OBJECTIVE 1.2: Reinslale the fermor Main Street Preljram ~naer a new nafRe to proviae a means for ifR~FOVinlj tRs ~hysisal a~~saranse of tRs sommorsial b~ilainlj stosk alenljlhe Main Stroot serriaor, from First Street to Westslox Slrsst. (VI) Polisy 1.2.1: Tho Immokalee Master Plan ana VisioRinlj Committoe, in soordination with the Comm~Rit)' Rsas...olo~mont -'''ljensy Aa'/issry COfRmittee, shall '.\'srk with a seRs~llant 10 ae...olo~ a ~Ian that Ios~ses on Iho aovelo~fRent analer roaevele~menl ef semmeroial slr~sl~res and b~sinesses alenlj Main Slreet. (VI) Palisy 1.2.2: Cellisr Co~nly staff', in sss~oration '....ilh 'Jarie~s ImfRekalee ssmm~nily ljre~~s, may seek ~artneFSl1i~ e~~ert~nilies wilh the lesal CefRfR~nily Reaevelo~ment -'''ljensy I\avisory Committeo, Frent Porsh, 'Nee a ana Seea aRd otl1er altemative f~naing so~rsos te ~romotc aRa/sr ex~eaile tRe ae'JelS~moRt or reao"ele~ment ef semmoroial b~sinesses ana slr~sl~res '....ill1in tile Main Streot Preljram area. (VI) OBJECTIVE 1.3: Ense~ralje inRevativc a~~reasl1es in ~rban ana ~rejest aesign 111 at onl1anse botl1 tile cRvironfRent ana the vis~al a~~sal of ImfRsllalee. (VI) Polisy 1.3.1: Collier Ce~nty staff will sentin~e 10 werk 'IIitl1 tile ImfRekalee semm~Rity 10 iaentify allemative f~Rainlj ss~roes te ifR~lefRSRt ~roljramfRiRljfer, strestssa~e, liRkea e~en s~ase ana ~eaeslrian ana bisysle amenities tl1at are sefR~atible '....itl1 an everall reae"sle~ment stralolj,!. ('II) OBJECTIVE 1.1: Proviae laRa ~se aesiljnations, srileria ana zening tl1at reseljRizes Il1e Reese ef ~eaestrians. (VI) Polisy 1.4.1: Com~rel1ensi'.'e Planninlj staff will sORtin~e te soordiRate witl1 Ihe Trans~ortatien Division reljardiF\lj its existiF\lj ana f~l~re ~laRs for siaowalks, ~alhways and ether forms ef alternative trans~ortalion fer the Immokalee semm~nity. 3 Words strl:lsl-.:ttno1.lgh are deletions; words underlined are additions ('II) Polisy U.2: Collier Calmty staff, iR sool'leratiaR 'I:itn tne losal IFRFRakaloe Comm~Rity Reae'lalal'lFRORt A!jeRSj /'a'/isory Committea, snail sORsult witn tne Cellier Co~n~' Patnways Aa'lisory Committee re!jarain!j ennaRsiR!j aRa iml'lrovin!j tne existin!jl'lath.....ay aRa siaewalk lasilities. (VI) Polisy 1.403: Collier Co~nty snail enso~ra!je I'loaestrian Irianaly aesi!jn lor M~re projects lasatea witnin tne Immekalee UrsaR J\rea. (VI) OBJECTIVE 1.6: TIle Collier Ca~nty Boara af Co~n~' CaFRFflissioners fOsa!jRizes tno neea lor farFfl lasor to SUl'll'lort tno Co~nt/s a!jrisultural inaustry ana eRso~ra!jes the I'lro'/ision of docent, safe ana affGrelasle nousing ~nits lor farm workers in IFRmokalee. Tne Wovision lor farm labor housiR!j, as iaentifiea iR 8estion B.05.0:J of Ine Collier Co~nty Lana De'/elol'lFReRt Coele, soml'llies with 8estiaA 10D 25 of IRe Floriaa .^.aFRiRistralive Coele (FAC.). (VI) Polisy 1.6.1: ~lew no~sin!jlor seasonal, teml'loral)' or FRi!jrant 'tlorkers snail se l'lerFflittea iR any land ~se aeSi!jAation I'lra'liaea tnat s~sR no~sin!j is I'lermittea ~Aaer 8estion 10g 25, F.I\.C., ana aaes Rot sonllist witn Ine exietin!j zonin!j aietrists or tne ImFRokalea /\roa F~t~re Lana Idsa Mal'l. (VI) Polisy 1.6.2: "Transient ~o~sin!j" or "Mi!jr.ant Lasor CaFRl'ls", as aalinea by 8eslion 19D 25, F.I\.C., Fflayalso se aevelal'laa in areas aesi!jnatea lor sOFRFRarsial lana ~ses OR tne IFRFRollaloe /'rea F~t~re Lana Usa Mal'l. 8~sR no~sin!j m~st FReet tRa fa"l~ireFRents af tne Ganeral CaFflFRersial Zonin!j District (C ~) of tho Collier COURty Land Do'/elopFRent Code, as amended. GOAL 2: CRe/He /'N eNVIRONMeNT '!\.'ITHIN 'J'!HICH All 'MORKING, DIS.'l,8leD AND ReTIReD RESIDeNTS, AND THEIR IMMeDIATe F.I\,MllIeS, Will HAVe .I\, Re.l\,SONA8le OPPORTUNITY TO PROCURE SAFe, S.I\,NITARY, .^.ND AFFORDABle HOUSING CONSISTeNT WITH THe DeSIRED CHAR!'CTeR OF THe /l.REA AS IDeNTIFieD IN THE IMMOKAlee /l.REA MJ'.STeR PLAN. (VI) OBJeCTIVe 2.1: Collier Ca~Rty snail I'lroFRote tRo sonser'lation ana reRasilitation of no~sin!j in IFRFRokalee nei!jRsarnooas. (VI) Polisy 2.1.1: E)(l'lansion of ~rsan fasilities ana servises shall ennance aRa maintain tne viasili~' of Oldstin!j urbaR resiaenlial areas. ~Jeoaea puslic inlrastruslura iFRprovemants in tnese arOaS snail receive wierity in IRa CapilallFRl'lro'leFRaAt element. 4 Words stn:lsldhrQI;J~h are deletions; words underlined are additions (VI) Pansy 2.1.2: Collier Cmmty sRall assist in ~I'l!jraain!j oxisting Rei!jRtJorRooas tRrcl~!lR active coae eRforcement, aRal'lroviaiR!l capital iml'lrcl'lemonts in such Roi!lRtJorRooas. ('/1) Pansy 2.1.3: Collier CO~Rty shall enSlJre tRat !lo'JemmeRt services and facilitios ROOaOa to S~I'lPort Ro~siR!l are I'lro'/iaoa cORc~rreRt witR aevelOpmeRt ana meet tho aOmaRaS of the Immokaloe Comm~nity. (VI) OBJECTIVE 2.2: Collier CO~Rty Ras collectea aRd will ~se tRe €lata ros~ltiR!l frem tho Immokalee Ho~siR!l IRitiative Pro!lfam S~rvey to iaeRtify the c~rrent ho~siR!l stock in ordor to aaaress the afforaatJle workforce Ro~sing ReOaS of tRo area. ('II) Pansy 2.2.1: The CO~Rty Ol'leratiaRs S~ppert aRa HOlJsiR!l Del'lartment will aRalyze tho Elata oellectea frem tho Immokalee Ho~siR!l IRitiative PfO!lram S~rvey and estatJlisR a I'lreooss fer revitalizing Immokalee's Rei!lhtJorhooas. (VI) ponsy 2.2.2: The CO~Rty shall oORtiR~e to researoh iRitiativos slJoh as land tJankin!l of forecloseEl ~I'lOR laRa Eluo to COllnty helElliens, laRa !lraRts from CO~Rty ana ether l'l~tJlic holain!ls, and tax iRoentives far I'lrivate OWRars who commit to aevelol'liR!l afforElatJle workforce Ra~siR!l. (VI) OBJECTIVE 2.3: ne Co~nty will oontiR~e to eXl'lloro aREl I'lrovide iRRovative I'lro!lfams ana rO!l~latory reforms that reEl~ce tRe oosts af aevelal'lmORt aRa maiRteRaRoo of safe aRa saRitary afforElatJlo workforoa ha~sin!l for Immokaloo rOSiaORtS. (VI) Polley 2.3.1: On NovemtJer 18, 2()()3, the Baara of CO~Rty CommissioRors al'll'lfOVea $1.8a millioR iR aeaRomio aRa ho~siR!l iRooRtives. These iRceRtivos shall cORtiR~e to I'lfOviEle fer foe l'laymeRt assistaRce, I'lrol'lerty tmc stim~l~s, iml'lact foe aeferrals, and economic ae'JOIOl'lmeRt. ('II) Pansy 2.3.2: no CO~Rty Ol'leratioRs S~l'll'lort aRa Ho~siR!l Del'lartmaRt will cORtiR~e to I'lromote l'l~tJlio,1l'lrivate l'lartRorshil'ls that aaarass tho availatJility af afforaatJla workforce ho~sin!l tJy iml'lfOviR!l oxistiR!l pro08sses ORa iml'llemeRtin!l Rew I'lrocesses of not'....orkiR!l reSOllroos amOR!l I'lfivate aevelol'lers, oORtractore, CO~Rty offioials, aREllmmokalee resiaents saakiR!l Ro~sing. 5 Words GtrI;JSI\tRr:elol~A are deletions; words underlined are additions (VI) Pellsy 2.3.3: Tho Coae !;;nmrseFflent gB~artFflent will ~rioritize thB BnmrseFflent of soaes rBlatea to slll9stanaara hOllsin!j tRat sonstillltes a seriolls tRreat to the ~lll9lis's RoaltR, safety ana '....elfare. Polisios on aeFflolition of sllsh struslllres will 190 enforsea ana the Coae Enmrsement Saara llsea to lovy o~wo~riate fines. (VI) Pelisy 2.3.1: TRe Commllnity ge...ela~ment ana En'/in:mmental Servises Division will rosearsR ana aB'Ielo~ strato!jies to re~lase ana!or pro'liae afferaal3le warkforse Rallsin!j throu!jh non ~rafit ~ra'liaers throu!jhollt tha Immokalee Commllnity Roaevelo~ment .'\roa. (VI) OBJECTIVE 2.1: There shall 1ge an annllal effert to saardinate with feaoral, state, losol ana wivate a!jonsies to seek fllnain!j ta meet the ROllsin!j neeas as iaentifiea in the Hallsin!j Eloment af the Growth Mana!jBmant Plan ana ta aSSllra sonsistansy with maoral, stato ana losal rB!jlllatians sonsarnin!j mi!jrant lal9ar sam~s. (VI) Polisy 2.1.1: The County O~erations 8u~~orl ana Housin!j De~artment will Ffleet witR re~resBntatives af tRe Rllral EsonBmis De"'Blo~FRent Administration te im~rava tRa Callntls al9ility to sltrast government !jrants ana loans ta ae'Jela~ afferaal3le '....orkmrse hallsing. (VI) Pelisy 2.4.2: By Se~teFfllger 2Q07, the COR'lmllnity ge'/elo~ment ana Environmental 8Brvioos Di'lision will reviaw tAe State of ~loriaa'6 EnvironmBntal HealtR ana Hallsin!j Coae rBElllireR'lents mr tRose llnits lioensea as mi!jrantlol9or sam~s. If warrantea 19asea ll~on that review, tRe Di'lision will initiato a~~ra~riote maaifloations to the Collier COllnt, Housin!j Coae. (VI) Pelisy 2.1.3: The COllnty Mona!jer, or Ris aBsi!jnee, in soo~eration witR the ~Ioriao De~artmont of Health, sRall 190 ros~onsil9le for an annllal re~ort to the Soara of County Cammissioners on iaBntifiea "Ii'lin!j E111arters mr four or more seasonal, tem~orary ar mi!jrant farm workers" as aeflnea in CRa~ter 1QD 29, ~j\.C. The re~ort shall inoluae reoemmBnaations on im~ra'lements to ensuro County ooae ana ~AC. som~lianoe ana sll!j!jested amenamonts to County soaes tRat may restriot neeaea rORal9ilitation ana now ae'lolo~menl. (VI) Pelisy 2.1.4: Cantinlle ta sellal90rstB with all ~rivate !jrall~s sBBkin!j to fllmisR sRBltBrs for tho hemeloss, ana/ar aellsea WOFRen ana sRilaren in Immokalee. 6 Words 6trldsl~threl;l€lh are deletions; words underlined are additions ("I) GOAL 3' .. .,. THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION .!I.ND M!\NAGEMENT OF ITS NATURAL RESOURCES AS REQIJIRED IN THE GRO'J'JTH MAN!\GEMENT PLAN. ('II) OBJECTIVE 3.1: Tl1e Cal,lRty sl1all caRliRl,la te ~retect aRa ~recerve natOlral FeSal,lFCeS '/Iitl1in tl1e Immekalee Url:laA Desi!jAatea Area am:! eA aajaceAt lanas .....ithin the Rl,lral LaAas Stewardship Area Overlay. (VI) Palisy 3.1.1 : Tl1e Immekalee /\rea Masler PlaA sl1all Be OI~aatea as a~~FO~riate te reflect Il1e recemmeRaatiens resl,lltiAg frem tl1e ~ro!jrammatic cemmilmenls ef tl1e CeAservalien and Ceastal MaAa!jemeAt ElemoAt of tl1e Grewth MaAa!jemeAt Plan. (VI) Palisy 3.1.2: Cellier COI,lAty sl1all ansl,lre tl1at !ja'lernmeAt saF'Iises aAa facililias ralatea Ie tl1e conseFVatien and maAa!jement ef nat\,Jral rese\,Jrees aFe maae availaBle to the Immekalee Cemm\,JAity. ("I) GOAL l' .. ... IN ,II, COST EFFICIENT MANNER, PROVIDE I'.MPLE, HIGH QUALITY /\ND DIVERSE RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY. (VI) OBJECTIVE 1.1: Collier COI,lAty sl1all im~lemeAt a ~arks ana raoraatieA ~re!jram for Immokalee tl1at is eElOli'.'alent te Cellier Cel,lnty stanaaFas, takin!j into cORsiaeralion ~Ians Il1at reflect citizens' resreatienal ~references ana after recrealianal o~~aFl\,Jnities for all a!je !jrel,l~s. (VI) Pelisy 1.1.1: In aoceFdanca '/Iltl1 OBjastive d.1, aAd s\,JBseEll,leRt ~elicies, of tl1e Rasrealion ana Open S~aoe ElemeRI, Il1e Cel,lRty Parks aRa Resrealion ga~aFlment sRall, BY 2010, aevela~ a Comml,lnity ana Re!jianal Park Plan. TAa ~Ian ana B\,JEI!jet 'IIill Be Basoa \,J~en SOlSR tl1in!js as a s\,Jrvey of 1110 pFoforenses aAd ~rierities of Immekalae's seaseAal ana ~ermanent ~e~l,llation. Tl1e sl,lrvey shal,lla insll,lae: a. QI,l8sliens sensernin!j semml,lnity wiae ana nei!jAl:lerheoa ~ark FOsraatien Iss\,Jes. b. DiffeFOnliates BY nei!jI1BoFheea Il1e estimales of Ihe ~e~l,llatien's prierities among alternative comBinations ef types ef ~arks and raoreation sites. fasilities, equi~ment, ana E:oFVisSG. s. 8e ceml\,Jotea al,lrin!j ~eak ~ermanent ana saasenal populatien ~erioas. 7 Words strl;Jcktl:1rS\:lS)R are deletions; words underlined are additions ('/1) Pansy 4.1.2: Hie CO~Rty P~BliG ServiGes Di'/isiaR may laGate M~re parks within aeSi(lRatea Nei(lRBarRaaa CeRters ana witRiR atRer areas tRat servo the Reeas af tho aemm~Rity. This may Be aSGomplisRea tnre~(lR f~RaiRg motRaas iRGludiRg, BloJt Rat limitod ta, the COIoJRI/s ploJrGRase af laRa, private seGtar laRa aORatiaRs ar thre~(lh aR iRterlesal a(lreemeRt BetweeR Callier CO~Rt)' ORa tRe Callier Ca~Rty SGhaal Soard. (VI) Palisy 4.1.3: Collier Ca~RI'f sRall eRs~re that !javorRmeRt serviGos aRE:! faGilitios rolatea to parks aRd reGreatioR are praviaea SeRG~rreRt witR the impaGts ef aevelopmeRt. (\II) GOAL \I. . .. .. FUTURE GRO'.'llTH ANI;) I;)EVELOPMENT SHI'.LL 8E SUPPORTEI;) 8Y .". NET'I'!ORK OF RO.!I.DS, SII;)E'."UI,LKS, ANI;) 8IKEPI'.THS TH1'.T .".RE EFFICIENT ANI;) SAFE, AND ENHANCE ANI;) PRESERVE IMMOKALEE'S SMALL TO'.'l!N CHARACTER. (VI) 08JECTIVE 6.1: The COIJRt)' shall previae far the safe aRa GeRVeRieRt mevemeRt af peaestriaRs, materizea ORa naR motarizea vehiGles. (VI) Pansy 6.1.1: The TralliG CirG~latioR Map in Ihe TraRsportatioR ElomeRt will !jraphiGally aepiat Immakalee's futlJre roaaway Ret'llerk, aRa iaeRtify speGifiG raaaway impre'lomeRts Reeaea to implemeRt tne Immakalee Area Masler PlaR's F~t~re laRa Use Map aRa will Be ~paatea as Rew iRfermaliaR is availaBle. These impravomeRts will be priaritizea aRa plaaea iRle tho Capital Impre'lOmeRt ElemoRt alter further transportatiaR aRalysis is aampleloa. (VI) pensy 6.1.2: The Collier CO~RI)' Ii Year Pathways PlaR, prepareasy the MelrepelitaR PlaRRiRg Or!jaRizatiaR with Ihe assislaRGe of tRe Pathway Aa'/isery Committee, shall !jivo priority ta liRkiR!j existiR!j aRa fulloJre resiaeRtial Rel!jhsorRaaas 10 eaGR otRor, aesi!jRatea ReighsorRaaa GORlers, Gammoroial, empleymeRt aRa ploJsliG serviGe areas. TRis plaR will refleGt the ~niEl~e ReeaS af Ihe Immakalee aamm~Rity ORa alsa take iRta GonsiaeratioR the Reea for peaestrian walkways in Immokalee. ('/1) Pansy 6.1.3: ExisliR!j aRa floJlloJre sikepalRs for the Immokalee Gomm~Rily sRallse !jraphiGally aepistoa '....itRiR the Collier Ce~Rly Ii Yoar PatRwa)'s PlaR. ('II) Pansy 6.1.1: The CO~Rty TraRsportalioR aRa the Camm~Rity DevelopmeRt ORa ERviroRmeRtal ServiGes DivisioRS shall eRs~re tRat siaewaiks aRa BikepalRs GORstr~stea sy ar far Iha Ce~nty are 8 Words strl;lsktl=lrs\:l€J1=I are deletions; words underlined are additions pre'liaea sens~rrent \Vitl1 tile iA'lpasls of ae'lelspA'lent ana A'leet tile aOA'lanas of Ills lA'lmekalee CSlTlm~nil'l. ("I) GOAl&' . ... ENH.~.NCE AND DIVERSIFY HIE lOCAl ECONOMY OF THE IMMOK!\lEE COMMUNITY AS DET.A.llED IN THE ECONOMIC ElEMENT OF THE GROWTH MANAGEMENT PlAN. ('II) OBJECTIVE 6.1: Tl10 Ce~nly sl1all prslTloto osonslTlis ao'/olspA'lsnl eppert~Rilios Il1re~€!l1e~1 tl1e_IA'lA'lekaioo Urean I\roa. (VI) Pellsy &.1.1 : Tl10 Cs~nty, in sssporalien witl1 tl10 IlTllTlekalea Cl1ameor af CaA'lA'lsrse, 1110 Callior Cs~nly .^.irpert A~tl1arit)', aRa tile Eoenemis DsveloJ)lTlent Co~nsil, sl1all sonlin~e Ie promoto esonomis opport~nilios alll1e ImA'lokalee Ro€!ional f\irport ana tile s~rro~Rain€! sOA'lA'lorsial ana ind~strial areas, (VI) Polisy 6.1.2: Tl10 COITlITl~nily De'/oloJ)ment ana EnvironA'lenlal ~srvises Division will soorainale with the Collier Co~nly ~Reriffs DepartA'lenl en invesli€!aling ana p~rsLling any f~naing opport~nitios availaels ~naer tRe ~afe Nei€!Reorl1ooa Ast to assist witl1 eRRansin€! tile 1A'lA'lokalee GOITlITl~nity. CriA'le PreventisR Tl1ro~€!R EnvireRlTlsnlal Desi€!n (CPTED) prinGiplos sRallee enGa~ra€!sa in all dovolepment stanaaras. (VI) Polisy 6.1.3: Collier Cs~nty slaff in Gosperalion ',VitR tRe IOs0ROA'liG Development Ce~nGil ana etRer Immokalee GeA'lA'l~nity a€!enGies sRall Goorainate \VitR IRe Collier Co~nly ~GRool Board 10 ons~re tRatlRe employment skills ana trainin€! neeaea are availaele for the types of ina~stries 10Galea in tRe Immokalee COA'lm~nily. (VII Polis,! &.1.4: Ens~re tRal eGonoA'liG pOIiGies, pro€!raA'ls ana inGenli'/es p~rs~ea by Collier Co~nty wilRin tRe lA'lmokalee Urean .".rea are A'lana€!ea so as to pro'/iae a eeRElfit 10 tRe somm~nity. lAND IJSE DESIGNATION DESCRIPTION SECTION TRe followiR€! seGtion aosGrieas laRa ~se aesi€!nations sRown on the Immokalee Master Plan F~I~re Lana IJse Map. TRese aesi€!natisns €!enerally inaiGate tile types of lana L1S0S fer WRiGh zenin€! A'lay ee reEl~eslad. Hewever, tRese lana ~se aesi€!natiens ao not €!~arantoe tRat a zenin€! reEl~est willee apprevea. 9 Words strushtl=lrsl:l!3h are deletions; words underlined are additions (VI) A. Urban MiKed Use Distrist TAe f3~rf3ase af IRis Dislrisl is Ie f3ra'/lae fer resiaeRlial aRa RaR resiaaRlial laRa ~ses, iRsl~aiR!j mixoa ~se aevelef3meRls s~sR as Plan nod Unil De'lelof3menls. Certain resrealienlte~risl ana commorcial ~ses are alGo allo'....ea s~9jecl 10 srileria. (VI) 1. le'N Residential S~bdistrist TAe f3~rf3ese af IRis aesi!jnalien is 10 f3re'/iae a S~llaislrisl for lew aeRsily resiaeRlial aevelef3meR!. ResiaeRlial a'....ellings shall Ile Iimilea 10 siR!jle family slrlolsl~res aRa D~f3lexes. M~lli ~amily awelliR!js shall Ile f3ermittea Ie I3fOviae Ihey aro wilhin a PlaRnea Unil Develaf3menl. Mobile Hame aevolopmenl sRall Ile f3ermillod in Iha form of mollilo Reme s~1l ai'lisions er f3arks ana as a mallilo Rome overlay as aofinoa Ily Iho Lana Dovelef3menl Coao. .'1 aensily lass IRan or eEl~al 10 four (4) awellin@ ~nilG por gross asro is f3ormittoa. ('/1) 2. MiKed Residential S~bdistrist The f3~rf3ose of IRis aesi@Ralien is 10 f3m'/iao fer a mi)(I~re ef Ralolsin@ IYf3es VlilRin moai~m aeRsil)' resiaanlial areas. Rosiaenlial a'llolliR!js sRall includo sin@lo family slrlolsluro, m~lli family awelliR@s, iRai'lia~al mollilo Romos, aRa aUf3loxes on a iol Il)' lei basis. ^ aonslly leGs IRaR er oEl~al Ie si)( (8) a'Nollin@s ~RiIG f30r @ross asm is f3ormittoa. (VI) 3. Hiatt ResideRtial Sllbdistrist TAe f3lolrf30S0 af IRis aesi@nalion is 10 f3fSviae a Slolllaislrisl fer Ri@h donsily resiaenlial aO'lelef3mon!. Resiaenlial awelliR@s sRolI Ile limilea 10 m~lli family slrucllolros ana less inlensive ~nils s~sh as sin!jle family aRa a~f3le)(os f3Feviaea IRe)' aro samf30lillle wilR IRe aislris!. Mellile Rome ae'/elef3meRls shall Ile f3ermittea ani)' in IRe ferm ef mellile Rame s~llaivisiens er f3arks as aolinea in Ihe Lana Develof3moRI Ceae. .'1 donsily loss IRan or equal Ie oi@RI (8) d'llollin@ ~nils por @ross asre is f3ormillea. (VI) 4. Neiattborhood Center Sllbdistrist TRe f3~rf3ose af IRis lana lolSO slassificolion is Ie f3ro'/iao for ceRlers of asli'lily Ihol sorve IRo neeas of IRe s~rrelolnain@ nei@RborRooas. The conlors sRe~la sonlain a mix of neighllerhooa orionloa ~ses suoh as aay oare seRler, f3arks, sORoels, ana @o'/ommonlal asli'lilios. GIRer aO'lolaf3menl sriloria IRal shall af3f3ly Ie all Roi@RBorheea seniors inoi~aes Iho fellrl'....ing: a. To aSRie'/e a Roi!jRllerhood sRaraslor, IReso senlers are onso~ra@ea 10 bo ansherea Ily elemonlary sSAeels, noi@hllerReaa ssalo f3arks, ana/or sA~rshos. Il. .'1 senior she~la Ile I'milea Ie 80 120 asres in size, ana will 60[\'0 a f3ef3~lalien ran@ing llelweeR 5,000107,50013001310, er aooommoaole a serviso area ef eRO (1) milo raai~s. 10 Words GtruoktRrebl~A are deletions; words underlined are additions s. The ~Jeighll8rhaea Centers sho~la ee no sloser than ana (1) mile. a. ~Jon resiaential ~ses shallee at least 20% af the size of the Neigheerhaaa Center. e. Resiaential aevelapment ....'ithin the aesigRatea Neighearhooels Centers sholl permit a maximum aeRsit)' of twelve (12) ~Rits per gross asre. Resiaential awelliRg uRits shall be limitea to m~lti family str~st~res and less intensive ~Rits 6~sh as single family ana a~plexes previaea they ora samJlatiele with the aistrisl. Meeile hema aevelepmaRts shall ea permittea aRly iR the form ef meeile heme s~eaivisians er parks as aeRRea iR the Lana Development Caae. f. Cemlllersial aavelepmeRt shall ee permittea within a Neighearhaaa CeRter pra'Jiaea all of the fell awing sriteria are met; 1. Cammersial usas shall ee Iimitea ta eareer ana eaa~ty shaps; drug stores; deli; meat market; eiGysle sef\'ioas; resta~rant; Eiry Gleaning; veterinary oliRiss; meaisal affises; launar/ fasilities; any othor sonvenieRse samFflarsial ~ses whish is sempatiele in Rat~re .....ith the forogaing ~ses. The Cellier Caunty Sshool Beara will ee notified ef any proposea ~se to avoia senflist with the nearby sshools; ana 2. No sammersial ~se shallee pen'flittoa within a ~< mile af an existiAg sshoel prepsrt'lline .....ithin a NeighearhElea Centar; ORa 3. Assess to the sammersial aevelopment m~st in REI way Gonflist with the sohool traffis in the area; ana 4. The aesign af an)' preposoa samFflElraial aevelopment m~st take into sOAsiaeralieA the salet./ of the sshool shilaren; ana a. The projoGls within the Neighearhaad Centers shall enso~rage previsioAs for shared parking arrangeFflents with aajElining aevelapments; ana e. Driveways ana o~re Guts sholl ee oonsoliaatea with aajoining aevelopFflents; ana 7. Projesls airsstly ae~lliAg resiaontially zOAea preperly shall pro'Jiae, at a minim~m. a 50 foet seteask and lanasGape e~ffer; ana 8. ProjeGts shall pre'Jiae a 10 foot wiae lanassopea stripeetween the ae~tting right of .....ay ana the aff slreet parking area. Frem time ta time nEl..... ~Jeigheorhooa Centers may ee proposea. Na Iwa seAters may ee sloser than eAe mile from eash ather. New Neighearhaaa Centers wa~la reEl"ire market j~stilisation ana FfI~st meat size. spasing ana ~se sriterio expressea earlier. 11 Words Btn,;JshtRr8\;l~h are deletions; words underlined are additions 6. Commerse Center Milled Use Subdistrist TRe !'l~rpese of tRis etesigRatioR is to sreate a major aGIi'Jity seRter tRat serviGes tRe eRlire ImFflokalee UrbaR DesigRaleet .'\rea aRet s~rre~AetiRg agriG~It~ml area. TRe Mixeet Use DistriGt sRall f~AGtiaR as aR em!'lleymeAt GeRter anet shall eRGa~mge Gammeroial aAet iAstiMiaAal ~ses. Uses perFflitteet within this S~betistriGt shall inGI~ete she!'l!'liRg oeAter, gaVerRFfleAtal iAstit~tieAs, mietetle er RigR sGReal, Gamm~Aity !'lark aAet etRer em!'lleymeAt geReratiAg ~ses. OtRer perFflitteet GammerGi,lI ~ses shall iAGI~ete tmnsieRt leetgiAg faGilities at 2" etwelliRg ~nits per aore. The a!'lprepriate zeniAg etislriGts iRel~ete C 1 thre~gR C 4 as ieteAtified in tRe LaAd Devele!'lFflent Ceete. IA sens;eteriAg Aew seFflFflersial zeAiAg, !'lrierity sRall be giveA te !'lrelestiRg 9lcisting resieteAtial ~ses. Res;etential E1evelopmeRt is !'lermitted witR;A tRe mixeet ~se S~bElistr;et at a Ffl())ciFfl~m E1ensity of t'.\'el'/e (12) uRits !'ler gross aere. Residential E1welliAgs shall be liFflileEl to Ffl~lti family str~et~res aAEI less inteAsive ~Ails sueh as single faFflily aAEI E1~!'lloxes !'lre\.;eteEl IRey are eam!'latiblo witR the E1istriel. Mobilo heme E1evela!'lmeAls sRall be !'lermittaEl anly in tRe form of mebile home s~bElivisioAs or !'larks as E1efiAoet iA tRe LaAEI Develo!'lmeAt CoEle. TAe mixeEl ~se etistriet will be sOAlrelleEl via a series of !'leAOrFflaAGe staRetarEls tRat aElElress iss~es ef b~fforiAg, Raise, sigAage, Iighling, areRitest~ral sem!'latibility, let size, !'larking aAEI landssa!'liAg. i. PlaRFled UAit ge'/eleomeAt CemmeFsial Sblbdietriet CeFflmeroial etavelO!'lmeRt sRall be !'lermilteEl witRiR a PlaRReet URit De'/ele!'lment !'lre'/iEleEl tho follewiAg size anEl E1a\'ela!'lmeAt srileria are mel. TRem are tRreo (:l) sategeries for PUD Cemmersial. The semmers;al oem!'lanent witRiA a PUD will be alloweEl Ie E1e'Jelop ~!'lla IRe Fflaxim~m aGreage s!'les;fieEl in tRe table belaw: PUD Aores Maxim~m Cammersial Aeres PermitteEl ZaAiAg CATEGORY I 80. 5 asres C2 CATEGORY II 1,,0. 10 as res C:l CATEGORY III :lOa" 20 aGres C 2, C :l 8. C 4 IA aEletitieA te IRe abe'Je oriteria, tRe follewiAg slaAetarEls must alse be met: a. CommerGial zaRiAg sRall be Aa eloser tRaA OAe (1) mile 10 tRe nearest sammerce seAler aAet Ae Gieser IRaA eRe mile fram tRe Rearest PUD semmersial zeRiAg ef leA asres er greater iA size; b. TRe eeAfig~mtien ef Ihe eemmercial !'larcel sRall be Re mere !reAtage IhaA ete!'lth ~Aless etRerw;se a~lherizeet by tRe SaarEl ef Ca~Aty Cemmissieners; 12 Words 6truGktRr8l;l~R are deletions; words underlined are additions G. COfRfRereial zonin!j or aO'lelol3fRont sRall bo no Gloser tRan a % fRile ffGfR tRo noarest ollistin!j elefRontary SGRool bO~Raary; ana a. No Gonstr!olstion iR tl10 GomfRoreial aOGi!jRatoa area sRall be allO'.\'ea ~ntil 30% of tRe I3rajeGt Aas GOfRfReRGea GORstFlIGtioR !olRlesG otRerwise a~tl1orizea b, tRe 80ara of CO~Rty COfRfRissionars. (IV)('!I) 5. ReGr.eatianalfTa~rist SllbaistriGt TAo l3!olr130se of tRis S~baistriGt is to I3roviae Genters for mGFoatioRal aRa to~risfR aGtivity tAat ~tilizo tAo Ratllral eRvironfReRt as tRo fRaiR attraGtioR. TRo GORtore sl1o~la GORtain low iRtORSit)' \Jsos tRat altraGt botR to~rists aRd rosieloRts wAile I3resoFviR!j tRo enVifGRfRORtal feat~res of tl10 ama. Usos allo\\loel witl1iR tRis S~baistriGt iFlGI~ae: 130ssi'/e 130rks; Flot!olrO weseFves; wildlifo sOFlst~aFies; Ol3eFl sI30GO; fR\Jse~fRS; G~lt~rel facilitios; mariRas; traFlsieFlt loa!jiR!j faGilities (iRGI~aiFl!r Ratel/fRetel, rORtol sobiFls, bea ana brookfast ostoblisRfReRts, aRa cafRl3sitos); resta~rants; mereatioRal vehicle parks; sl3ortiFl!j aFla reGreational camps; low iFlteRsit)' retail ~ses; siFlgle family ROfRes; a!jricult~re; ona esseFltial serviGes as aefiRea in the LaRa Development Coae. ResiaeRtial aevelol3fReFlt is l3erfRillea at a aeRsily ef lo~r (4) resiaeFltial ~Rits l3er !jross aGre, or less. TreFlsient laa!jiR!j is l3ermitted at a fRallifR~fR aeRsity at ten (10) ~Rits l3er acro. RozaFlos aro oRca~ra!jea to bo iR tile larfR af a PlanFlea UFlit De'lelal3meFlt (PUD). Tile fRiFlifRum oerea!je re~UirOfReFlt tor a PUD within tRis S~baistrict sRall be tVIO (2) GaRti!j~a~s aGres. Nen residential Uses NOR rosiaeRtial \Jses l3erfRittea witRiR tRe ResiaeRtial aesi!jRotioR are lifRitod to tl1ase ~ses tl1at are GafRl3atiblo analar s~l3l3ort tl10 resiaeRtial Gharecter of tile orea. TRe allawea ~sos iFlGI\Jae: l3aFks, o130R sl3aGe aFla reGreatieRal !olSOS, GI1\JrGl1es, libraries, cefReteries, l3~bliG aRa I3rivate SGl1ools, aay eare GeFlters ana osseRtial ser'/ices as aetinea in the LaRa De'/elal3fReFlt Coae. (VI) Density Ratinl! System Hie DeFlsity RatiFl!j SystefR is oRly al3l3lieable te oreas aosi!jRatea UrbaR, Milcea Use DistFiGt, as iaeRtitiea on tRe IfRfRakalee f\Jt\Jre LOFla Use Mal3. Tile DeFlsity RatiR!j SystefR is al3l3liGable ta tile Low Rasiaential S~baistriGt to tile exteRt tRot tRe reeiaential aeFlsity Gal3 of 1 awellin!j ~Flits l3er OGre is Flat eXGaeaea, eXGel3t lor tha aORsily bOR~S I3rovisioRs fer affordable worklarGe Ro~siR!j. j;;)(Gept as I3raviaea belew, tRo liFlol aeterfRiRotioR at perfRillea aensity '/ia ifRl3lefReFltation of tl1is Density RatiR!j System is maae by tho Eloara of County CefRfRissiaRers tl1fO~gh aFl aavertisad l3~bliG Rearin!j waeoss (rezone). DeFlsit, aCRievoa by ri!jRt shall not be cafRbiFlea '....ith aORsit)' aeRie'/ea tl1ra\J!jh the rezaRe p\Jblic heariFl!jl3fOGess. 13 Words stn:lshtl:lrBugh are deletions; words underlined are additions ('/1) 1. Tile geRsil\' RatiRl! S'/stem is aaalied iR tile fallawiRl! maRRer: u. \.^.'itFiiA tR8 8JilJ'IiGable Urban desigAatoa areas, a ease aeAsity of ~ resiaential 8\\'elliAgJ ~Rits Iler !;!ross acre is allowea, tho~!;!h Rot aR eRtitlemeRI. TAe ease 10'0'01 of aeRsity may ee aaj~stoa aOllendiRg ~1l0R the 10catioR aRa chamcteristics of the Ilrojecl. For ll~rllOSes of calc~lating the eli!;!iele R~meer of awelliR!;! ~Rits for the Ilroject, the total R~meer of awelliR!;! ~Rits may ee ro~Raea ~Il 131' eRe ~Rit if Ihe awelliR!;! ~Rit lolal yiolas a fr.actlon of a ~Rit .5 or !;!reater. Acroago ~sea for Ihe calc~latioR of aeRsil, is excl~si'le of commercial 1l0rtioRs of Iho projecl, oxcellt mixea resiaeRtial aRd commercial ~cos as Ilroviaea fer in the C 1 thro~!;!h C d zoning district in Ihe Collier CO~Rly LaRa DovelopmeRt Coae; aRa, pertions of a project fer laRa ~ses haviR!;! aR eslaelishea eEl~i'laleRt FesiaeRtial aeRslty iR Ihe Csllier CO~Rty LaRa DevolopmeRt Coae. e. This DeRsily RatiR!;! System oRly applies to resiaeRtial awellin!;! ~Rits. This DeRsity RaliR!;! System is not applicaele 10 accesssry dwelllR!;! or accossory str~ct~res that are Rot iRteRaea aRd/or not aOSi!;!ROa fer permanent occ~paRcy, aRa Is Rot alllllicaele to assessery awelliR!;! er assessery str~ct~Fes iRteRaea fer reRtal er otRor cemmorGial ~ss; s~cR accsssery awelliR!;!s aRa str~ct~res iRcl~as !;!~sst Re~sss, !;!~sst s~itos, aRa ths m- c. All RS\\' resiaeRtial zeRing lesatea witRiR tRe Mixed Uss District sRall ee ceRsisteRt with Ihe DeRsity RatiR!;! System, exsept as pro'liaea iR Pelicy 5.1 of IRe F~I~re LaRa Use .,lemeRI. a. WitRiR Ihe applicaele areas of IRe Mixea Use District, all properties ZORea ^, R~ral ^!;!ric~lt~ral, aRa/er E, .,statos, aRd/or RSF 1, 2, d, Residential SiR!;!le Family, fer WRicR aR afteraaele werkferce Ro~siR!;! project is proposea and apprevea, iR accerdaRce with SoCtiOR 2.0e.00 of tRe LaRa DO'lolopmeRt Coae (OraiRaRso 01 11, as ameRaea, aaeptea J~Re 22, 2001 aRa offecli'/e Octeeer 18, 2001), shall ee perR'lillea the eass density of fe~r (1) a'llolliR!;! ~Rils per gross acre ey ri!;!Rt; that is, a rozeRo Il~elic heariR!;! shall Ret ee req~irea. S~ch a projoct m~st comprise a miRim~m ef leR acres. DeRsily achie>:ea ey rl!;!ht shall Rot ee cSR'leiRea with aeRsit)" aCRio'/ea thro~!;!R tRe reZORe Il~elic ReariR!;! prossss. (VI) 2, geRsity 8sRIlses a, Prsximity to Nei!;!llllarllood CeRter aRd Commerce CeRter Mixed Yse If 50% or R'loro of a Ilreject is withiR a ~Jsi!;!ReorRooa CeRter or tho Commerce CeRter Mixoa Use District, tReR tRe maxim~m aeRsity allewsa witRiR IRe ~Jeighberhood Center or Commorco CORler Mi)(ea Use Dislrict of "":elve (12) ~Rils Iler acro caR ee avera!;!ea iR wilh the aORsity of IRe portion of Ihe projoct o~tsiae of Ihe Nei!;!Reorhoea Center for IRe eRlire project; hewe'Jsr, approllriate e~fferiR!;! 10 aEljacoRt lo'....er iRIsRsity ~sos R'l~st ee achio'lod. ('/1) II. Afferdallle '....arkfarce HaIlSiR!l 8aRlls, 8y Plllllic HeariR!l Ts eRCO~m!;!e tile provisioA sf aftoraaele wsrkforcs ho~siR!;! willliA cortaiR S~eaistrists iR Ihs UreaR Desi!;!Ralea .'\rea, a R'laxim~R'l of ~p 10 ei!;!ht (8) resiaeRlial ~Rits per !;!ross acro R'lay ee aaaea to Ihe ease aSAsily if ths project mosts the aefinitioR aRa reEl~iremeRts of the I'.fferaaelo 14 Words 6trl:lsl{tRrsblgl:l are deletions: words underlined are additions warkferso Hal,lsin!j Density Sanl,ls Orelinanse (Seolian 2.0€i.00 of IRe lanel Do'"elo~menl Caele, Orelinanso 04.41, as ameneleel, aelo~leel JI,lRe 22, 2001 aReI effeolive Oslol3er 19, 2001). TRis sonl,ls may Be a~~lieel 10 an aRlire wajesl or ~ortions of a ~rejosl ~rovieleel IRal IRe ~rajeol is looaleel wilRin IRe Nei!jRserRoael Cenler (NC) SI,lI3e1islriol, Cammerse Cenler Mixeel Use (CC MU) SI,lI3e1islrisl or any rosieleRlial sl,ll3elislrist. (VI) s. .I'.fforelable workforGe HOl,lsiRg BORUS, By RigRt To ensoura!je IRe ~[(l'IisioR ef affordaBle worklorse ROl,lsin!j wilhin Ihol portion of tRe Urilan Mixeel Use Dislriol, ~ra~erties zonael ^, Rl,lral .'\!jrisullural, anel/or E, Estates, anellor RSF 1, 2, :3, 1, 5, €i, Resielenlial Sin!jle Family onel/or RMF 6, RasieloRlial Ml,llli Family, far WRisR on afferelaille worklarse ROl,lsin!j ~rajesl is ~re~eseel in assorelanse witR IRe e10liRilieRs aReI reEll,liramenls of IRe I\fferelaille '....orkloroo Hal,lsin!j Densily 80nus Ordinanoe (Seslion 2.06.00 of IRO lanel Develo~menl Caele, Orelinonce 04 11, as amended, aelo~teel Jl,lne 22, 2001 and effesti'le Ootoiler 18, 2004), a maximum of fel,lr (1) resielenliol uRils ~er !jress asre sholl be aeleleel 10 IRe Base e1ensitj of 4 e1','{ellin!j units ~or asra. TRorefare, Iho maximum e1ensil, IRal may ilo aSRie'/eel ilj ri!jRI sRall nol oxsooel ei!jRI (8) e1wellin!jl,lnils ~or asre. SI,lSR a ~rajesl ml,lsl oom~rise a miniml,lm of ten aeres. Densily aSRie'leel il, Fight sRall Rol ile eomilineel wilh densily aORie'leel IRrol,l!jh Ihe reZORe ~I,lillio Rearin!j ~resess. (VI) d. ResidentiallR fill To onsol,lra!jo resielenlial in fill, IRree (:3) rosieleRtial awellin!jl,lnils per !jross asre may Be aaaea if IRe fellowing srileria are R'let: IRe ~rajeol is len (10) acres or less in size; al Ihe liR'le ef e1e'Jelo~R'lenl, IRe ~rojesl will Be serveel by eeRlral ~l,ll3lio walar ana se'....er; 01 loasl one al3l,lttin!j wo~eFt, is ae'Jolo~eel; IRe ~rajesl is eOR'l~alil3le wilR sl,lrrOl,lneliR!j laReI uses; IRe wo~erty in Ell,leelion Ras no sommon sile ae...ele~R'lenl ~Ian '....iIR aEljaeenl ~ro~erty; tRere is no sammon o'llnersRi~ \VilR any aEljasenl ~arsels; ana IRe ~areel in Ell,leslion was nol ereatea to toke aa'lanla!je of IRe in fill resiaenlial aensity l3onl,ls and was srealed prior 10 IRe aao~lion of Ihis ~ro'/ision in IRe GrewlR Mana!jameRI Plan an Januar/1 0, 1989. (VI) e. Roadway.A.GGess If tho ~rojesl Ras e1ireel assess 10 two (2) or R'lare arterial or oalleslor roaas or if IRare is ~rajesl somR'lilmaRI lor ~ra'"ision of inlersaRReslion of raaas witR existin!j or fl,lll,lre adjaoonl ~rajeels, one (1) resiaenlial e1wellin!jI,lRil ~er !jress aere may Be aeleleel ailove IRe R'laxiR'll,lm e1aRsi!, af IRe aislriot. (VI) 3. Mal(iR'lum DeRsity TRe maxiR'll,lm ~ermittea sensily sRall Rol 8)wooa 1 €i resiaonlial awellin!j I,lRits ~er !jross osre witRin IRo IJrsan aosi!jnalea area, exse~1 wRen uliliziR!j IRo Transfer of Do...alo~R'laRI Ri!jRIs (TDR) CRa~ler 2.0:3.07 of Ihe lana DO'Jelo~menl Code, aao~lea BY Ord. No. 91 102, as amonaeel. 15 Words strl:JGldhrol;lgh are deletions; words underlined are additions (III) 4. DeRsity aRd IRteRsity BleRdiRlI TRis ~re'lisieR is iRteRded 10 eRset,lralle t,lRifiea ~laRs of ae'leIO~meRt aRa to ~reser\'e tne nilln flt,lalily wetlands, wilalife na13ital, aRa other natural features tnat e)(ist 'IIitniR areas of the Immokalee Ur13aR Area, wRicl1 are proximate 10 Lake Traffera aRa Cam~ Keais StraRa. IR tile case of wo~erties wl1ich aro cORtilluOUS to Lake Trallera or Cam~ Keais Slrana, wRicR straaale tRe Immekalee UrsaR -'\rea aRa IRe Rt,lral Lonas Slewarashi~ -"rea Overlay (RLSA) as ae~ictea OR the ceunlywiae f't,llure LaRd Uso Map, aRa wl1icR were iR existence and under unified control as ef Oclo13er 22, 2002, the alle'....able gross aensily ana/er inlensity ma, be shifted from the UrBan aesillnatea lanas Ie lands 'NilhiR tRe RLSA which are cORtillUet,lS aRa URaer uRifiea ceRlrol, aRa which are aeSillnatea as a StewarasRi~ Recei'liRlll'.rea (SR,^,) in Ihe RLSA The aeRsit, aRa/Elr iRteRsily may Be sRillea eR OR acre ~er acre Basis. TRis DElRsit, aRd IRleRsily BlenaiRll ~rElvisiElR is ft,lrtRor suBject 10 tile fellowiRll cORaitions aRa limitatioRs: a. TRe woject iR allllrellate R'lt,lst Be a miRimt,lm Elf 2QO acres iR size aRalhe Ur13aR ~ortieR mt,lst bo doSillRatea RecreationalfTourist District (RT) iR tile Immokalee .^.rea Master PlaR; B. It must Be aemeRstrated Ihe laRaS aesignated Ur13aR Rave a l1illl1 Ratural reseurce '1alt,le as iRaicatea BY Il1e ~reseRce of Grou~ 1 er GHlU~ 2 f'LUCCS Ceaes aRa a scero ef llreater thaR 1.2 (13elh as iaeRtifiea eR tho StowarasRi~ Creait Worksl1eet iR tRo RLSI\; c. DeRsity aRalRteRSity may only Be sRillea fremlands witRiR the Immokalee UrBan I\rea cORtaiRiRll tl1is Rillh Ratural reset,lrso value (as meaSt,lrea a13svo) 10 tl10 laRaS '....itl1iR a ceRlillUOt,lS SRA, ElR aR asre Jler acre Basis, Jlro'/iaiRll St,lSR laRas '....ero t,lRaer uRified cORlrol as of OctoBer 22, 2002; and €I. LaRas withiR tRe UrbaR area, from which Ihe deRsily aRa/Or intensity Ras BeeR shifted, sl1all Be Jllaced in a cORser.'ation oasemeRt iR JlorJlett,lity. ('Ill B. UrbaR CSR'lmerGial DistriGt TAe Jlt,lrJlsse of this Distrist is to accommoaate a varioty of sommercial laRa uses, iRsluaiRll ReillR13erRsod orienlod commercial uses, sommerce cSRler uses, lleReral highway sommercial t,lses aRd comR'lsrsial aovelOJlR'lORt wilhiR PlaRRSa URit De'iOleJlR'leRts (PUDs). MillraRt laBor semJls are alss Jlormitlea will1iR tl1is aosillRalioR. (VI) 1. CommerGial St,l13distriGt S.R. 29 aRd JeffersoR ^'1eRt,le TAo Jlt,lrJlose ef IRis St,l13district is Ie JlHlviae fer rotail eRa ellice t,lses, transieRt lealliRll facilitiss aRa Rillhway semR'leroial t,lSOS Il1at serve tRe Reeas of tRe IraveliRll Jlt,l13lis. ComR'lersial uses allowea ',','ithiR IRe SuBdistrict are lIoRorally similar to tRe C 1 Ihrot,lllh C 4 Commercial ZeRing Dislriots, as iaoRtifiea in tRe Collier Cet,lnty LaRa De'/eleJlment Coae. TRese cemmorcial uses mt,lst Be locatea eR a major arterial or collestor roaaway. (VI) 1'.. The ae'leleJlmeRt sriteria ceRlaiRed iR SestioR 2.0d.07.G.1 of tho Collier LaRa De'loloJlmeRt Code mt,lst Be met fer floJtloJre ae'/elopmeRt witRin Ce~lI:)ty tRe 16 Words &tn;JSktAFSl:lgt:l are deletions; words underlined are additions Commoreial SlJsaistrist alonE! SR 2Q, as iaontifioa on ZoninE! eQaJ~J; eQJJS; 7Qg4~J; aRa 7Q9liN. Mal3s: eQJ2~J; eQJ2S; (VII B. Tne ae'/elopment sriteria sontainea in Sostion 2.QJ.Q7.G.2 of tne Collier Lana Development Coae must be met fer flJtlJre aevelopment witnin Commersial SlJsaistrist alonE! Jefferson l\venlJe as iaentifiea on ZORinE! €lQddS. COlJnty tne Map Non Gommer-sial Uses In aaaition to tnose FAillOa lJSOS permittea witnin tne Commersial DesiE!nations, lJSOS SlJSn as flOrkE" open Sfa8S8 aRe FOGFoationol l:J&8S, chl::Jrc:hes, liBraries, c:eFr-lsterise, 13l:Jl3lis ::ma I3rivato ssnools, aay sare senters ana tnose ossontial sONIses as aefinea in tne Lana De'/elspment GOO& (VI) C. Ursan Inaustrial Distrist (VI) 1. Industrial SulldistriGt Hlo plJrpose of tnis SlJsaistrist is to prs'/iae fer inalJstrialtypo lJses, insllJainE!: airports; lJSOS rolatea to liE!nt FAanlJfastlJrinE!, prossssinE!, stOFaE!O ana '....aranolJsinE!, wnolosalinE!, aistrislJtion, paskinE! nSlJses, resyoling, hiE!h tesnnslsE!Y, lasoratories, assembly, storage, oomplJter ana aata presossing, slJslness servisos; Iimitod oemmersial lJses, SlJSn as ohild oare senters, restaurants ana etner sasio oomFAersiallJsos, ell sept rotaillJses, as aessrissa in tne Lana [levolopmont Coae fer tno InalJstrial ana BlJsinoss Park ZOniRE! Distrists; ana, vshislo rasinE!, SlJsjsst to sonaitional lJSO approval. ,^,S6SSS0f',' lJSOS ana strlJstlJres olJstomarily assosiatod with tho lJses allowed in this SlJsaistriot inollJae, SlJt are nst IImitoa te, offioes and retail sales; sampE!relJnas aooessor/te '/ehiole moinE!; ana, oampE!rolJnas ascossery te sl3esial s'/ents at the airl3ort, SlJSn as air snows. (VI) 2. CommerGe Center Industr-ial SulldistriGt The plJrposo of tnis SlJsaistriGt is to sreate a FAajor ,^,stivity ConteI' tnat serves tne entire Immokalee Ursan DesiE!Ratea Nea ana slJrrelJnding aE!rislJltlJral areas. Tne Commeroe CeRter InalJstrial SlJsaistrist shall flJnstion as a major emplo','ment senter fer inalJstrial ana ssmmoraial uses as aessribod in tno Lana Development Ceae fer tne Commersial (C 1 threlJE!n C Ii), InalJstrial ana BlJsiness Park ZeninE! Districts. This Subdistrict inoludes tne Immokalee ~armere Market ana relatea faoilities. The SlJsaistrict also perFAits hiE!her intensity lJSSS, insllJainE! paokiRE! helJses, inalJstrial fasrisatien eperatiens aRa .....arenolJsos. ,^.ssossor; lJses ana strlJotlJros slJstomarily asssciatea witn tne lJSOS allswea in this SlJsaistriot incllJae. SlJt not limited to, sffises and mtail sales, am also allowed. 17 Words strldshthreu!3h are deletions; words underlined are additions ('/1) 3. Business Park Subdistrist 8~siRess Parks are iRtsReles te iRSI~els a R'lix of iRs~strial ~ses aReI offisss elssi!jReel iR aR attrastivo l3ark like eRvirORR'lent witn low str~st~ral eleRsity wnero e~ileliR!j sovera!je ran!jes eetwoen 25% ts 1 e% aReI wnera lar!je lanelssal30s areas I3reviele for e~fferin!j anel enjOYR'leRt by the oR'll3loyess aRell3atroRs of tne Park. B~siness Parks snail SOR'll3ly witn tne followin!j: a. B~siness Parks snail ee l3erR'littes to ele'.-elol3 witn a R'laxiR'l~R'l of 19% sOR'lR'lersial ~sos, of tne tYl3e ieleRtifieel IR "s" eolow, to reservo laReI ",itniR tno iReI~strially elosi!jnatoel areas fer tne iRloRelOel iReI~strial ~sos anel to ens~re SOR'll3atieilily. e, .'\ooess to arterial read sysleR'ls snail ee in asoorelanoe Vlitn tne Collier CO~Rty Assess MaRa!jeR'leRt Polisy and cORsisteRt ",itn Oejeotive 7 aREI Polisy 7.1 of tne Traffic Cirs~lation Elomont. s. COR'lR'lercial ~sos sl:1all iRsl~E1o, aREI snail ee liR'liteel ta, ~ses s~sl:1 as offisss, IiRaRsial iRStiMioRS, s~lt~ral lasilitias, and fitRess seRters/lasilities, aREI sl:1all oRly ee l3erR'litteEl \'IitnlR tl:1ose araas zoneEl B~siRess Park or Plan nod Unit DO'/elol3R'leRt witl:1IR tl:1e InElustrial Desi!jnatioR. E1. B~siRess Parks R'l~st ee a R'liniR'lum of 35 as res iR size. Tne PlaRReEl URit Dovolal3R'lont aREI/or razoRiR!j orsinaRso E1os~R'leRt for B~siRoss Park I3rejosts sl:1all sontaiR sl30sifis lan!j~a!je re!jarding tl:1e l3erR'litteEl ROR iREI~slrial usos and E1evelal3R'leRt charasleristis !j~iElelinos consistoRt \'Iitn tnose states aea'/e. Non Industrial Uses EsseRtial servises as E1ofiRoEl in the LaREI DS'/Slol3R'lSRt CaEle are allowos ",itnin tl:1o IREI~strial Desi!jRatiaR. (I) O':eFlavs and Spesial Features 1. Urban Infill anEl RedevelepR'lent Area TAe UreaR Infill aREI ReElevelal3R'lent Araa is sORsistent wiln sriteria o~tliReEl in Sestian Hl3.2e11(2) (a) (e), FloriEla SlaMes. Tne iRteRt of tl:1is selineatioR is ta saR1l3rsl:1eRsivoly aelElress tl:1e ureaR I3FOeleR1S '....iIAiR tAe area sansistent witA tne !joals af tnis I3laR. TAis E1esi!jRatian is iRfarR'latianal aReI Aas no re!julalory offest. 18 Words strl:lshthroufJh are deletions; words underlined are additions I. INTRODUCTION Immokalee has lono been recoonized as a distinct community within Collier County. Immokalee's economy. oeooraphv. and demooraphic make-up are different than the rest of Collier County. Approximate Iv one-half of the land within the Immokalee Urban Area is presentlv zoned and activelv used for aoriculture. The urban area is surrounded bv productive crop lands and environmentallv sionificant habitat. Most Immokalee residents work within the aoricultural industry. and the maiority of aoricultural laborers orioinate from Mexico and Central America. Statistics from the 2000 Census (the most comprehensive data for Immokalee currentlv available). comparino Immokalee to the County as a whole. reflect some of the key socio- economic differences. includino aoe distribution. race and ethnicitv. income. education and housino. The Immokalee Area Plannino Commission was formed in 1965. and Immokalee was ooverned under separate Zonino and Subdivision Reoulations until 1982. While it is now included under the county-wide Land Development Code. in 1991 the County aoain acknowledoed the need for Immokalee-specific land use reoulation with the adoption of the first Immokalee Area Master Plan as an element in the County's overall comprehensive plan. Collier County first established the Immokalee Area as a Plannino Community in its 1983 Comprehensive Plan. In 1989. the County adopted revisions to the comprehensive plan. now called the Growth Manaoement Plan (GMP). which included a re~uirement to develop an area master plan for Immokalee. In 1991. the County adopted the first Immokalee Area Master Plan (lAMP). as referenced in Policv 4.2 of the Future Land Use Element: A detailed Master Plan for the Immokalee Urban desionated area has been developed and was incorporated into this Growth Manaoement Plan in Februarv. 1991. Maior revisions were adopted in 1997 followino the 1996 Evaluation and Appraisal Report. The Immokalee Area Master Plan addresses conservation. future land use. population. recreation. transportation. housino. and the local economy. Maior purposes of the Master Plan are coordination of land uses and transportation plannino. redevelopment or renewal of bliohted areas. and the promotion of economic development. The lAMP is in addition to and supplements the ooals. obiectives. and policies. of the Collier County Growth Manaoement Plan. Due to the uni~ue oeooraphic. social. and economic characteristics of the Immokalee Urban Desionated Area as compared with urban Naples. Coastal Collier County. and the State of Florida as a whole. the Board of County Commissioners deemed it necessary to restudy the Immokalee Urban Desionated Area. On Mav 27. 2003. the Board of County Commissioners adopted Resolution 2003-192. which first established the Immokalee Area Master Plan Restudv Committee as an ad hoc advisory committee to the board. The Committee was to serve for a period of one year. On September 28. 2004. the Board adopted Ordinance 2004-62. extendino the timeframe for the advisory 19 Words str-b1sldhreu!:)h are deletions; words underlined are additions committee and renamina it the Immokalee Master Plan and Visionina Committee (IMPVC). On November 13. 2007, the Board adopted Ordinance 2007-69. which extended the timeframe aaain. providina for dissolution of the committee no later than December 31 , 2009. The purpose and duties of the Committee remain the same: A Assist in the development of anv necessarv Reauests for Proposals (RFPs) for consultina services. B. Assist Countv staff with the review of aeneral plannina matters related to the Immokalee Communitv. These could include housina. zonina. economic and/or other issues as mav be brouaht before the Committee. C. Identifv and provide the Board of Countv Commissioners the Committee recommendations relative to: 1. road improvements: 2. economic incentives: 3. increasina the aualitv and auantitv of affordable housina: 4. land uses and improvements relative to the Immokalee Reaional Airport: 5. densitv increases in mixed-use districts: 6. restructurina of future land use desianations and desianation boundaries within the Immokalee communitv: 7. the facilitation of construction of commercial development in commercial districts: 8. the preparation of revisions to current zonina districts and the development of associated Unified Land Development Code standards: and 9. the review of the 5-vear Schedule of Capital Improvements relative to the Immokalee communitv. D. Assist in the development of revised aoals. objectives. and policies. and land use desianation descriptions for the Immokalee Area Master Plan. E. Assist in the review and updatina of the Immokalee Area Master Plan in order to establish consistencv between the Master Plan and the Countv Rural Lands Stewardship Area Overlav provisions. The IMPVC has been workina steadilv towards achievina these aoals over the last five vears. The adoption of the revised lAMP and revised Immokalee Master Plan Future Land Use Map represents the first step in completina the objectives of the Committee. The Collier Countv Land Development Code will be updated next to implement the Goal. Objectives. and Policies of the lAMP. followed closelv bv an update to the Capital Improvements Plan, and the creation of a Ion a-term transportation plan. II. NEW DIRECTIONS The residents of Immokalee see new possibilities for their communitv with the development of this Master Plan. With the development of this new Master Plan. Immokalee has chosen to focus on opportunities rather than challenaes. Immokalee is committed to redefinina its future. 20 Words 6trLc:lsl~tRrou9h are deletions; words underlined are additions revitalizina its communitv. and developina a new mission that focuses on strenathenina and diversifvina its economv. embracina cultural diversitv. and welcomina visitors to "this place we call home." Economic opportunity lies in Immokalee's diverse community. Many residents have roots in Mexico. Central America, Haiti. and various other Caribbean nations. This multicultural heritaae should be embraced and used to develop a local marketina strateav. This diversitv should auide the redevelopment and desian of downtown in order to create a distinct area that will attract new business and visitors. Revitalization of the Main Street commercial corridor will be desianed to embrace this cultural diversity: take advantaae of the traffic aenerated bY the Immokalee Seminole Casino and the arowina Stewardship Receivina Areas. includina the Town of Ave Maria and Sia Cypress: and create new public plazas and aatherina spaces. These public plazas and spaces will be desianed within an appropriate streetscape to foster walkabilitv and a mixture of uses. includina entertainment and cultural events. and will position Immokalee to attract new residents and visitors to the downtown area. The diversity of Immokalee extends to its uniaue natural surroundinas. which can also be a areat benefit to the local economy. Lake Trafford. at Immokalee's western boundarv. as well as other adiacent vast natural areas. which include historic workina ranches, provide an excellent opportunity to market Immokalee as an ecotourist destination. Immokalee provides a aateway to the Everalades. a world-renowned ecotourist destination. Ecotourists come to an area to experience the natural. rather than the built. environment. Lake Trafford and its environs offer opportunities for boatina. fishina. campina. and hikina, and the chance to experience natural Florida and this freshwater frontier. Aariculture continues to be the maior local industrv and Immokalee residents recoanize emeraina opportunities for new aaricultural-related businesses. Increasina fuel costs, apprehension related to food securitv. and environmental concerns have increased the demand for safe. sustainable. and domesticallY produced foods and eneray sources. Immokalee has an opportunity to create a new farmers' market or expand the existina state farmers' market to serve the reaional demand for fresh produce. Additionally. residents see opportunities emeraina from the reaional economy and the strateaic location of Immokalee in the reaion. Immokalee will not remain isolated in the future. One state arterial (SR 29) runs throuah the downtown. while another ends iust three miles north of downtown (SR 82). A maior county road (CR 846, Immokalee Road). connects Immokalee to 1- 75. Planned improvements to SR 82 and SR 29 from two lanes to four lanes will open up the area to more travel. and planned roadwav expansions. includina a SR 29 Loop. a potential new 1-75 interchanae in eastern Collier. and an 1-75 bypass. will further improve the accessibility to and from Immokalee, helpina it to become a tourist destination and a distribution center for aoods and services. Improvements to the roadway svstem. both reaionallv and within the Immokalee Urban Area, are iust one part of how the overall transportation will improve in the future. The Immokalee Reaional Airport (IMM) is desianated as an official U.S. Port of Entrv, with its own full-service 21 Words 6trl,;lel~tRrau€Jh are deletions; words underlined are additions Customs Office. suooortina both international and domestic trade oooortunities. and is a arowina carao service airoort. The Florida Tradeoort ooerates within a Foreian Trade Zone (#213). State Enterorise Zone, Federal Enterorise Community. and Hub Zone. It orovides direct access to over 2.000 acres of industrial-zoned orooertv and two caved 5.000 x 150 foot runways eauiooed for GPS RNAV and LBV VOR instrument aooroaches. Located adiacent to the airoort is a 240-acre master-olanned industrial Dark with two distinct centers for liaht industrial develooment. The oooortunities available throuah develooment of the Tradeoort are oarticularlv sianificant aiven that the Economic Develooment Council of Collier County (EDC) estimates the County will need an additional 3.685 acres of new business Dark lands bv 2030. The EDC has been workina to attract research clusters to Collier County to diversify the economy. which is currentlv hiahlv deoendant on on Iv three industries: aariculture. construction. and tourism and services. The three taraeted industrv clusters are: health and life science; comouter software and services; and distribution. Given its location. access to major roads. connectivity with other Darts of the state. availabilitv of develooable land. and the airoort. Immokalee is a orime location for the new distribution industrv that the EDC has identified as beina vital to the arowth and diversification of Collier County's economy. Another ootential for economic arowth lies in anticioated develooment in areas surroundina Immokalee. As new towns in eastern Collier County develoo. needed aovernment services and deoartments should be centrallv located in Immokalee to serve the eastern oortion of the County. III. IMMOKALEE AREA MASTER PLAN PRIORITIES The Immokalee Area Master Plan has been develooed to emohasize these identified oooortunities and strenaths. The first aoal makes economic develooment a orioritv. and the objectives and oolicies set forth soecific ways to oromote and diversify the local economy and create a oositive business climate. As this is a major focus for the community, there are five objectives that deal with the issue. The second aoal and its objective and oolicies deal with housino. Mobile homes have historicallv orovided a sianificant oercentaae of the housina in Immokalee. and have orovided affordable homes. Adeauate housina for farmworkers must continue to be addressed. Gao housina Dr "market-rate" housina. which orovides housina for middle-class families. has been historicallv underreoresented in the Immokalee market. Affordable and workforce housina will continue to be needed in the community. The third aoal and set of obiectives address infrastructure and oublic services. Parks and recreational oooortunities to serve the vouna families in Immokalee are the first oublic infrastructure item discussed. Transoortation is a major comoonent of any community's oublic infrastructure needs. and while county-wide issues are still dealt with in the county Transoortation Element. this oortion addresses Immokalee's local roads and needed oublic safety imoroyements to orotect oedestrians and bicvclists. Other imoortant oublic services include stormwater manaaement and solid waste. which are addressed as well. 22 Words strl;lskthrol.l€jh are deletions; words underlined are additions The fourth aoal and related obiective deals with natural resource protection and how to promote eco-tourism within Immokalee. While the Conservation and Coastal Manaaement Element still applies. sianificant natural resources within the lmmokalee Urban Area and ecotourism opportunities are addressed here. Land use is an intearal component of anv master plan. and the fifth aoal and its obiective and policies deal with this issue. Mixed-use. pedestrian-scaled development is important. as is allowina development in appropriate locations. at densities and intensities that will attract new development. Urban form and desian are addressed in the sixth aoal. These obiectives and policies are aenerallv concerned with how to create a theme or brand for lmmokalee. provide safe multi- modal transportation. and develop site desian and development standards appropriate for lmmokalee. rather than continuina to applv standards developed for coastal Collier. The seventh and last aoal. obiective. and related policies are concerned with interlocal and interaovernmental coordination. to address current service issues and to continue collaboration with appropriate oraanizations in the future. 23 Words GtrUGktRrel;J~A are deletions; words underlined are additions Economic Development GOAL 1: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY OBJECTIVE 1.1: To activelv pursue. attract. and retain business enterprise in the Immokalee Area. Policy 1.1.1: Commercial and Trade Hub In recoanition of Immokalee's strateaic location within Collier County and southwest Florida. and the Foreian Trade Zone. Community Redevelopment Area. Enterprise Zone. Federal Enterprise Community. HUB Zone. and Rural Area of Critical Economic Concern desianations. and the economic or fundina opportunities resultina from those desianations. Collier Countv. in cooperation with the Economic Development Council of Collier County. will: . activelv promote and position Immokalee as a reaional commercial and trade hub for businesses seekina to locate or expand into Southwest Florida: . assist the CRA and Immokalee Chamber of Commerce in the marketina of commercial and industrial opportunities in Immokalee: . assist the CRA in pursuina arants and fundina from aovernment. non-aovernmental oraanizations. or private sector partnerships. Policy 1.1.2: Florida Tradeportllmmokalee Reaional Airport Collier County. in cooperation with the Economic Development Council of Collier County. the Collier County Airport Authoritv. the Immokalee Chamber of Commerce. and the Immokalee Community Redevelopment Aaencv will promote economic development opportunities at the Immokalee Reaional Airport/Florida Tradeport and the surroundina commercial and industrial areas. Policy 1.1.3: Mitiaation Bank Within two (2) years of adoption of this policv. Collier County (Communitv Development and Environmental Services Division and Conservation Collier staff) in coordination with the Immokalee Community Redevelopment Aaencv will explore the feasibilitv of utilizina Pepper Ranch as a listed species habitat conservation bank or wetland mitiaation bank to compensate for impacts associated with development within the Immokalee Urban Area. Additionallv. durina this period. the County shall determine the feasibilitv of a public-private partnership for the purposes of mitiaation bankina within the Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlav. OBJECTIVE 1.2: To create a positive business climate that will enhance and diverSify the Immokalee Area economy and increase emplovment opportunities. and thus improve the aualitv of life for Immokalee residents. 24 Words EtrusktRr81:1€1A are deletions; words underlined are additions Economic Development Policv 1.2.1: Expedited Review Within two (2) years of adoption of this policv. Collier Countv (Communitv Development and Environmental Services Division) in coniunction with the Economic Development Council of Collier County will review and amend or expand as necessary the fast-track and expedited review prOClram for proiects deemed to provide a positive economic benefit to the Immokalee economy. specificallv includinCl affordable. Clap. and farmworker housinCl and tarCleted industries. Policv 1.2.2: Pre-Certified Commercialllndustrial Sites In order to streamline the permittinCl and approval process for commercial and industrial development within the Immokalee Urban Area. Collier County in coniunction with the Economic Development Council of Collier County and the Immokalee Community Redevelopment AClencv will review the existinCl Certified Sites ProClram and propose improvements to the prOClram within two (2) years of the adoption of this policv. Policv 1.2.3: CommunitY-based Economic Initiatives The County in cooperation with the immokalee Community Redevelopment Aqencv will support and work close Iv with communitv or C1rassroots orClanizations aimed at improvinCl economic and social conditions in Immokalee. Policv 1.2.4: Home Occupations Within two (2) years of the adoption of this Policv. Collier County will amend the land Development Code to create more flexibility for home-based businesses in the Immokalee Urban Area. therebY allowinq additional opportunities for home-based occupations. Policv 1.2.5: Financial Incentives Collier County in coniunction with the Economic Development Council of Collier County will develop a comprehensive financial incentive strateClv to promote economic development in the Immokalee area and identify fundinCl sources to maintain adeCluate fundinCl of incentive proqrams at all times. Examples of such incentives include fee payment assistance and property tax or impact fee deferrals. Policv 1.2.6: AQriculture-Related Business Uses In recoClnition of the economic importance of aClriculture. the County will amend the land Development Code to allow aClriculture-related business uses. such as fruit and veCletable stands. farmers markets. and aClritourism related uses. within non-aClricultural zoninCl districts. within two (2) years of the adoption of this Policv. OBJECTIVE 1.3: To promote and expand tourism. recreation. entertainment. and cultural opportunities in Immokalee in order to diversify the Immokalee economv. therebY improvinCl the C1ualitv of life. 25 Words strblsltthrol:.lgh are deletions; words underlined are additions Economic Development Policy 1.3.1: Recreational. Entertainment and Cultural Opportunities Collier County, in coordination with the Immokalee Community Redevelopment Aaencv Immokalee Area Chamber of Commerce and the Naples Marco Island Everalades Convention and Visitors Bureau. will promote the expansion of entertainment. cultural and recreational opportunities. such as restaurants. movie theaters. museums, and public spaces specificallv throuah the implementation of the Immokalee Public Realm Plan. which was accepted bv the Immokalee CRA Advisorv Board on September 16. 2009. within two (2) years of the adoption of this Policv. Policy 1.3.2: Eco-tourism Collier County. throuah the Naples Marco Island Everalades Convention and Visitors Bureau and in cooperation with the Immokalee Community Redevelopment Aaencv and the Immokalee Area Chamber of Commerce. will support and assist in the development of ecotourism in the Immokalee Area. with a particular focus on Lake Trafford and surroundina lands. Policy 1.3.3: Seminole Casino Immokalee Collier County, in coordination with the Immokalee Community Redevelopment Aaencv. Immokalee Area Chamber of Commerce. and Naples Marco Island Everalades Convention and Visitors Bureau. will intearate future plans for the Casino and Reservation within an Immokalee- wide tourism development and marketina campaian. Policy 1.3.4: Entertainment District In recoanition of the fact that the casino is a sianificant attraction, Collier County, in coniunction with the Immokalee Community Redevelopment Aaencv, Immokalee Area Chamber of Commerce, and the Naples Marco Island Everalades Convention and Visitors Bureau, will undertake efforts to develop an entertainment district near the Casino that is complementarv and connected to Immokalee's existina downtown core. OBJECTIVE 1.4: To enhance and expand educational and cultural facilities and opportunities in Immokalee. Policy 1.4.1: Research and Deyelopment Collier County. in coordination with the Economic Development Council of Collier County and the Immokalee Community Redevelopment Aaencv. will seek to attract educational research facilities, similar to the Southwest Florida Research and Education Center, to Immokalee. Policy 1.4.2: Cultural ProQrams and Facilities Collier County (Public Services Division), in coniunction with Immokalee Community Redevelopment Aaencv. will identify cultural proarams and facilities to address the needs of Immokalee residents and visitors within two (2) years of the adoption of this Policy. 26 Words strl;lsktt-lrSI:I(3A are deletions; words underlined are additions Economic Development OBJECTIVE 1.5: To promote and support development and redevelopment initiatives in the Immokalee Area. Policy 1.5.1: Technical Assistance Within two (2) vears of the adoption of this Policv. Collier Countv. the Immokalee Communitv Redeyelopment Aoencv, the Southwest Florida Workforce Development Board. and the Economic Development Council of Collier County, will review existino proorams meant to provide technical assistance for the establishment and permittino of new or expandino businesses and make recommendations to better implement these proorams. This technical assistance will be made available bv the Immokalee CRA. Policy 1.5.2: Infill and Downtown Redevelopment Collier Countv. in coniunction with the Immokalee Community Redevelopment Aoencv. will promote infill development and redevelopment within the Commercial-Mixed Use Subdistrict throuoh amendments to the Land Development Code that facilitate mixed-use projects and provide for flexible performance-based incentives. Policy 1.5.3: Alternative FundinQ COllier Countv (Housino and Human Services Department) mav seek partnership opportunities with the Immokalee Community Redevelopment Aoency. Front Porch Florida. and Immokalee communitv oroups. to promote or expedite the development and redevelopment of residential structures and properties within Immokalee bY pursuino alternative fundino sources on an onooino basis. 27 Words stn.:lGI~thrEH1€Jh are deletions; words underlined are additions Housing GOAL 2: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. OBJECTIVE 2.1: Collier County shall coordinate with federal. state. local and private aaencies to address farmworker housina and miarant labor camp needs for Immokalee. Policv 2.1.1: Farmworker Housina Land Development Reaulations Within two (2) vears of adoption of this Policv. Collier Countv will review and revise as necessary the Land Development Code provisions reaulatina Farmworker Housina within the Immokalee Urban Area to eliminate unnecessary reaulations that are duplicative to Federal and State provisions. specificallv in reaards to H-2A Housina and Miarant Labor Camps for seasonal workers with temporary. non-immiorant visas. Policv 2.1.2: Aaricultural and Housina Partnerships Collier Countv (Housina and Human Services Department). in cooperation with the Immokalee Communitv Redevelopment Aaencv. will encouraae local aaricultural mowers to work in partnership with housina oraanizations to provide affordable and suitable housina for miarant and seasonal farmworkers. OBJECTIVE 2.2: Collier County shall promote the conservation and rehabilitation of housina in Immokalee neiahborhoods. Policv 2.2.1: Taraeted Redevelopment Areas Collier County will promote the development and redevelopment of housina within taraeted redevelopment areas. Taraeted redevelopment areas include neiahborhoods with freauent occurrences of substandard structures. vacant parcels or aroups of vacant parcels. and areas with conflictina land uses. Within two (2) years of the adoption of this Policv. the County (Housina and Human Services Department) will review the 2004 Immokalee Housina Condition Inventorv to determine if the findinas of the Inventory are still valid. and. if necessary. update the Inventorv to accuratelv identify taraeted redevelopment areas. Policv 2.2.2: Fundina Opportunities Annuallv. Collier County in coordination with federal. state. and other local aaencies and private oraanizations will seek fundina for the housina needs identified in the Immokalee Housina Condition Inventorv. Policv 2.2.3: Prioritize Public Facilities Improvements Within two (2) years of the adoption of this Policv. Collier County will review and evaluate a list of public facilities needs and priorities. as developed bv the Immokalee CRA. for consideration for inclusion in the Collier Countv Schedule of Capital Improvements. 28 Words stA:lsldAral:lfjh are deletions; words underlined are additions Housing Policv 2.2.4: Substandard Housina Collier County will update its proaram for the repair. removal. or replacement of substandard housina units. based on the Immokalee Housina Condition Inventorv. Policv 2.2.5: Displaced Occupants Collier Countv IHousina and Human Services Department) will coordinate with local non-profit social service oraanizations to provide relocation assistance for occupants who are displaced from substandard dwellina units. Policv 2.2.6: HousinQ Code Enforcement Collier Countv (Code Enforcement) shall make every effort to reauire that substandard housina be brauaht into compliance or eliminated. Enforcement efforts will focus on properties that are abandoned. owned bv an absentee landlord. or whose operation is not in compliance with the Collier Countv Land Development Code. OBJECTIVE 2.3: The Countv will continue to explore and provide innovative proarams and reaulatorv reforms to reduce development costs and promote safe and sanitary affordable-workforce housina for Immokalee residents. Policv 2.3.1: Housina Grant Opportunities Collier Countv IHousina and Human Services Department). in coordination with the Immokalee Communitv Redevelopment Aaencv. will pursue aovernment arants and loans for affordable- workforce housina. Policv 2.3.2: Affordable-Workforce and Gap Housina Incentives Within two (2) vears of the adoption of this Policv. and bi-annuallv thereafter. Collier Countv will review its affordable-workforce housina (includina aap) incentives to determine the effectiveness of existina provisions and whether additional incentives are necessary or desired. 29 Words 6trblEiI~threl;;l~h are deletions; words underlined are additions Infrastructure GOAL 3: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND FACILITIES FOR THE IMMOKALEE URBAN AREA. OBJECTIVE 3.1: To orovide a comorehensive svstem of Darks and recreational facilities that suooorts diverse active and passive recreational activities within the Immokalee area. Policv 3.1.1: Community and Reaional Park Master Plan Collier County (Parks and Recreation Deoartment) will create an Immokalee-soecific comoonent as oart of the 2010 Community and Reaional Park Master Plan uodate. Policv 3.1.2: Priority Park Sites Collier County (Parks and Recreation Deoartment) will orioritize the develooment of future Darks within. or adiacent to. the most denselv oooulated urban areas to ensure convenient access bv the maioritv of residents. and in coordination with the Immokalee Community Redevelooment Aaencv. will identify locations for oublic olazas. areens. or urban oarks. Policv 3.1.3: Community Inout Collier County (Parks and Recreation Deoartment) will solicit community inout to ensure orovision of adeauate facilities to address the demoaraohics of the Immokalee Area. Policv 3.1.4: Expansion of Parks and Trails Collier County (Parks and Recreation Deoartment) will expand the network of Darks and trails to connect recreational areas throuahout the community where aooropriate and feasible and as identified in the Immokalee Caoitallmorovements Plan. Policv 3.1.5: Encouraae Active Lifestvles Collier County (Parks and Recreation Deoartment) will encouraae outdoor activity and active lifestvles by creatina new recreational facilities. such as ball fields. soccer fields. basketball courts. tot lots. and iunale ayms. as aoorooriate to Immokalee's demoaraohics and as feasible in accordance with the Immokaiee Caoitallmoroyement Plan. Policv 3.1.6: Use of Vacant Residential Parcels In accordance with the Neiahborhood Park Policy. and as aoorooriate and feasible. the Collier County Parks and Recreation Deoartment in coniunction with the Immokalee Community Redevelooment Aaency will consider acauirina vacant residential parcels in order to develoo new neiahborhood oarks. These parcels may be small in size and should be evenlY distributed throuahout the community. Acauisition may be throuah out-riaht ourchase. purchase of tax lien certificates. develooer contribution. or throuah other fundina mechanisms as identified in the Immokalee Caoitallmorovement Plan. 30 Words stn:lEiI~tRreblgh are deletions; words underlined are additions Infrastructure Policy 3.1.7: Park Amenities Collier Countv. in cooperation with the Immokalee Community Redevelopment Aaencv. will evaluate park amenities and identify deficiencies. such as drinkina fountains. shelters. liahtina. sanitarv facilities. and emeraencv phones for the convenience and security of park users. The needed improvements will be included within the lmmokalee Component of the 2010 Communitv and Reaional Park Master Plan. OBJECTIVE 3.2: To provide a network of roads. sidewalks. and bike paths to support arowth. to provide for the safe and convenient movement of pedestrians. motorized. and non-motorized vehicles. reduce areenhouse aas emissions and minimize enerav consumption. Policy 3.2.1: Traffic Circulation Map The Traffic Circulation Map in the Transportation Element will araphicallv depict lmmokalee's existina and future maior roadway network and identify specific roadway improvements needed to implement the Immokalee Area Master Plan's Future Land Use Map and will be updated as Evaluation and Appraisal Report (EAR) and EAR-based Amendments to the Growth Manaaement Plan. These improvements will be prioritized bv Collier County. in cooperation with lmmokalee Community Redevelopment Aaencv and the Collier County Metropolitan Plan nino Oraanization. and placed into the Collier County Schedule of Capital Improvements after further transportation analysis is completed and fundina is identified. Policy 3.2.2: Bicycle and Pedestrian Pathways Plan The Collier County 5-Year Pathways Plan. prepared bv the Collier County Metropolitan Plan nino Oraanization with the assistance of the Pathways Advisorv Committee. will aive priority to Iinkina existina and future residential neiahborhoods with commercial. employment. public service areas and community parks and recreation sites in Immokalee. As priority improvements are identified. input from landowners and residents will be souaht. The Collier County 5-Year Pathways Plan will depict existina and future pathways for the lmmokalee community. Policy 3.2.3: Lone Ranee Transportation Improyements Collier County (Transportation Division) will explore the possibility of acceleratina the implementation of the Collier County Metropolitan Plannina Oraanization's Lona Ranae Transportation Plan. subiect to available fundina. as a precursor to initiatina new investment in the Immokalee area. In particular. the County will support and encouraae: . the Florida Department of Transportation in the widenina of SR 82 to four lanes between 1-75 and SR 29 as a first step in improvina transportation access to lmmokalee: . the buildina of the SR 29/1-75 Bvpass Route to create direct access to SR 82 and SR 29 from the lmmokalee Reaional Airport and Florida Tradeport: . the Florida Department of Transportation to improve road conditions alona State-owned roads: and 31 Words struGldhFSl;;I@lFI are deletions; words underlined are additions Infrastructure . the creation of new collector roads. includina the Little Leaaue Road extension near Lake Trafford. to handle increased future population arowth and traffic in that area. Policy 3.2.4: Florida Tradeport Parkway Collier County (Transportation Division) will prepare a Preliminary Desian and Environmental (PD&E) Study of the future Florida Tradeport Parkway in coordination with landowners. which will provide access to the airport from the planned SR 29/1-75 Bvpass Route. subiect to available fundina. Policy 3.2.5: Lona Ranae Transportation Plan Coordination Collier County. in coordination with the Immokalee Community Redevelopment Aaencv and the Collier County Metropolitan Plannina Oraanization. will help identify Immokalee area needs durina the reaular update of the Lona Ranae Transportation Plan. Policy 3.2.6: Safety Improyements Within two (2) years from adoption of this Policv. Collier County (Transportation DivIsion) in coordination with the Immokalee Community Redevelopment Aaencv and the Immokalee Municipal Service Taxina Unit. will develop a plan identifyina locations for new traffic sianals. sianaae. crosswalks. bikepaths and street liahtina for the purpose of improvina pedestrian and bicvcle circulation and safety within prioritized areas within the MSTU as part of the Walkabilitv StudY beina funded bv the Collier Metropolitan Plannina Oraanization.. Policy 3.2.7: Public Transit Routes Collier County (Transportation Division) will consider expansion of public transit routes to comprehensively cover the downtown area. connect all sianificant emplovment centers and public facilities. and interconnect to adiacent communities pendina available fundina and demand. Policy 3.2.8: Enhanced Transit Services Collier County (Transportation Division) will encouraae the provision of a wide array of transit services. such as bike-and-ride and medical transport. Policy 3.2.9: Transportation Concurrency Exception Area Within two (2) years from adoption of this Policv. Collier County (Transportation Division), in coordination with the Immokalee Community Redevelopment Aaencv and the Economic Development Council of Collier County will evaluate the need for. and feasibilitv of. establishina a Transportation Concurrency Exception Area or Transportation Concurrency Manaaement Area or Concurrency Backloa Exception Area in order to balance the need for adeauate levels of transportation concurrency with economic development. Fundina to be provided bv the Immokalee Community Redevelopment Aaencv. 32 Words strblsl~threbl~R are deletions; words underlined are additions Infrastructure Policy 3.2.10: Fundinq Collier County will coordinate with the Immokalee Community Redevelopment Aaencv and the Immokalee MSTU to identify alternative fundina sources to promote and implement streetscape proarammina. linked open-space, and enhance pedestrian and bicvcle amenities. OBJECTIVE 3.3: To improve stormwater manaaement and surface drainaae in Immokalee. Policy 3.3.1: Immokalee stormwater Master Plan Within two (2) years of the adoption of this Policv. Collier County (Transportation Division) will identify fundina mechanisms to implement the Immokalee Stormwater Master Plan and its recommendations for the particular locations (Lake Trafford. Fish Creek. Madison Creek Ditch. and Sanitation Road Slouah Cross-Drain Additions) where sianificant drainaae issues are known. Fundina options may include expansion of the MSTU or coordination with the South Florida Water Manaaement District as appropriate. Policy 3.3.2: Streets ide Drainaae For areas not specificallv identified in the Immokalee Stormwater Master Plan. Collier County (Transportation Division) will coordinate necessary improvements to county-maintained drainaae channels, pipework. and conveyance load for streetside stormwater manaaement systems with street uparades or reconstruction. OBJECTIVE 3.4: To provide an efficient and economical solid waste manaaement system that ensures public health and safety, and protects the environmental resources of the area. Policv 3.4.1: Guidina Principles Solid waste operations in Immokalee will adhere to the Endurina Guidina Principles approved bv the Collier County Board of County Commissioners at the Intearated Solid Waste Manaaement Strateav Workshop on December 5. 2006. Policy 3.4.2: "Clean Immokalee" Plan Collier County (Code Enforcement). in cooperation with the Immokalee Community Redevelopment Aaencv. will develop a "Clean Immokalee" Plan to improve the phvsical appearance of the streets and lots throuah education. enforcement. and clean-up activities bv 2010. This proaram will solicit input and participation from community oraanizations and nelahborhood associations. 33 Words 6trblsl~threl;l!3h are deletions; words underlined are additions Natural Resources GOAL 4: TO PROTECT IMPORTANT IMPLEMENTATION OF STANDARDS AND POLICIES. NATURAL RESOURCES THROUGH THE IMMOKALEE-SPECIFIC DEVELOPMENT OBJECTIVE 4.1: To address the protection of natural resource in Immokalee not otherwise addressed in the Conservation and Coastal Manaaement Element. Policv 4.1.1: Incentives and Innovative Land DeveloDment Reaulations Collier County will direct areenfield development in the Immokalee Urban Area away from sianificant environmentallv sensitive lands. Environmentallv sensitive lands include areas with features such as wetlands. native veaetation. and areas with hiah habitat value. This may be accomplished bv utilizina incentives and innovative land development reaulations, such as cluster development. transferable development riahts. and flexible development standards. Within two (2) years of the adoption of this Policv, the County will amend the Land Development Code to implement this policv. Policv 4.1.2: Lake Trafford DeveloDment Recoanizina the importance of Lake Trafford to potential ecotourism activities in Immokalee. proposed development adiacent to Lake Trafford will conform to best manaaement practices reaardina water aualitv in order to avoid or minimize adverse impacts to the lake and its surroundina wetlands or natural habitat. Within two (2) years of the adoption of this Policv. the County in coniunction with the Immokalee Community Redevelopment Aaencv will amend the Land Development Code to establish specific best manaaement practices. Policv 4.1.3: Lake Trafford Remediation Collier County will continue to cooperate with aaencies on remediation efforts at Lake Trafford (e.a.. oraanic sediment and invasive plant removal) to improve the health and recreational potential of the Lake. 34 Words struoktl=lrsbI!i}t:1 are deletions; words underlined are additions Land Use GOAL 5: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS APPROPRIATE FOR IMMOKALEE. OBJECTIVE 5.1: The Immokalee Area Master Plan and its Future Land Use Map will applv to all Development Orders within the Immokalee Urban Area. The Future Land Use Map is desianed to coordinate land use with the natural environment: maintain and develop cohesive neiahborhood units: promote a sound economy: and encouraae desirable arowth and enerav efficient development patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land Use Desianation Description Section. Policv 5.1.1: Future Land Use Desianation The Immokalee Area Master Plan's URBAN Future Land Use Desianation includes the followina Future Land Use Districts. Subdistricts. Overlavs and Features: A. URBAN - MIXED USE DISTRICT 1. Low Residential Subdistrict 2. Medium Residential Subdistrict 3. Hiah Residential Subdistrict 4. Commercial - Mixed Use Subdistrict 5. Recreational/Tourist Subdistrict B. URBAN - INDUSTRIAL DISTRICT 1. Industrial Subdistrict 2. Industrial - Mixed Use Subdistrict 3. Immokalee Reaional Airport Subdistrict C. OVERLAYS AND FEATURES 1. Wetlands Connected To Lake Trafford/Camp Keais Strand System 2. Seminole Reservation 3. Urban InfHI and Redevelopment Area Policv 5.1.2: Compatibilitv between Land Uses Compatibilitv between lower and hiaher intensity uses will be achieved throuah land development reaulations specificallv applicable to the Immokalee Urban Area. Policv 5.1.3: Riaht to Farm Lawfuliv existina aaricultural activities may continue within the Urban Desianated Area as provided bv the State of Florida Riahtlo Farm Act. 193.461. F.S. 35 Words 6trl;J61~tRroloJ~h are deletions; Words underlined are additions Land Use Policy 5.1.4: Farmworker Housina Collier County recoanizes the need for farm labor to support the County's aaricultural industrv. Collier County will encouraae the provision of housina for seasonal. temporarv or miarant farmworkers within the Low Residential (LR). Medium Residential (MR), Hiah Residential (HR) and Commercial Mixed Use (C-MU) Subdistricts. provided that such housina is consistent with Miarant Labor Housina provisions of Section 64E-14. Florida Administrative Code. Policy 5.1.5: Compact Mixed-Use Development Collier County will encouraae compact mixed-use development as an innovative plannina techniaue to create walkable communities. reduce vehicle miles traveled. and increase enerav efficiency Policy 5.1.6: Taraeted Manufacturina and Industrial Uses Collier County. in coniunction with the Economic Development Council of Collier County and the Immokalee Community Redevelopment Aaencv. will encouraae the development of taraeted manufacturina and liaht industrial uses bv identifyina appropriate locations and amendina the Immokalee Future Land Use Map desianations to provide for those uses. Policy 5.1.7: Essential Services Essential services are allowed within all Land Use desianations, as set forth in the Land Development Code. Policy 5.1.8: Mobile Homes within the Immokalee Urban Area No new mobile homes shall be permitted in the Immokalee Urban Area except as a temporary residence as identified in Policv 5.1.9 or within an existina mobile home park as identified in Policv 5.1.10 or as part of a new mobile home park approved in the Low Residential (LR) or Medium Residential (MR) Subdistricts. Existina mobile homes will continue to be aoverned bv nonconformina reaulations of the Land Development Code. Policy 5.1.9: Mobile Homes as Temporary Residence A mobile home may be used as a temporary residence on properties zoned A- Aariculture while a permanent sinale-familv dwellina is beina constructed for a period UP to three years. Policy 5.1.10: Existina Mobile Home Parks Existina mobile home parks that have an approved Site Development Plan (SDP) or Site Improvement Plan (SIP) as of the adoption of this Policv are allowed in all subdistricts that allow residential development. Within two (2) years of the adoption of this Policv. the County will amend Land Development Code Section 2.03.07.G.6. Nonconformina Mobile Home Park Overlav Subdistrict. to extend the compliance deadlines for mobile home parks that do not have an approved SDP or SIP. and which are located within subdistricts that allow residential development. for an additional two (2) year period. 36 Words struektArSl::ll3h are deletions; Words underlined are additions land Use Policv 5.1.11: Immokalee Reaional Airport Upon the completion of the Immokalee Airport Master Plan and approval of the Immokalee Reaional Airport PUD. or due to sianificant chanae in use On the airport propertv. either durina or before the next Collier County Evaluation and Appraisal Report process, the County shall evaluate the future land use desianations within one (1) mile of the boundary of the Immokalee Reaional Airport. and shall initiate. in coniunction with input from the land owners. modifications to the lAMP to address land use compatibilitv issues, and other impacts that may be attributed to chanaina conditions at the Immokalee Reaional Airport. Policv 5.1.12: Public Educational Plants and Ancillary Plants The sites containina existina public educational plants and ancillarv plants. and the undeveloped sites owned bv the Collier County School Board for future public educational plants and ancillarv plants. within the lAMP area. are depicted On the Future land Use Map Series in the countvwide FLUE and On the Public School Facilities Element Map Series. and referenced in FLUE. Policv 5.14 and Interaovernmental Coordination Element. Policv 1.26. All of these sites are subiect to the aenerallnterlocal Aareemenl. adopted On Mav 15. 2003 bv the Collier County School Board and On Mav 27. 2003 bv the Board of County Commissioners. and as subseauentlv amended and restated. with an effective date of December 2008. and subiect to the implementina land development reaulations to be adopted: and. shall be subiect to the School Board Review (SBR) Interlocal Aareement, adopted on Mav 15. 2003 bv the School Board and on Mav 27, 2003 bv the Board of County Commissioners. and subiect to the implementina land development reaulations. All future educational plants and ancillarv plants shall be allowed in zonina districts as set forth in FLUE. Policv 5.14. 37 Words 6trblsl~threl:J~R are deletions; Words underlined are additions Urban Form GOAL 6: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE APPROPRIATE FOR IMMOKALEE. OBJECTIVE 6.1: Collier County shall develop Immokalee-specific land development reoulations that reflect the uni~ue character and cultural diversity of the residents. encouraoe pedestrian-friendlv urban form. and promote enerov efficiencv. Policv 6.1.1: Development of Land Development Code Standards Within two (2) years of adoptino this Policv. Collier County. in coordination with and fundino from the Immokalee Community Redevelopment Aoencv. will develop land development code standards specific to Immokalee to address the unioue needs of the Immokalee Urban Area. These standards will include those related to land use. intensity. sionaoe. landscape and bufferino. native preservation retention. parkino. architectural desion. development standards. floor area ratio for certain nonresidential uses. parkino. and shared access. Policv 6.1.2: Location of Service Uses Collier County will encouraoe new schools. parks. and other community facilities to be placed within one-half mile of residential and mixed-use centers in order to encouraoe walkino. bicvclino and non-vehicular access to and from these service uses. Collier County shall re~uire interconnection of pedestrian facilities servino new schools to the existino pedestrian network. Desion difficultv. construction cost. limited availabilitv of rioht of way. and inabilitv to accommodate drainaoe facilities shall not be considered limitinQ factors that would preclude the connection to the local pedestrian network; except as specificallv allowed bv the County's Unified Land Development Code. Policv 6.1.3: Innovative Desion Within two (2) years of the adoption of this policv. Collier County and the Immokalee Community Redevelopment Aoencv will develop incentives and/or reoulations to promote: enhanced pedestrian access; pedestrian-friendlv desion: compact mixed-use development and redevelopment: shared infrastructure: enhanced public spaces and sionaoe: and use of public transit. Policv 6.1.4: Downtown Pedestrian Amenities Within two (2) years of the adoption of this policv. Collier County. in coordination with the Immokalee Communitv Redevelopment Aoencv. will evaluate the need for additional passive recreation and outdoor dinino and entertainment opportunities alono downtown streets. and. if warranted. adopt amendments and incentives to the Collier County Land Development Code to encouraoe the development of these amenities provided the free and safe movement of pedestrians is maintained. 36 Words str'dsl<thrsl:I€lR are deletions; words underlined are additions Urban Form Policv 6.1.5: Central Business District Within two (2) vears of the adoption of this policv, Collier County will amend the Land Development Code to include a Central Business District overlav subdistrict in Immokalee. The Overlav will be depicted in the LDC and will encouraae hiah-intensitv, multi-story, and pedestrian-oriented commercial and mixed-use development, consistent with the Public Realm Plan. Policv 6.1.6: Crime Prevention throuah Environmental Desian Collier Countv (Transportation Division) will coordinate with local and state law enforcement. developers, and citizens to provide for safe streets and implement CPTED (crime prevention throuah environmental desian) strateaies. Policv 6.1.7: Native Preservation Reauirements Within two (2) vears of adoption of this Policv, Collier Countv shall amend the Land Development Code to provide for a deviation process from the current native veaetation retention standards set forth in CCME Policv 6.1.1 for developments within the Immokalee Urban Area. This deviation process shall be consistent with provisions set forth in CCME Policv 6.1.1(10). 39 Words Etrbl61~t1:m3U!':Jh are deletions; words underlined are additions Interlocal and Inter-governmental Coordination GOAL 7: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION WITH OTHER GOVERNMENTAL AGENCIES. UTILITY PROVIDERS. NON-PROFIT ORGANIZATIONS. THE SCHOOL BOARD. AND THE SEMINOLE TRIBAL COUNCIL THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN. OBJECTIVE 7.1: Pursue effective interlocal and inter-aovernmental coordination in order to provide a ranae of human services to Immokalee residents. Policv 7.1.1: ReClional Economic Development Initiatives Collier County. in coordination with the Economic Development Council of Collier County and the Immokalee Community Redevelopment Aaencv. will collaborate in reaional initiatives with the Florida Heartland Rural Economic Development Initiative and the State of Florida to assist the Immokalee area in attractina businesses. marketina. and developina infrastructure. Policv 7.1.2: Redevelopment Implementation Partners Collier County. in coordination with the Immokalee Community Redevelopment Aaencv. Enterprise Zone Development Aaencv. Economic Development Council of Collier Countv. and the Immokalee Chamber of Commerce. will active Iv coordinate efforts to implement the Immokalee Area Master Plan. the Community Redevelopment Area Plan. and the Enterprise Zone. Policv 7.1.3: Immokalee Government Services Center Within two (2) years of the adoption of this Policv. Collier County will consider the establishment of an Immokalee-based aovernment service center that would allow co-location of the various county entities and departments to ensure effective collaboration. This office may include the followina services: a. Animal control b. Child support enforcement c. Code enforcement d. Court e. Domestic violence services f. Emeraencv manaaement services a. Emeraencv medical services h. Permittina. plannina. and economic development needs i. Public health services i. Housina and Human Services k. Board of County Commissioners Office I. Immokalee Community Redevelopment Aaencv m. Branch Office of the Collier County Tax Collector 40 Words etrlisktAfSU!:Jh are deletions; words underlined are additions Interlocal and Inter-governmental Coordination Policy 7.1.4: Fundina for Safe Neiahborhood Initiatives Collier County (Communitv Development and Environmental Services Division) and the Immokalee Communitv Redevelopment Aqencv will coordinate with the Collier Countv Sheriffs Office to pursue fundinq opportunities available under the Safe Neiqhborhood Act or other proqrams to improve safetv within the Immokalee communitv. 41 Words EtFl;lsl{tl:lrel;l~h are deletions; words underlined are additions land Use Designations LAND USE DESIGNATION DESCRIPTION SECTION The Immokalee Area Master Plan Future Land Use Desianations include the followina Districts and Subdistricts. The followina describes land use desianations shown on the Immokalee Master Plan Future Land Use Map. These desianations aenerally indicate the types of land uses for which zonina may be reauested. However, these land use desianations do not auarantee that a zonina district reauest will be approved. Where zonina inconsistencies are created by the adoption of any of these Subdistricts, within two (2) vears of the adoption of this lAMP, the County will initiate the appropriate rezone of these lands. A. URBAN - MIXED USE DISTRICT The purpose of this District is to allow for a mixture of residential and nonresidential land uses within individual buildinas, proiects and throuahout the district Nonresidential uses allowed in the Residential Subdistricts include, but are not limited to: aariculture, home-based businesses, recreation and open space, churches, libraries, cemeteries, public and private schools, day-care centers, and essential services, as defined in the Land Development Code, except as may be limited within a specific subdistrict Commercial development will be ailowed in Residential Subdistricts if within a Planned Unit Development provided that the size of the commercial portion does not exceed five (5) acres in size, and the PUD contains development and desian standards to ensure that all commercial uses will be compatible with neiahborina residential and institutional uses. 1. Low Residential Subdistrict /LRI The purpose of this subdistrict is to provide for low-density residential development and supportina ancillarv uses. Residential dwellinas will be limited to sinale-family detached structures and duplexes; and multi-familY dwellinas and sinale-familY attached dwellinas provided thev are within a Planned Unit Development Mobile homes are allowed pursuant to the provisions of Policies 5.1.8, 51.9, and 51.1 0 of this lAMP Base Densitv: Less than or eaual to four (4) dwellina units per aross acre Maximum Density: Twelve (12) dwellina units per aross acre, inclusive of all densitv bonuses. Densities above the base density can only be achieved throuah available density bonuses. 2. Medium Residential Subdistrict /MRI The purpose of this subdistrict is to provide for a mixture of housina tvpes, includina sinale-familv, duplex, and multi-familY structures, and supportina ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 5.1.8, 5.1.9, and 5.1.10 of this lAMP. 42 Words str\;lGI~thrGugh are deletions; words underlined are additions Land Use Designations Base Densitv: Less than or eaual to eiaht (8) dwellinas units per aross acre Maximum Densitv: Sixteen (16) dwellina units per aross acre. inclusive of all density bonuses. Densities above the base density can on Iv be achieved throuah available density bonuses. 3. Hiah Residential Subdistrict IHRl: The purpose of this subdistrict is to provide for all types of housina and supportina ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 5.1.8. 5.19. and 5.1.10 of this lAMP. Base Densitv: Less than or eaual to ten (1 Q) dwellina units per aross acre Maximum Densitv: Twentv (20) dwellina units per aross acre. inclusive of all density bonuses. Densities above the base density can onlv be achieved throuah available density bonuses. 4. Commercial - Mixed Use Subdistrict IC-MU): The purpose of this Subdistrict is to provide for pedestrian-scaled. hiaher density residential and mixed-use development. providina for emplovment and recreational opportunities. cultural and civic activities. and public places to serve residents of. and visitors to. the Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict. Mobile homes are allowed as provided bv Policv 5.1.9 and 5.1.10. Nonresidential uses allowed within this Subdistrict include those uses allowed in the C-1 throuah C-4 zenina districts in the Collier County Land Development Code. Ord. No. 04- 41. as amended. such as shoppina centers. offices. transient lodaina facilities. aovernment institutions. schools. restaurants. and other entertainment uses. Base Densitv: Less than or eaual to sixteen (161 units per aross acre Maximum Densitv: Twentv (20) dwellina units per aross acre. inclusive of all density bonuses. Densities above the base density can onlv be achieved throuah available density bonuses. Transient lodaina is permitted at a maximum density of thirty-two (321 units per acre. 5. RecreationallTourist Subdistrict IRTl The purpose of this Subdistrict is to provide for recreational and tourist activities related to the natural environment. Uses allowed in this Subdistrict include. but are not limited to: passive parks: nature preserves: wildlife sanctuaries: open space: parks: museums; cultural facilities: marinas: transient lodaina facilities (includina hotel/motel. rental cabins. bed and breakfast establishments. campsitesl: restaurants; recreational vehicle parks; 43 Words 6tFucl,tI:lFel;J~A are deletions; words underlined are additions Land Use Designations sportina and recreational camps: low-intensitv retail directlv associated with the purpose of this Subdistrict sinale-familv dwellinas: aariculture: and essential services as defined in the Land Development Code. Mobile homes are allowed pursuant to the provisions of Policies 5.1.8. 5.1.9. and 5.1.10 of this lAMP. Within two (2) years of the adoption of this lAMP. areas adiacent to the Wetlands Connected To Lake Trafford/Camp Keais Strand System will be analvzed for suitabilitv for ecotourist activities and possible expansion of the RT Subdistrict. Maximum Densitv: Four (4) units per aross acre. inclusive of all density bonuses. Transient lodaina is permitted at a maximum density of twenty-six (26) units per acre. Rezoninas are encouraaed to be in the form of a Planned Unit Development (PUD). The minimum acreaae reauirement for a PUD within this Subdistrict will be two (2) contiauous acres. Density Retina System The Density Ratina System is applicable to areas desianated Urban - Mixed Use District. as identified on the Immokalee Future Land Use Map. Except as provided below. the final determination of permitted density via implementation of this Densitv Ratina System is made bv the Board of County Commissioners throuah an advertised public hearina process (rezone). Densitv achieved bv riaht shall not be combined with density achieved throuah the rezone public hearina process. 1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: a. Within the applicable Urban desianated areas. the base density of the subdistrict is allowed. thouah not an entitlement. The base level of density may be adiusted dependina upon the location and characteristics of the proiect. For purposes of calculatina the eliaible number of dwellina units for the proiect. the total number of dwellina units may be rounded UP bv one unit if the dwellina unit total vields a fraction of a unit 0.5 or areater. Acreaae used for the calculation of density is exclusive of commercial portions of the proiect. except within the Commercial Mixed-Use Subdistrict. wherein residential proiect densities will be calculated on total aross acreaae. and portions of a proiect for land uses havina an established eauivalent residential density in the Collier County Land Development Code. b. This Densitv Ratina System onlv applies to residential dwellina units. This Densltv Ratina System is not applicable to accessorY dwellina or accessorY structures that are not intended and/or not desianed for permanent occupancy. and is not applicable to accessorY dwellina or accessorY structures intended for rental or other commercial use: such accessorY dwellinas and structures include auest houses. auest suites. and the like. 44 Words strl:lsl~tArel;Jgh are deletions; words underlined are additions Land Use Designations c. All new residential zonina located within the Urban Mixed Use District shall be consistent with the Densitv Ratina SYstem. except as provided in Policv 5.1 of the Future Land Use Element. d. Within the applicable areas of the Urban Mixed Use District. all properties zoned A. Rural Aaricultural. and/or E. Estates. and/or RSF-1. 2. 3. Residential Sinale Familv. for which an affordable workforce housina proiect Is proposed and approved. In accordance with Section 2.06.00 of the Land Development Code (Ordinance 04-41. as amended. adopted June 22. 2004 and effective October 18. 2004). shall be permitted the base density of four (4) dwellina units per aross acre bv riaht: that is. a rezone public hearina shall not be reauired. Such a prolect must comprise a minimum of ten acres. Densitv achieved bv riaht shall not be combined with density achieved throuah the rezone public hearlna process. 2. DENSITY BONUSES In order to encouraae infill development. the creation of affordable-workforce housina. and preferred roadway access. certain density bonuses are available. If these bonuses are utilized. base densities may be exceeded In the Low Residential Subdistrict. the base density of four (4) units per acre may onlv be exceeded If utilizina an affordable-workforce housina bonus. In no case shall the resultlna density exceed the maximum density specified In each subdistrict. unless utilizina Transfer of Development Riahts (TDR). Section 2.03.07 of the Collier County LDC. Ordinance 04-41. as amended. a. Proximity to Commercial- Mixed Use If 50% or more of a proiect is within the Commercial - Mixed Use Subdistrict. then the base densitv allowed within the Commercial - Mixed Use Subdistrict of sixteen (16) dwellina units per acre applies to the entire proiect. except that this bonus cannot be used to increase densltv on lands within the proiect desianated Low Residential. Appropriate bufferina to adiacent lower Intensitv uses must be addressed. b. Affordable-Workforce Housina Bonus. bv Public Hearina To encouraae the provision of affordable-workforce housina within certain Subdistricts in the Urban Desianated Area. a maximum of UP to eiaht (8) dwellina units per aross acre may be added to the base density if the proiect meets the definition and reauirements of the Affordable-Workforce Housina Densitv Bonus Ordinance (Section 2.06.00 of the Land Development Code. Ordinance 04-41. as amended. adopted June 22. 2004. and effective October 18. 2004). This bonus may be applied to an entire proiect or portions of a proiect provided that the proiect is located within the Commercial - Mixed Use (C-MU) Subdistrict or any residential subdistrict. 45 Words 8trloJsk4Rrebl~A are deletions; words underlined are additions Land Use Designations c. Affordable-Workforce HousinQ Bonus. by RiQht Within the applicable areas of the Urban - Mixed Use District. all properties zoned Residential for which an affordable-workforce housinq proiect is proposed. in accordance with Section 2.06.00 of the Collier County LDC (Ordinance 04-41. as amended. adopted June 22. 2004. and effective October 18. 2004). can achieve a density bonus of 50% of the permitted density currently allowed in the zoninq district. provided the total density does not exceed the maximum density allowed for the subdistrict in which the proiect is located. A public hearinq will not be required to achieve this bonus. Such a proiect must comprise a minimum of ten (10) acres. Densitv achieved bv riqht will not be combined with density achieved throuqh the rezone public hearinq process. d. Residentiallnfill To encouraqe residential infill. three (3) residential dwellinq units per qross acre may be added if the followinq criteria are met: The proiect is twenIY (20) acres or less in size: at the time of development. the proiect will be served bY central public water and sewer: at least one abuttinq property is developed: the proiect is compatible with surroundinq land uses: the property in question has no common site development plan with adiacent property: there is no common ownership with any adiacent parcels: and the parcel in question was not created to take advantaqe of the residential infill density bonus and was created prior to the adoption of this provision in the Growth Manaqement Plan on Januarv 10. 1989. This bonus can not be used to exceed the base density in the Low Residential (LR) Subdistrict. e. Roadway Access If the proiect has direct access to two (2) or more arterial or collector roads or if there is proiect commitment for provision of interconnection of roads accessible to the public with existinq or future adiacent proiects. one (1) dwellinq unit per qross acre may be added above the base density of the district. This bonus cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 3. Densitv and Intensity BlendinQ This provision is intended to encouraqe unified plans of development and to preserve the hiqh qualitv wetlands. wildlife habitat. and other natural features that exist within certain portions of the Immokalee Urban Area. a. For those properties which are contiquous to Lake Trafford or Camp Keais Strand or that are within the Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlav. and which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area Overlav (RLSA) as depicted on the countywide Future Land Use Map. and which were in existence and under unified control as of 46 Words 6truGI~tRF8b1€Jh are deletIons; words underlined are additions Land Use Designations October 22. 2002. the allowable oross density and/or intensity may be shifted from the Immokalee Urban Area to lands within the RLSA that are contiouous to and under unified control and that they are desionated as a Stewardship Receivino Area (SRA) in the RLSA. This Densitv and Intensitv Blendino provision is further subiect to the followino conditions and limitations: i. The proiect in aooreoate must be a minimum of two hundred (200) acres in size and the Urban portion must be desionated Recreational/Tourist District (RT) or Low Residential (LR) in the Immokalee Area Master Plan: ii. It must be demonstrated the lands desionated Urban Area have a hioh natural resource value. at least eouivalent to lands desionated as Flowwav Stewardship Areas (FSA). Habitat Stewardship Areas IHSA) or Water Retention Areas (WRA) in the RLSA. The applicant must demonstrate that the lands desionated Urban Area have the same characteristics as those desionated FSA. HSA or WRA. and use the appropriate desionation in the Stewardship Credit Worksheet in the RLSA to demonstrate that the lands have a Natural Resource Index (NRI) score of 1.2 or oreater: iii. Densitv and intensity may onlv be shifted from lands within the Immokalee Urban Area containino this hioh natural resource value (as measured above) to the lands within a contiouous Stewardship Receivino Area. provided such lands were under unified control as of October 22. 2002. For everv acre protected within the Immokalee Urban Area. one acre of SRA is allowed. The acres of SRA allowed bv this provision do not re~uire stewardship credits: and iv. Lands within the Urban Area. from which the density or intensity has been shifted. will be placed in a conservation easement in perpetuity. b. For properties containino two or more Future Land Use Subdistricts. Future Land Use boundaries may be reconfioured provided that the followino is demonstrated: i. The shift furthers the protection. enhancement or restoration of wetlands or other natural features. ii. The shift does not result in a chanoe in the acreaoe of each land use subdistrict within the subiect property. iii. The shift provides for a well-planned proiect that furthers the obiectives of the Immokalee Master Plan and is compatible with surroundino properties and environment. iv. The revised subdistrict boundaries are approved as part of a Planned Unit Development rezonino bv the Board of County Commissioners. v. The shift mitioates for any neoative impacts on adiacent properties throuoh appropriate measures. such as bufferino. separation. or other land desion techni~ues. adeouate to lessen these effects. 47 Words strUGI<tRrSl:l€JR are deletions; words underlined are additions Land Use Designations B. URBAN-INDUSTRIAL DISTRICT The purpose of this District is to function as a maior emplovment center and is intended to accommodate industrial. distribution. trade. and manufacturina uses. essential services. as well as office and commercial uses as limited within each Subdistrict. 1. Industrial Subdistrict (IN) The purpose of this Subdistrict is to provide for industrial. distribution. trade and manufacturina uses. Allowed uses include a variety of industrial. limited commercial. and associated uses. includina: uses ancillarv to the airport: vehicle racina and its ancillarv uses. subiect to conditional use approval: manufacturina: processina: storaae and warehousina: wholesalina: distribution: packina houses: recvclina: hiah technoloav industries: laboratories: assemblv: storaae: computer and data processina: and business services intended to serve the needs of emplovees and visitors. such as davcare centers. restaurants. and convenience stores. Accessorv uses and structures customarilv associated with these principal uses include ancillarv offices and retail sales. campa rounds accessorY to vehicle racina and special events at the airport. 2. Industrial - Mixed Use Subdistrict (I-MU) The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict to adiacent commercial and residential land uses. The State Farmers Market and related facilities are located in this Subdistrict. This Subdistrict allows for: hiaher intensitv commercial uses as described in the Land Development Code for Commercial (C-4 and C-5) and Business Park Districts. This Subdistrict also allows for Iiaht manufacturina. processina. and packaaina in fullv enclosed buildinas: research. desian and product development. printina. Iithoaraphv and publishina: and similar Iiaht industrial uses: aaricultural-related uses. such as packina houses: warehousina: and taraeted industries. Taraeted industries include distribution: medical laboratories. research. and rehabilitative centers: hiah technoloav: and computer software. services. and processina. 3. Industrial - Immokalee ReQional Airport Subdistrict The purpose of this Subdistrict is to allow the Collier Countv Airport Authoritv (CCAAI and leaseholders to develop the Immokalee Reaional Airport and surroundina lands for the economic health and development of the areater Immokalee area and Collier Countv as a whole. Because the CCAA needs to retain f1exibilitv to provide various aenerai aviation and revenue-aeneratina opportunities via land leases as the Airport arows and chanaes over time. a broad ranae of uses shall be allowed in this Subdistrict. In addition to all uses permitted in the Industrial Subdistrict. allowable uses include: airport and ancillarv uses. such as naviQational aids and control towers: aQricultural production: industrial uses: communication towers: public recreational facilities: vehicle racina 48 Words struOI{tAr81d~A are deletions; words underlined are additions Land Use Designations facilities: hotels and convenience retail: and other uses deemed to be compatible with CCAA needs and vision and consistent with the adopted Airport Master Plan. C. OVERLAYS AND FEATURES 1. Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlav The Conservation and Coastal Manaaement Element of the GMP. Policy 6.2.4(4). identifies possible hiah aualitv wetland systems connected to the Lake Trafford/Camp Keais Strand system within the Immokaiee Urban Area. These wetlands reauire areater protection measures than wetlands located in other portions of the Urban Desianated Area. and therefore the wetland protection standards set forth in Policy 6.2.5 of the CCME apply to this area. These wetlands are identified on the lmmokalee Future Land Use Map as Wetlands Connected To Lake Trafford/Camp Keais Strand System. The Densitv and Intensitv Blendina provisions of this Master Plan may be utilized within the Overlav. The additional wetland protection measures do not applY to properties within the Overlay that are developed as of the adoption of this master plan. If development on the Seminole Reservation severs the connectivity of the wetland system for properties within the Overlay. east of the Reservation. the additional wetland protection measures will be reviewed to see if they are still warranted. and the Overlay boundary amended as appropriate bv the Countv. 2. Seminole Reservation (SR) Feature The Seminole Reservation within Immokalee comprises approximately 600 acres of laraelv undeveloped land owned bv the Seminole Tribal Council and located on the east side of First Street. South of (SR 29). The Seminole Reservation is not controlled or reaulated bv the Collier Countv Growth Manaaement Plan or Land Development Code and is identified on the Future Land Use Map for illustrative purposes only. 3. Urban Infill and Redevelopment Area Feature In order for local aovernments to desianate a aeoaraphic area within its iurisdiction as an Urban lnfill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, it must amend its comprehensive land use plan to delineate the boundaries within the Future Land Use Element. The Urban lnfill and Redevelopment Area is consistent with criteria outlined in Section 163.2514(2) (a)-(e). Florida Statutes. The intent of this delineation is to comprehensively address the urban problems within the area consistent with the aoals of this plan. The Urban lnfill and Redevelopment Area was adopted bv Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted bv Ordinance 2000-71. This desianation is informational and has no reaulatorv effect. 49 Words ctrblsl{tt:lreIoJ9h are deletions: words underlined are additions III o m m: " ! , I . ! ~ ./ iid:!1 I !!!O: i. ~ ;j ~. ~ l ! I' ^!! 1'1" . I , . ^! l!I r w ~ ~ ~ 3 :;: J ~ . ~ 1 ~ r 0 ! IOOODlil.l :! D. 0( ::2 w III :;:) C Z 0( ..J III W a:: al :;:) N i ?- m: :;:) U. W W ..J II .t-' 0( :iIli: 0 ::2 ::2 Cl W f- W ~ W Cl W OJ 0 f- Cl W '" 0 "- 0 0: "- "- '" " " ::> ~ ~ III '" z lD F '" N X w m: 5 917 .L , , ~ ~. Ii! d :Il! :;dii, IIA I ./ ~ I f!1't JI I' ii" ~Iil~" ~!~~~iil III Olf!l! . Q[J["DO o ~ . c , lY. ~i ~~ ~t, ~~ >. 0' ." >~ "'Ii ~~S ~"; ~~~ In -,-~ ---_.~"_._"- --~--- Oi!: 1 'II, I' I! I - 1 i I. 11;,1 i. ". 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