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CCPC Backup 05/06/2010 Rccpc REGULAR MEETING BACKUP DOCUMENTS MAY 6, 2010 COURT REPORTER AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., THURSDAY, MAY 6, 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 VERBA "TIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES —March 24, 2010 (LDC), April], 2010 Regular meeting, April], 2010 (LDC) 6. BCC REPORT- RECAPS — April 27, 2010 7. CHAIRMAN'S REPORT 8. CONSENT AGENDA ITEMS A. Petition: BD- PL2009 -918, Hickory Harbour Condominium Association, Inc., represented by David Turley, requests a Boat Dock Extension that includes expansion of the northern most dock by constructing two new finger piers with three new slips and constructing a new dock with eight finger piers, with 13 new slips and the retention of the two existing docks, totaling 40 slips. Subject property is located at 226 Third Street, part of Lot 6, of Block D, Little Hickory Shores Unit 2, in Section 5, Township 48 South, Range 25 East, Collier County, Florida. [Coordinator: Ashley Caserta] B. LDC Amendment 2.03.07 G — Immokalee Deviation Process [Coordinator: Susan Istenes] C. LDC Amendment 3.06.06 F — Regulated Wellfields — Orange Tree [Coordinator: Susan Istenes] 1 9. ADVERTISED PUBLIC HEARINGS A. SV- PL2009 -2421 TAC Holdings, L.P., represented by Jeff Riggins, of Riggins Associates, is requesting a variance from Collier County Land Development Code (LDC) Section 5.06.04 F.I. which requires a minimum separation of 1,000 lineal feet between ground signs to allow a sign separation of 603 ± feet between two ground signs. The subject property, American Momentum Center, is located on 8625 Tamiami Trail North in Section 33, Township 48 South, Range 25 East, Collier County, Florida. [Coordinator: Nancy Gundlach] B. PUDA- PL2009 -1499 Lennar Homes, LLC, represented by David R. Underhill, Jr. of Banks Engineering, and R. Bruce Anderson, of Roetzel & Andress, LPA, is requesting an amendment to the Heritage Bay Planned Unit Development (PUD (Ordinance No. 03 -40) to add additional development standards for the AC /R3 designated area on the Master Plan to allow townhouse units, by amending Section 2.24, to add item F and by adding Table 2A, by allowing deviations from the land Development Code (LDC) Sections 6.06.01.13 and 6.06.01.01(0) regarding standard road section and road width; by allowing a deviation from LDC Section 4.05.02.E to allow back out parking; and by allowing deviations from LDC Sections 4.05.02.J. and 4.05.03 regarding same -lot parking facilities to allow parking within easements dedicated to all residents; and by adding Exhibit A -1 to show the layout; and by adding Exhibit A -2 to reflect the area wherein the amendment is effective: and by adding any other stipulations or regulations that may result from the amendment process pertaining to the 26± -acre AC /R3 designated area within the 2,562 acre Heritage Bay PUD project. The AC /R3 subject property is located in Section 23, Township 48 South, Range 26 East, Collier County, Florida. The subject 2,562± acres (the entire Heritage Bay PUD) is located on the north side of Immokalee Road (SR 846) east of Collier Boulevard (CR 951), in Sections 13, 14, 23, and 24, 'township 48 South, Range 26 East, Collier County, Florida. [Coordinator: Kay Deselem] 10. OLD BUSINESS 11. NEW BUSINESS A. CIE /AUIR discussion[Coordinator: Mike Bosi] 12. PUBLIC COMMENT ITEM 13. DISCUSSION OF ADDENDA 14. ADJOURN 4/19/10 CCPC Agenda/Ray Bellows /jmp 12B • Sunday, April 18, 2010 • Naples Daily News NOTICE NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 8:30 A.M.. Thursday Mav 8 2010, in the Board of County Commissioners Meeting Room, 3rd Floor, Ad- ministration Building, Collier Government Center, 3301 East Tamiami Trail, Naples Florida, to consider: Petiticn: SV- PL20gg -2421, TAC Holdings, L.P., rep- resented by Jeff Riggins, of Riggins Associates, is requesting a variance from Collier County Land De- velopment Code (LDC) Section 5.06.04 F1. which requires a minimum separation of 1,000 lineal feet between .ground signs to allow a sign separation of 603 ± feet between two ground signs. The subject property, American Momentum Center, is located on 8625 Tamiami Trail North in Section 33, Township 48 South, Range 25 East, Collier County, Florida. All interested parties are invited to appear and be heard. Individual speakers will be limited to 5 min- utes on any item. Expert witnesses shall be limited to 10 minutes each. Persons who have been authorized to represent a group or organization should limit their presentation to ten minutes. 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. Writ- ten comments must be filed with the Department of Zoning and Land Development Review prior to May 6, 2010, in order to be considered at the public hearing. All materials used in presentation 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. c III A 1 , six PROJECT 'I LOCATION �k LA 1 1r B W �y +Ax K �I 144 LAIr J r a` t / ]I F BEIR Any person who decides to appeal a decision of the CCPC will need a record of the proceedings pertain- ing thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which includes all testimony and evidence upon which the appeal is to be based. Collier County Planning Commission Collier County, Florida Mark P. Strain, Chairman 1NlIIICE PUBLIC NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 8:30 A.M., Thursday_M8y 6 S.1o, in the Board of County Commissioners Meeting Room, 3rd Floor, Administration Building, Collier Government Center, 3301 East Tamiami Trail, Naples Florida, to consider: Pe ition: PUDA-P 0 -1499, Lennar Homes, LLC, represented by David R. Underhill, Jr. of Banks Engineering and R. Bruce Anderson, Esquire of Roetzel & Andress, LPA, is requesting an amendment to the Heritage Bay Planned Unit Development (PUD Ordinance No. 03 -40) to add additional development standards for the AC /R3 designated area on the Master Plan to allow townhouse units, by amending Section 2.24, to add item F and by adding Table 2A, by allowing deviations from the Land Development Code (LDC) Sec- tions 6.06.01 B and 6.06.01.01(0) regarding standard road section and road width; by allowing a deviation from LDC Section 4.05.02.F to allow back out parking; and by allowing deviations from LDC Sec- tions 4.05.02.J. and 4.05.03 regarding same -lot parking facilities to allow parking within easements dedicated to all residents; by adding Exhibit A -1 to show the layout; byadding Exhibit A -2 to reflect the area wherein the amendment is effective; and by adding any other stipulations or regulations that may result from the amendment pro- cess pertaining to the 26± -acre AC /R3 designated area within the 2,562 acre Heritage Bay PUD project. The AC /R3 subject property is located in Section 23, Township 48 South, Range 26 East, Collier County, Florida. The subject 2,562± acres (the entire Heritage Bay PUD) is located on the north side of Immokalee Road (SR 846) east of Collier Boulevard (CR 951), in Sections 13, 14, 23, and 24, Township 48 South, Range 26 East, Collier County, Florida. All interested parties are invited to appear and be heard. Individual speakers will be limited to 5 minutes on any item. Expert witnesses shall be limited to 10 minutes each. Persons who have been autlto- rized to represent a group or organization should limit their presen- tation to ten minutes. 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 hear- ing. Written comments must be filed with the Department of Zoning and Land Development Review prior to May 6, 2010, in order to be considered at the public hearing. All materials used in presentation before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commis- sioners, if applicable. —�a , y.. er.a ti.l PflOJE EOCATION ' a r Ir 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 includes all testimony and evidence upon which the appeal is to be based. Collier County Planning Commission Collier County, Florida Mark P. Strain, Chairman I:LeI 1W7e\1171AL'1V Collier County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES HEARING DATE: MAY 6, 2010 SUBJECT: PETITION SV- PL2009 -2421, AMERICAN MOMENTUM CENTER PROPERTY OWNER/AGENT: Applicant: TAC Holdings, L.P. 1111 Briarcrest Drive # 300 Bryan, TX REOUESTED ACTION: Agent: Mr. Jeff Riggins 1767 Lakewood Ranch Blvd. # 256 Bradenton, FL 34211 The applicant is requesting a variance from Section 5.06.04 F.1. of the Land Development Code (LDC) which requires a minimum separation of 1,000 linear feet between pole signs to allow a separation of 603± feet. GEOGRAPHIC LOCATION: The subject property is located in the Pelican Bay PUD/DRI (Planned Unit Development/Development of Regional Impact) (Ordinance No. 77 -18) at 8625 Tamiami Trail North (US 41) in Section 33, Township 48 South, Range 25 East, Collier County, Florida. (Please see the location map on the following page.) PURPOSE/DESCRIPTION OF PROJECT: The American Momentum Center is an office building sited on a parcel that is located between two roads: Oakmont Parkway Extension to the west and Tamiami Trail North (US 41) to the east. The American Momentum Center, which is currently under construction, has one permitted ground sign facing towards Tamiami Trail North, a heavily traveled arterial road. The request is for an additional ground sign to identify the only street entrance to the American Momentum Center, which is located along Oakmont Parkway Extension. (Please refer to the Aerial and Attachment A: Sign Elevation.) SV- PL2009 -2421 Page 1 of 8 Date Revised: 4 -19 -10 LOCATION MAP MPUD N.ewAT. PUD ME PAHEUON -- -- �r�oa1L C_4 vANO¢ree1LT N � — sEn^H �cros eq �� ce esz LIBRARY J, Tee NN eP �_ vnNOeaeILT aencn aono PT PVL ^[r 1M1f PT MARKEtPL LL -AN e1v gy CONDO E U eoo A� IAIIEL x �- - - -�� PELICAN alocE C -4 Elan. R F -16 NATIONAL OANN OA rv.cr NAPLES " SITe I LOCATION I STN✓_J lN1-1 OE�PEL:CAN RAI — 1 PPaC£L — oNE PUD EUOAN sA. oal TARI _ — 7 PARCEL iI TM P — wxs :..ok 5 T BARR vu 4A &Ay n.sio o' L BOVLE Vgpp r,:��«., tt• eta. 9 ^[ ' NII / EMERALD ".,r o aS TIC / $ANOPINE "Cw`"., s� 1 y) r 33j6 / CONDO 'A I PAIr 22 [ 4 1T ARRE 'I emu "aa _ �� « �[ ¢ w^I l t, IPEM urvtC [xvn[� J r _ Ear" �4. al" R, -.. � �I . PROJECT LOCATION --ERl IHE g� �L I� Ixaai°� r..P RATERT. "` AAl HE x�E[ \ICI 14II `II 3 IRLPE uu.l g ....a.w[ o all 1. RE tj 4 M E— mM'AREA HER n Rm- THE P HAIET — OT �. ' �•� 1 ax.t .wx ,� LOCATION MAP MPUD N.ewAT. PUD ME PAHEUON -- -- �r�oa1L C_4 vANO¢ree1LT N � — sEn^H �cros eq �� ce esz LIBRARY J, Tee NN eP �_ vnNOeaeILT aencn aono PT PVL ^[r 1M1f PT MARKEtPL LL -AN e1v gy CONDO E U eoo A� IAIIEL x �- - - -�� PELICAN alocE C -4 Elan. R F -16 NATIONAL OANN OA rv.cr NAPLES " SITe I LOCATION I STN✓_J lN1-1 OE�PEL:CAN RAI — 1 PPaC£L — oNE PUD EUOAN sA. oal _ — 7 PARCEL iI TM P — PH v MFy vu 4A &Ay BOVLE Vgpp 9 ^[ ' NII / EMERALD F a BPPRINCiON o aS r / $ANOPINE Oqr� / ME x r 33j6 / CONDO ZONING MAP _ PETITION # SV - PL - 2009 - 2421 Sign separation measurement C) Permitted sign Variance request sign Ln 0 10 1 ZV10' Setback • WWW's Sign separation measurement C) Permitted sign Variance request sign 4 PAM ........ .. ... PARCEL 'ONE' - - - - - - - - 7Z-7 PARCELTWO' Ili SITE PLAN: N. T. S. Created For American Momentum Bank PAW Bay Address I City / State Naples, FL Sales Representative Jeff Riggins Customer Approval Date Landlord's Approval Date Drawing Ntt X97 -R13 13 Scale Noted Date /04/08 Sheet 1 of 5 ell 02/26/1 0440 8/2409,�12,",04/07/10 0 A 9 Ln ZV10' Setback 4 PAM ........ .. ... PARCEL 'ONE' - - - - - - - - 7Z-7 PARCELTWO' Ili SITE PLAN: N. T. S. Created For American Momentum Bank PAW Bay Address I City / State Naples, FL Sales Representative Jeff Riggins Customer Approval Date Landlord's Approval Date Drawing Ntt X97 -R13 13 Scale Noted Date /04/08 Sheet 1 of 5 ell 02/26/1 0440 8/2409,�12,",04/07/10 0 A 9 The requested variance is from Section 5.06.04.F.1. of the Land Development Code (LDC) which states: "On premise signs. On premise signs, ground signs, projecting signs, wall signs, and mansard signs shall be allowed in all nonresidential zoning districts subject to the restrictions below: 1. Pole or ground signs. Single- occupancy or multiple- occupancy parcels, having frontage of 150 feet or more on a public street, or combined public street frontage of 220 linear feet or more for corner lots, shall be permitted one pole or ground sign. Additional pole or ground signs may be permitted provided that there is a minimum of a 1,000 foot separation between such signs, and all setback requirements are met. In no case shall the number of pole or ground signs exceed 2 per street frontage. " As depicted on the site plan on page 3, the permitted ground sign is Sign 1, and the proposed ground sign that the variance request is for is Sign 2. Signs 3 and 4 are permitted building wall signs and are not part of this variance request, they have been shown for informational purposes only. The 1,000 -foot separation is traditionally measured along the right -of -way line /property line as a way to control the proliferation of signs along the roadway. Using this method of measurement, the variance would allow a separation of 603± feet. The result will be that each of the street right -of -ways will have a ground sign facing towards them. AERIAL PHOTO SUBJECT PROPERTY SV- PL2009 -2421 Page 4 of 8 Date Revised: 4 -19 -10 SURROUNDING LAND USE AND ZONING: North: Bank office building, and parking lot of a shopping center, with a zoning designation of Pelican Bay PUD/DRI South: Office building, with a zoning designation of Pelican Bay PUD/DRI East: Tamiami Trail North (US 41), then a commercial business with a zoning designation of C -4, General Commercial West: Oakmont Parkway Extension, then the preserve area of a residential multifamily development with a zoning designation of Pelican Bay PUD/DRI GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The subject property is located in the Urban Designation, Mixed Use Activity Center Subdistrict of the Future Land Use Map of the Growth Management Plan (GMP). The GMP does not address individual Variance requests but focuses on the larger issue of the actual use. The Pelican Bay PUD/DRI is consistent with the Future Land Use Map. Based upon the above analysis, staff concludes that the proposed use for the subject site is consistent with the Future Land Use Element, although the Variance request is not specifically addressed. ANALYSIS: Section 9.04.00 of the LDC gives the Board of Zoning Appeals (BZA) the authority to grant Variances. The Collier County Planning Commission (CCPC) is advisory to the BZA and utilizes the provisions of Section 9.04.03.A through 9.04.03.H as general guidelines to assist in making a recommendation. Staff has analyzed this petition relative to the evaluative criteria and offers the following responses: a. Are there special conditions and circumstances existing which are peculiar to the location, size and characteristics of the land, structure or building involved? Yes. As previously noted, the subject building is located between two street right -of — ways, Tamiami Trail North (US 41) and Oakmont Parkway Extension, as depicted on the site plan, aerial and location map in this Staff Report. The front building elevation is oriented towards Tamiami Trail North (US 41). The site ingress /egress is along the west side of the building, from Oakmont Parkway Extension. b. Are there special conditions and circumstances which do not result from the action of the applicant, such as pre - existing conditions relative to the property, which is the subject of the variance request? No. There are no special conditions or circumstances in regards to the above criteria. C. Will a literal interpretation of the provisions of the LDC work unnecessary and undue hardship on the applicant or create practical difficulties for the applicant? SV- PL2009 -2421 Page 5 of 8 Date Revised: 4 -19 -10 No. However, if a literal interpretation of the LDC provision is applied, then the applicant will only be allowed to have one ground sign in either the Tamiami Trial/US 41 location or the Oakmont Parkway Extension entrance. The applicant contends that both are necessary. While the majority of the motoring public travels along Tamiami Trail/US 41, the actual vehicular entrance to the American Momentum Center is along Oakmont Parkway Extension. d. Will the variance, if granted, he the minimum variance that will make possible the reasonable use of the land, building or structure and which promote standards of health, safety and welfare? Yes. The purpose of the requested Sign Variance is to allow for an additional ground sign that is otherwise not permissible by code. As previously stated, the additional ground sign would identify the vehicular ingress /egress to the site from Oakmont Parkway. If the Conditions of Approval recommended by Staff are followed, the reasonable use of land is possible. e. Will granting the variance confer on the applicant any special privilege that is denied by these zoning regulations to other lands, buildings, or structures in the same zoning district? Yes. A Variance by definition confers some dimensional relief from the zoning regulations specific to a site. The granting of the Sign Variance request would allow for additional ground sign at the vehicular entrance to the site along Oakmont Parkway. This sign variance confers special privilege on the applicant. f. Will granting the variance be in harmony with the general intent and purpose of this Land Development Code, and not be injurious to the neighborhood, or otherwise detrimental to the public welfare? Yes. Section 5.06.01.A. of the LDC states that the purpose and intent of the LDC relative to signage is to ensure that all signs are: L Compatible with their surroundings; 2. Designed, constructed, installed and maintained in a manner that does not endanger public safety or unduly distract motorists; 3. Appropriate to the type of activity to which they pertain; 4. Large enough to convey sufficient information about the owner or occupants of a particular property, the products or services available on the property, or the activities conducted on the property, and small enough to satisfy the needs for regulation; SV- PL2009 -2421 Page 6 of 8 Date Revised: 4 -19 -10 5. Reflective of the identity and creativity of the individual occupants. In staffs opinion, the request for the additional wall signs advances these objectives. g. Are there natural conditions or physically induced conditions that ameliorate the goals and objectives of the regulation such as natural preserves, lakes, golf courses, etc.? Yes. There are naturally induced conditions. Oakmont Parkway Extension is heavily landscaped, making it difficult to identify the site entrance from a distance. h. Will granting the variance be consistent with the Growth Management Plan? Yes. Approval of this Variance petition would be consistent with the GMP since it would not affect or change any of the GMP's requirements. EAC RECOMMENDATION: The Environmental Advisory Council does not normally hear Variance petitions and did not hear this petition. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for SV- PL2009 -2421 revised on April 19, 2010. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition SV- PL -2009 -2421 to the Board of Zoning Appeals (BZA) with a recommendation of approval subject to the following conditions of approval that have been incorporated into the attached resolution: 1. The additional ground sign is limited to the Oakmont Parkway entrance. SV- PL2009 -2421 Page 7 of 8 Date Revised: 4 -19 -10 PREPARED BY: ROVA MJ k�)k � IO NANCY DLVA CH, AICP, PRINCIPAL PLANNER DATE ENGINEE G, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES REVIEWED BY: 4-8',/o RAYMO D V. BELLOWS, ZONING MANAGER DATE ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES i04- Q9 -ZID(b L IAM D. LORENZ, Jr., P.E., DIRECTOR DATE ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES APPROVED BY: % NICI ASALANG I , I ER ADMINISTRATOR D T COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION COLLIER COUNTY PLANNING COMMISSION: MARK P. STRAIN, CHAIRMAN DATE Staff report for the May 6, 2010 Collier County Planning Commission Meeting Tentatively scheduled for the July 13, 2010 Board of County Commissioners Meeting Attachment A: Sign Elevation SV- PL2009 -2421 Page 8 of 8 Date Revised: 4 -7 -10 KHN 2 Ti 8'-6" O.A.W. 6' -4 " GENERAL SPECIFICATIONS FCO Letters for V- shaped Double Face Monument. Monument structures by GC. Manufacture and install new 1/4" tk FCO letters & logo (Durandonic Bronze finish). Mount letters and logo to monument with hardware as needed. Created For American Momentum Bank Pelican Bay Address /City /State Naples, FL /American Momentum- 1297 -R6 ** *MONUMENT LOCATED ON OAKMONT. COLOR SCHEME Duranodic Bronze F1SW 2207 FRONT ELEVATION: Scale 1/4" = 1" -0 " Attachment A AMERICAN 70MENTUM BANK Sales Representative Jeff Riggins Customer Approval Date Landlord's Approval Date Filename /American Momentum- 1297 -R6 Drawing No. 1297 -136 Scale Noted Date 01/04/08 Sheet 3 of 5 0 02/08 /08 0 08/17/09 0 04/02/09 0 08/24/09 n 06/06/09 n 09/15/09 0 08/07/09 0 11/03/09 0 08/011/09 o 01/07/10 AGENDA ITEM 9 -13 Co *er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: DEPARTMENT OF ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION HEARING DATE: MAY 6, 2010 SUBJECT: PUDA- PL2009 -1499; HERITAGE BAY PUD PROPERTY OWNER/AGENTS: Owner: Lennar Homes, LLC 10481 Six Mike Cypress Parkway Fort Myers, FL 33966 Agents: Mr. David R. Underhill, Jr. Banks Engineering 10511 Six Mile Cypress Pkwy Ft. Myers, FL 33966 REQUESTED ACTION: Mr. R. Bruce Anderson, Esquire Roetzel & Andress 850 Park Shore Drive Trianon Centre, 3rd floor Naples, FL 34103 The petitioner requests that the Collier County Planning Commission (CCPC) consider a minor amendment to the Heritage Bay Planned Unit Development (PUD) to revise the property development regulations for the portion of the project known as Heritage Bay Vistas. The applicant is also proposing the following changes to allow the townhouse configuration: 1. To add deviations from the land Development Code (LDC) Sections 6.06.01.13 and 6.06.01.01(0) regarding standard road section and road width 2. To add a deviation from LDC Section 4.05.02.F to allow back out parking; 3. To add deviations from LDC Sections 4.05.02.J. and 4.05.03 regarding same -lot parking facilities to allow parking within easements dedicated to all residents; 4. To add Exhibit A -1 to show the proposed layout; 5. To add Exhibit A -2 to reflect the area wherein the amendment is effective. Heritage Bay PUD; PUDA- PL2009 -1499 Page 1 of 15 May 6, 2010 CCPC Rev 4/19/10 0 LOCATION MAP 6 ZONING MAP PETITION # PUDA - PL - 2009 - 1499 i Z 7 6 5 U 5 LEE COUNTY w J MIRAEOL 9 10 11 2 7 B PARKLAND GOLDEN CANE ESTATES DR I) UNIT 53 TERAEINA MIRASDL DPI 1B 15 17 1B PROJECT MIRASOL LOCATION 21 22 20 aoE c is 19 H RICHUND NAPLEB- IMMOKAIEE ROAD (C.R. BAB SUMMIT LAKES TUSCANY a 28 27 25 29 HERITAGE CRYSTAL 26 ,HABITAT 30 GREENS "a INDKKI LAKES BRITTANY BAY APARTMENTS WARM SPRINGS BIG BUTTONWOOD PBNES PR SERVE PALERND GNNNIT PLACE DO, NAPLES ISLANDWALK PAL[RNP (URI) VANDERBILT CGUNiRY CLUB 33 34 solow MAs 35 36 31 32 WOLF CREEK OXWOOD AROUNA I" N BUCKS RUN ILILAGE MISSION CHURCH pp VANDERBILT BEACH ROAD 4 3 rc m 2 1 B GOLDEN CATS ESTATES GOLDEN GATE ESTATES ., GCLGEN GATE ESTATES GOLDEN GATE ESTATES GOLDEN GALE ESTATES 5 GOLDEN GATE ESTATES UNIT BS UNIT 2 W UNIT 3 UNIT B MNIT T UNIT 10 GOLDEN GATE BOULEVARD LOCATION MAP 6 ZONING MAP PETITION # PUDA - PL - 2009 - 1499 i 02- HATCH INDICATES AMENDMENT AREA 7 ON nn K BAYVEST LLC Wanks F-usintering EXHIBIT HERITAGE BAY PUD AMENDMENT COLLIER COUNTY, FLORIDA Professional Engineer., Planner & land Su-7— FORT uv RS NARLEf SARASOTA ZZ-1 i M, SITE BAYVEST LLC Exx: mo> ne x� Mn� 0 600' 1200 (RPPHIC SCALE - 600' ®HATCHED AREA INDICATES SUBJECT SITE EMIT C HERITAGE BAY VISTAS - MCP COLLIER COUNTY. FLORIDA EMLE I••K. VISTA I AT HERITAGE BAY. A CONDOMINIUM HiAl.t C. BE&WRE BAY DRIVE PHASE 2 S WITMi 4 VISTA I AT HERITAGE BAY. VISTA I AT HERITAGE SAY 10 A CONDOMINIUM PHASE 6 VISTA I AT HERITAGE My. A CONDOMINIUM PHASE 4 A CONDOMINIUM PHASE 5 UA AT GE X PHASES A ulw + PHA 5 N SECTION B 9I Z., G VA 33 34 35 36 17 1 43 44 45 47 I k1rl-jl 0 sy BUILDIN G 39 9 41 JI14Dim I UNIT 10 IINI- Tfl— 9 UNIT 82 40 42 VISTA I AT HERITAGE BAY, VISTA 1 11 HERITAGE BAY, PHASE 4 OEfAIL VISTA I AT HERITAGE BAY, A CON"/N" A CONDOMINIUM PHASE 4 PHASE I VISTA IN AT HERITAGE BAY, A CONDOMINIUM 1TA-.*- BE&WRE BAY DRIVE VISTA MY I AT HERITAGE S WITMi 4 VISTA I AT HERITAGE BAY. A CONDOMINIUM , 10 A CONDOMINIUM PHASE 6 yl "S l PHASE 4 AT GE A ulw PHA 5 N SECTION B 9I WT rs 1TA-.*- oil, 2 5 6 7 8 1- � ] 10 12 18141 15�-I�"[- yl "S l AT GE A ulw PHA 5 G VA 33 34 35 36 17 1 43 44 45 47 I k1rl-jl 0 sy BUILDIN G 39 9 41 JI14Dim I UNIT 10 IINI- UNIT 82 40 42 VISTA I AT HERITAGE BAY, A CONDOMINIUM PHASE 4 OEfAIL E141 GEOGRAPHIC LOCATION: The subject 2,562± acres (the entire Heritage Bay PUD) is located on the north side of Immokalee Road (SR 846) east of Collier Boulevard (CR 951), in Sections 13,14,23, and 24, Township 48 South, Range 26 East, Collier County, Florida. (See illustration on the following page) PURPOSE/DESCRIPTION OF PROJECT: The subject 25.6± -acre tract was part of the original rezone from Agricultural (A) to PUD with the adoption of Ordinance No.03 -40. The subject property is also part of the Heritage Bay DRI, which is governed by Resolution No. 03 -255 (DRI Development Order No. 03 -01). This project is approved for a total of 3,450 residential units (to include single- and multi - family unit types) plus up to 200 Assisted Living Facility units, 54 holes of golf, three "Village Centers" totaling approximately 26 acres within the residential portions of the project. The Village Centers may include a maximum of 10,000 square feet of retail uses, 10,000 square feet of restaurant uses, 5,000 square feet of marina related retail uses and 5,000 square feet of office uses. Also approved are a maximum of 150,000 square feet of retail uses and 50,000 square feet of office uses within an Activity Center. The project also contains a minimum of 863 acres of Conservation and Preserve Areas. As noted the total project size is 2,562± acres. The petitioner explains the proposed minor amendment to Ordinance Number 03 -255 in the Narrative Statement of the application and quoted in part below: The application is being submitted to add land use regulations for the same as existing constructed dwelling units within the R31AC land use area within the Heritage Bay PUD_ The amendment is necessary to facilitate the sale of affordable housing units by changing the form of ownership from condominium to platted lots. Lending institutions have increased financing requirements for purchasers of condominium units. The R31AC area is 25.646 acres in size and is located in the SW corner of the PUD. This tract is partially developed as affordable housing, with 64 units completed and 20 additional units under construction. No changes to any other portions of the Heritage Bay PUD are proposed. Land Use regulations are provided for Townhouse and Single Family Attached units to allow the tract to be platted and sold fee simple instead of sold as condominiums. The land use regulations and deviations have been developed to allow the remaining units to be platted and be constructed consistent with the completed units. It should be noted that for a minor amendment, staff only reviews the proposed change and not the entire PUD document for consistency and compatibility with the Growth Management Plan (GMP) and the Land Development Code (LDC). SURROUNDING LAND USE AND ZONING FOR THE AMENDMENT AREA ONLY: North: A 54± -acre undeveloped tract that is designated as Preserve (P) on the PUD Master Plan East: Portions of the golf course within The Quarry subdivision that are designated Recreation, Open Space, Buffers, Golf Course and Lake (RO) on the Heritage Bay PUD Master Plan Heritage Bay PUD; PUDA- PL2009 -1499 Page 2 of 15 May 6, 2010 CCPC Rev 4/19110 South: Bellaire Bay Drive, then the mostly undeveloped 24± acre tract (a CVS Drug store occupies a 2 ±acre tract at the corner of Broken Back Road and Immokalee Road) designated Activity Center, Commercial (AC) West: Bellaire Bay Drive, then an undeveloped 81acre tract that is designated General Government, Utilities, EMS, Fire & Sheriff Substation (GOV) on the Heritage Bay Master Plan Heritage Bay PUD; PUDA- PL2009 -1499 May 6, 2010 CCPC Rev 4/19/10 Page 3 of 15 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): Section 23, where the subject tract for this amendment lies, is within the boundaries of Heritage Bay and is designated Urban Mixed Use District, Urban Residential Sub - district, with a majority located within a Residential Density Band, with a portion located within Activity Center 43 and is also within the Urban Rural Fringe Transition Zone Overlay. Further surrounded by Sections 13, 14 and 24 designated Receiving Lands, within the Urban Rural Fringe Transition Zone Overlay of Heritage Bay. This amendment proposes no increases in density and/or intensity; no change to the list of approved uses is proposed; the amount and configuration of open space will remain the same; and the availability of improvements and facilities will not change if this amendment is approved. Therefore, staff concludes that the proposed amendment to the Heritage Bay PUD may be deemed consistent with the Future Land Use Element and Future Land Use Map. Transportation Element: Transportation staff has reviewed the proposed amendment for consistency with the Transportation Element of the GMP and recommends that this petition be found consistent with Policy 5.1 of the GMP Transportation Element. Conservation and Coastal Management Element (CCME): Environmental staff has evaluated the proposed PUD amendment. An Environmental Impact Statement (EIS) was not required for this petition. The changes proposed in this amendment do not affect any environmental regulations. This petition was deemed consistent with the GMP in the review of the PUD rezone; that analysis remains germane. GMP Conclusion: The GMP is the prevailing document to support land use decisions such as this proposed PUD amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. A finding of consistency with the FLUE and FLUM designations is a portion of the overall finding that is required, and staff believes the petition is consistent with the FLUM and the FLUE as indicated previously in the GMP discussion. The proposed amendment is consistent with the GMP Transportation Element as previously discussed. Therefore, staff recommends that the petition be found consistent with the overall GMP. ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the "PUD Findings "), and Subsection 10.03.05.I, Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings "), which establish the legal bases to support the CCPC's recommendation. The CCPC uses these same criteria as the bases for their recommendation to the Board of County Commissioners (BCC), who in turn use the criteria to support its action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below, under the heading "Zoning and Land Development Review Analysis." In addition, staff offers the following analyses: Heritage Bay PUD; PUDA- PL2009 -1499 Page 4 of 15 May 6, 2010 CCPC Rev 4/19/10 Environmental Review: Environmental Services staff has reviewed the petition and the PUT) documents to address any environmental concerns. This petition was not required to submit an EIS nor was a hearing before the Environmental Advisory Commission (EAC) required pursuant to LDC section 10.02.02 2 (a) (b) (c). The petition does not propose any changes that affect environmental regulations, thus Environmental Services staff recommends approval. Transportation Review: Transportation Department Staff has reviewed the petition and has not voiced any opposition or provided any comments. Utility Review: The Utilities Department Staff has reviewed the petition and notes the following comments: The Utilities Department has no objection to this amendment. No changes are proposed that would impact the utilities provision; no additional utilities are required nor are there changes proposed within this application. Engineering /Water Mana eg ment: The Collier County Engineering staff has not objected to the proposed minor amendment. Affordable Housing Review: The Housing & Human Services staff has reviewed this petition because the proposed amendment affects the affordable housing area of the project. The petitioner does not propose to increase or decrease the number of affordable housing units; the only changes are to the property development regulations for the already approved units. Housing staff offered the following comment: Staff has reviewed the proposed change and has no objection. Staff supports the developer's request as it will ultimately make persons interested in purchasing affordable housing more likely to obtain the required first mortgage financing. Zoning Review: Staff evaluated the amendment proposing changes to the development standards. Below is an excerpt from Ordinance #03 -40 which the petitioner seeks to supplement with a new table of development standards that would only be applicable to residential development within the AC/R3 district which is entirely within the Activity Center at Heritage Bay. This new table, to be identified as Table 2A, will supplement Table 2 that regulates development of the uses within the R2, R3 and R4 Residential Districts. Those Development Standards are contained on page 3 -6 of the PUD document as shown on the following page. The petitioner wishes to add specific development standards to only apply to the area identified as "AC/R3" on the Master Plan and in Section 2.24 of the PUD document addressing affordable housing. Currently the PUD document does not contain property development regulations for the affordable housing units. Up to this point, residential development within the AC/R3 area on the Master Plan has been constructed using the R3 criteria. Now because of economic constraints imposed by financial institutions, the developer wishes to change the property development regulations so the units can be sold as "stand alone" units rather than condominium units. The footnotes already approved in Ordinance #03 -40 for the R3 area will be adopted as part of the proposed AC/R3 table. The footnotes are included in the draft ordinance however. See next page for the Table that is to be added: Heritage Bay PUD; PUDA- PL2009 -1499 Page 5 of 15 May 6, 2010 CCPC Rev 4/19/10 3 -6 TABLE 2 DEVELOPMENT STANDARDS FOR "R211, "R3" AND "R4" RESIDENTIAL DISTRICTS SINGLE SINGLE MULTI FAMILY DWELLINGS F ACH ZERO LOT LINE DUPLEX FAMILY _ DETACHED � ATTACHED 4 _>_ 3,500 TOWNHOUSE Low.Rise Mtd -Rise Mmmrm 1.01 Area 5 000 s fl ! - _ ' — - -- r _ q i -. 3,500 sgfl. 6gfl 2000 sq. ft. 10000 sgft. 10000 sq ft. k4nnncn LCI North 50 p 35 ft 351, 20 ft 100 ft — Mn Aeelage Site Death ° 100 p 100 It J— _ - —� -- _ 100 n 100 n 4011 120 It 120 ft Prinapgd - -T— - —_. A¢esscry 20n 20p t5n —1 154 15fi 20 ft Front Yaw FrenVSide 23flr10p Z3 It 23nnOfl�27filf0 fl 2Jp /top Na10 fl. 1 Setbarh' t Entry _ Cat "on Parkng lot Na Nd 0 fl. Na 0 ft. Oft AadanvaY - _ -SSfl. �___. Sfl� 10 ft. Rear Yartl PnrgPap t tOfl __ 10 fl. Setback a. Accessory 5tl 10 n 20 n. 1.WJt li S40 Yard Setbad i 10 ft. other side _ Prinopal B Accessary z...re 6fl OR 3' - Pone side � 6h. tonlx 6' -11 "other a,tle OR .._. i 5Yp an With aides Preserve Principal 25 N 25 ft — -- — 25 fl. f .... _.._xessay tl Ofl. ion 10fl:. .. Mavmurm Hsi gN a 215 It 35 h I 35 It Principal aelween Principal Sbuctutvs loft loft Na Minimum Fbor Area 11700 sq fl. J goo eq. ft, No sq ft. O ndrTXfl Suildrino Xthe Builcing neigh Ielghl 25 ft ? 25 h i 25 ft -� 35 ft 65 ft "o fl loft— lot, loft . 'A he Sum d Itle euibing __ FleigNs 750 sq n__750 sq ft. 750 sq, n� Excerpt from Ordinance #03 -40 Heritage Bay PUD; PUDA- PL2009 -1499 Page 6 of 15 May 6, 2010 CCPC Rev 4/19/10 TABLE 2A DEVELOPMENT STANDARDS FOR AC /R3 RESIDENTIAL DISTRICT Petitioner's proposed Property Development Table Staff is of the opinion that since the residential use will not change and the actual appearance of the buildings will not change, the residential use is still compatible with the surrounding area and this project can be deemed consistent with GMP FLUE Policy 5.4 regardless of the change in the property development regulations because the changes are only to allow the developer to respond to financial constraints, not projected building design changes. PUD Findinas: LDC Subsection 10.02.13.13.5 states that, "In support of its recommendation, the Planning Commission shall make findings as to the PUD Master Plan's compliance with the following criteria "(LDC requirements are shown in italicized text and those are followed by staff s analysis shown in bold text): Heritage Bay PUD; PUDA- PL2009 -1499 Page 7 of 15 May 6, 2010 CCPC Rev 4/19/10 SINGLE MULTI FAMILY FAMILY DWELLINGS Low -Rise ATTACHED & TOWNHOUSE Minimum Lot Area 600 sq. ft. 10,000 sq. ft. Minimum Lot Widths 13 ft. 100 ft. Min. Average Site Depthb 20 ft. 120 ft. Accessory/Principal Oft. /O ft. 15 ft. Garage Front/Side 23 ft. /10 ft. 23 ft. 110 ft. Front Yard Entry Setback' .7.12 Garage or Carport on Parking Lot N/A 0 ft. Accessway Rear Yard Principal 0 ft. 10 ft. Setback6' AccessoryZ 101''2 0 ft. 10 ft. Side Yard Setback 0 ft. or 7/: ft. / the Building Principal & Accessory2,a,�,a,,°,,,,,: Height Preserve Principal 25 ft. 25 ft. Setback Accessory 10 ft. 10 ft. Maximum Height' 35 ft. 65 ft. Distance Between Principal Structures 10 ft. '/2 the Sum of the Building Heights Minimum Floor Area 750 sq. ft. 750 sq. ft. Petitioner's proposed Property Development Table Staff is of the opinion that since the residential use will not change and the actual appearance of the buildings will not change, the residential use is still compatible with the surrounding area and this project can be deemed consistent with GMP FLUE Policy 5.4 regardless of the change in the property development regulations because the changes are only to allow the developer to respond to financial constraints, not projected building design changes. PUD Findinas: LDC Subsection 10.02.13.13.5 states that, "In support of its recommendation, the Planning Commission shall make findings as to the PUD Master Plan's compliance with the following criteria "(LDC requirements are shown in italicized text and those are followed by staff s analysis shown in bold text): Heritage Bay PUD; PUDA- PL2009 -1499 Page 7 of 15 May 6, 2010 CCPC Rev 4/19/10 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The type and pattern of development have already been reviewed and found compliant with all applicable LDC and GMP regulations. This amendment will not change the pattern of development. Furthermore, this project, as it is already developing and as it develops further, will be required to comply with all county regulations regarding drainage, sewer, water and other utilities pursuant to Section 6.02.00 Adequate Public Facilities of the LDC. 2. Adequacy of evidence of unifted control and suitability of arty proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with this PUD amendment application provided satisfactory evidence of unified control of the subject AC/113 tract. In addition, those portions of the existing ordinance not struck thru as part of this amendment and the general LDC development regulations make appropriate provisions for the continuing operation and maintenance of common areas. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff is of the opinion that this petition can be found consistent with the overall GMP. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The appropriateness of the uses within this project was reviewed in prior rezoning actions; no changes to the uses are proposed as part of this amendment. The landscaping and buffering requirements were already reviewed and approved during the rezoning process as well. The property development regulations are being revised as part of this proposed PUD amendment, thus staff evaluated the "location of improvements." Staff believes the limitation offered by the petitioner that restricts the effective area for the amendment to the AC/113 tract (Heritage Bay Vistas) as shown on the attachment to the draft ordinance will ensure that all other portions of the project will be developed in compliance with the regulations already in effect as part of the currently approved PUD ordinance and no other entities should be negatively impacted thus maintaining the project's internal and external compatibility. Heritage Bay PUD; PUDA- PL2009 -1499 Page 8 of 15 May 6, 2010 CCPC Rev 4/19/10 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of open space set aside for this approved PUD meets the minimum requirement of the LDC. The proposed minor amendment will not change the amount of open space. 6 The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Since the project is currently being developed, the timing or sequence of development in light of concurrency requirements does not appear to be a significant problem for this amendment. In addition the project's development must be in compliance with applicable concurrency management regulations when development approvals are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. Please refer to PUD finding number 6 above. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. This criterion essentially requires an evaluation of the extent to which deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. Several deviations are being sought in conjunction with this amendment and the evaluation of those deviations is addressed in a separate section of this report. Rezone Findings: LDC Subsection 10.03.05.1. states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners... shall show that the planning commission has studied and considered proposed change in relation to the following when applicable." (LDC requirements are shown in italicized text and those are followed by staff's analysis shown in bold text): Heritage Bay PUD; PUDA- PL2009 -1499 May 6, 2010 CC PC Rev 4/19/10 Page 9 of 15 I. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the Growth Management Plan. As noted in the GMP Consistency portion of this report, the proposed development standards revision would not affect the project's prior consistency finding. The project remains consistent with the goals and objectives of the FLUE and the applicable portions the Transportation Element and the CCME. Therefore staff recommends that this petition be deemed consistent with the GMP. 2. The existing land use pattern; As described in the "Surrounding Land Use and Zoning" portion of this report, the neighborhood's existing land use pattern is characterized by residentially zoned and used lands in all directions and on all sides. No change in uses is proposed as part of this amendment. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts; The proposed PUD amendment would not create an isolated zoning district because no change is proposed to the boundaries of the subject property of this already zoned PUD property. Full consideration was given to this issue during the previous rezoning action. This amendment action is only to change the property development regulations. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. As shown on the zoning map included at the beginning of this report, the existing district boundaries are logically drawn and as noted previously, no changes to zoning boundaries are proposed as part of this amendment. The PUD zoning boundaries follow the property ownership boundaries. The location map on page two of the staff report illustrates the perimeter of the outer boundary of the subject parcel. S. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The original rezoning was approved on July 9, 2003. The current economic situation is affecting this and many other developers' ability to gain financing approval for potential buyers; the petitioner proposes this amendment to respond to what he views as a way to arrange necessary financing. 6. Whether the proposed change will adversely influence living conditions in the neighborhood; Please refer to the discussion under Rezone Finding number 4. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because Heritage Bay PUD; PUDA- PL2009 -1499 Page 10 of 15 May 6, 2010 CCPC Rev 4/19/10 of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. This PUD amendment does not increase the size or intensity of the currently approved PUD. In addition, development of the subject property is consistent with provisions of the Transportation Element of the GMP. Therefore, this project should not create types of traffic deemed incompatible with surrounding land uses and it should not affect the public safety. 8. Whether the proposed change will create a drainage problem, Storm water management was addressed in the previous rezone process. The proposed development should not create drainage or surface water problems because the LDC specifically addresses prerequisite development standards as part of the local development order process that are designed to reduce the risk of flooding on nearby properties. Any proposed water management and drainage system will need to be designed to prevent drainage problems on site and be compatible with the adjacent water management systems. Additionally, the LDC and GMP have regulations in place that will ensure review for drainage on new or on -going developments. 9. Whether the proposed change will seriously reduce light and air to adjacent areas; The proposed amendment will not reduce light and air to adjacent areas outside the PUD or to other properties within the PUD. Furthermore, the PUD document provides adequate property development regulations to ensure light and air should not be seriously reduced to adjacent areas. The currently adopted Master Plan further demonstrates that the locations of preserve and open space areas should further ensure light and air should not be seriously reduced to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area; Staff is of the opinion that the proposed minor amendment will not adversely affect property values. However, this is a subjective determination based upon anticipated results which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however zoning by itself may or may not affect values, since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations; The basic premise underlying all of the development standards in the LDC is that sound application, when combined with the site development plan approval process and /or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed PUD amendment should not be a deterrent to the improvement of adjacent properties. - 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; Heritage Bay PUD; PUDA- PL2009 -1499 Page 11 of 15 May 6, 2010 CCPC Rev 4/19/10 The development complies with the GMP, which is a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed amendment does not constitute a grant of special privilege. Consistency with the FLUE, is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning; The subject property has been partially developed with the existing property development regulations; however as noted previously; the petitioner is seeking this amendment in order to respond to the changing financial scene. LDC Section 2.03.06 which sets forth the purpose and intent of Plan Unit Development Districts says in part: It is further the purpose and intent of these PUD regulations to encourage ingenuity, innovation and imagination in the planning, design, and development or redevelopment of relatively large tracts of land under unified ownership or control. PUDs .... may depart from the strict application ofsetbacly height, and minimum lot requirements of conventional zoning districts while maintaining minimum standards by which flexibility may be accomplished, and while protecting the public interest ... . Staff believes the proposed amendment meets the intent of the PUD district and further, believes the public interest will be maintained. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The PUD document and the allowable development was found consistent with the GMP subdistrict requirements when the rezoning was originally approved; no changes are proposed as part of this amendment that would jeopardize that finding. The GMP is a policy statement which has evaluated the scale, density and intensity of land uses deemed to be acceptable throughout the urban - designated areas of Collier County. Staff is of the opinion that the development standards and the developer commitments will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. This criterion is not applicable to this amendment as the uses have already been approved and no changes to those uses are proposed as part of this amendment. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not review other sites in conjunction with a specific petition. 16 The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable.for any of the range ofpotential uses under the proposed zoning classification. Heritage Bay PUD; PUDA- PL2009 -1499 Page 12 of 15 May 6, 2010 CCPC Rev 4/19/10 This site has already been altered and partially developed in compliance with the applicable LDC requirements, and further there is no "proposed zoning classification" as noted above. The zoning to PUD was previously approved; only an amendment is being considered. Therefore, this criterion is not applicable to this petition. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the amendment process and those staff persons have concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. Deviation Discussion: The petitioner is seeking three deviations from the requirements of the LDC. The deviations are listed in draft ordinance on page 3 of 4. These deviations are being sought to address the LDC issues that arise with the proposed change in property development regulations. The buildings were constructed in compliance with the LDC rules for multi - family structures; the deviations are now required because the petitioner wishes to convert ownership from multi - family condominiums to fee simple ownership. The changes are only "paper changes" that will accommodate the fee simple ownership and therefore the deviations being sought are only "paper modification" to the regulations. There will be NO change in the buildings that are constructed and any future buildings will look similar to those that are already constructed. Deviation #1 seeks relief from LDC Section 6.06.0l.B and 6.06.01.0 that requires compliance with the standard road section in Appendix B of the LDC to allow a 75 -foot wide right -of -way with on street parking. Deviation # 2 seeks relief from LDC Section 4.05.02.17 which states no motor vehicle shall have to back onto any street from an off - street parking facility. Deviation # 3 seeks relief from Sections 4.05.02.) and 4.05.03, which require all off - street parking facilities to be located on the same lot they serve to allow the parking for the project to be located within parking easements dedicated to all residents. Petitioners' Rationale and Staff Analysis: The petitioner provided the following justification: The proposed street cross section has been approved through the SDP process and fully constructed. The street is a private roadway that is internal to the Heritage Bay Vistas residential project and does not provide any circulation for the overall Heritage Bay development. The street design provides a safe access for the residential units and includes parking and sidewalks adjacent to all the units. This deviation is only needed since platting the project is planned and Heritage Bay PUD; PUDA- PL2009 -1499 Page 13 of 15 May 6, 2010 CCPC Rev 4/19/10 the roadway must be classified as a street to provide the necessary frontage to the planned lots. No modifications to the SDP approved accessway and parking is proposed. Recommendation: Staff believes the alternatives proposed in these deviations will be adequate. Zoning and Land Development Review staff recommends APPROVAL of the deviations finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the elements may be waived without a detrimental effect on the health safety and welfare of the community," and LDC Section 10 02 13 B 5 h the petitioner has demonstrated that the deviations are "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.' ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION• This petition did not trigger the need for a hearing before the EAC because no environmental issues are being amended. NEIGHBORHOOD INFORMATION MEETING (NIM): The meeting was duly noticed by the applicant and held on April 15, 2010, at 5:30 p.m. at the Heritage Bay Clubhouse. Approximately seven members of the public attended, as well as the applicant's team, and County staff. Members of the applicant's team explained that the proposed minor PUD Amendment would allow the developer to convert the townhouse unit type ownership style from condominium to that of single- family attached homes on platted lots. The agent explained that this change is being sought because lenders are now requiring a higher percentage of condominium units to be sold before the lenders will loan money for construction of the condominiums. The applicant stressed that the type of units to be allowed as a result of the PUD Amendment would look the same as the units that already have been constructed in the 26 -acre Vistas of Heritage Bay neighborhood. The applicant explained where the 26 —acre neighborhood is located using aerial photos of the site in response to questions from the audience. "The applicant stated that the Vistas neighborhood provides for workforce housing as required in the PUD. One audience member questioned if the project was Section 8 rental housing and the applicant explained that was not the developer's intention, stating the units would be owner- occupied, not rental units. The County Planner clarified that an individual owner could possibly rent a unit that he /she owned if the homeowner documents allowed. One audience member asked what, if any, impact the new units would have on the value of existing units. The applicant responded that he did not think there would be any impact, but that the market itself would dictate the prices of the existing and new units. No objections were raised and the meeting was concluded. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for this petition revised on April 13, 2010. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition PUDA- PL2009 -1499 to the Board of County Commissioners (BCC) with a recommendation of approval. Heritage Bay PUD; PUDA- PL2009 -1499 Page 14 of 15 May 6, 2010 CCPC Rev 4/19/10 KAY DESELEM, AICP, PRINCIPAL PLANNER DEPARTMENT OF ENGINEERING, ENVIRONMENTAL, AND ZONING SERVICES REVIEWED BY: DATE COMPREHENSIVE PLANNING al6m,vj -6- a '60/10 RAYM D V. BELLOWS, ZON G MANAGER I DATE DEPARTMENT OF ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES i�� I- o4- 11 -Zo /o LLIAM D. L NZ, R., P.E., DIRECTOR DATE DEPARTMENT OF ENGINEERING, ENVIRONMENTAL, COMPREHENSIVE PLANNING AND ZONING SERVICES APPROVED BY: T ^11 -2o�v NICK CASALANGU RIM ADMINISTRATOR DATE COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION Tentatively scheduled for the June 22, 2010 Board of County Commissioners Meeting COLLIER COUNTY PLANNING COMMISSION: MARK P. STRAIN, CHAIRMAN Heritage Bay PUD; PUDA- PL2009 -1499 May 6, 2010 CCPC Rev: 4/9/10 DATE Page 14 of 14 ORDINANCE NO. 10 - AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NO. 03 -40, THE HERITAGE BAY PLANNED UNIT DEVELOPMENT (PUD), BY AMENDING SECTION 2.24 OF THE PUD DOCUMENT TO ADD PARAGRAPH "F" TO REFERENCE DEVELOPMENT STANDARDS FOR TOWNHOUSE UNITS DEVELOPED ON AC /R3 LANDS; BY AMENDING SECTION III, RESIDENTIAL DISTRICTS TO ADD TABLE "2A ", DEVELOPMENT STANDARDS FOR AC /R3 RESIDENTIAL DISTRICT; BY AMENDING SECTION 3.6A OF THE PUD DOCUMENT TO REFERENCE TABLE 2A AND THE AC /R3 DISTRICT; BY ADDING SECTION 1.10 OF THE PUD DOCUMENT ALLOWING DEVIATIONS FROM THE LAND DEVELOPMENT CODE (LDC) SECTIONS 6.06.01.13 AND 6.06.01.01(0) REGARDING STANDARD ROAD SECTIONS AND ROAD WIDTH, BY ALLOWING A DEVIATION FROM LDC SECTION 4.05.02.F TO ALLOW BACKOUT PARKING, BY ALLOWING DEVIATIONS FROM LDC SECTIONS 4.05.02.J AND 4.05.03 REGARDING SAME -LOT PARKING FACILITIES TO ALLOW PARKING WITHIN EASEMENTS DEDICATED TO ALL RESIDENTS; BY AMENDING SECTION 3.6.1) OF THE PUD DOCUMENT TO ADD SUBPARAGRAPH "I" REGARDING BACKOUT PARKING; BY ADDING EXHIBIT A -I TO SHOW THE SITE PLAN; BY ADDING EXHIBIT A -2 TO REFLECT THE AREA WHERE THE AMENDMENT IS AFFECTED; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, on July 29, 2003, the Board of County Commissioners approved Ordinance No. 03 -40, which established the Heritage Bay Planned Unit Development (PUD); and WHEREAS, David R. Underhill of Banks Engineering and R. Bruce Anderson of Roetzel & Andress, LPA, representing Lennar Homes LLC, petitioned the Board of County Commissioners of Collier County, Florida, to amend Ordinance 03 -40, the Heritage Bay Planned Unit Development. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: PUDA- PL2009 -1499 Words struck through are deleted; words underlined are added REV. 5/5/10 Page 1 of SECTION ONE: AMENDMENT TO SECTION 2.24 OF THE PUD DOCUMENT OF ORDINANCE NO. 03 -40 TO ADD PARAGRAPH "F" Section 2.24 of the "Heritage Bay" PUD Document attached as Exhibit "A" to Ordinance No. 03 -40 is hereby amended to add Paragraph "F" as follows: F Townhouse units developed on the "AC /R3" lands may be constructed utilizing the development standards set forth in Table 2 and /or utilizing the development standards set forth below in Table 2A. SECTION TWO: AMENDMENT TO PUD DOCUMENT OF ORDINANCE NO. 03 -40 TO ADD "TABLE 2A DEVELOPMENT STANDARDS FOR AC/R3 RESIDENTIAL DISTRICT" Section III, Residential Districts, of the "Heritage Bay" PUD Document attached as Exhibit "A" to Ordinance No. 03 -40 is hereby amended to add Table 2A as follows: TABLE 2A DEVELOPMENT STANDARDS FOR AC /R3 RESIDENTIAL DISTRICT PUDA- PL2009 -1499 Words ^�k -through are deleted; words underlined are added REV. 515110 Page 2 of 4 SINGLE FAMILY ATTACHED & MULTI FAMILY DWELLINGS Low -Rise TOWNHOUSE Minimum Lot Area 600 sq. ft. 10.000 sq. ft. Minimum Lot Widths 13 ft. 100 ft. Min. Average Site Depth' 20 ft. 120 ft. Front Yard Setback'-'-'2 Accessory/Principal Oft. 10 ft. 15 ft. Garage Front/Side 23 ft. /10 ft. 23 ft. /10 ft. Entry Garage or Carport N/A 0 ft. on Parking Lot Accesswav Rear Yard Sete Principal 0 ft. 10 ft. z 10.11. Accessory' 12 Oft. 10 ft. PUDA- PL2009 -1499 Words ^�k -through are deleted; words underlined are added REV. 515110 Page 2 of 4 Side Yard Setback as stotiiz Principal & Access ory Oft. or7%ft. / the Building Height Preserve Setback Principal 25 ft. 25 ft. Accessory 10 ft. 10 ft. Maximum Height' 35 ft. 65 ft. Distance Between Principal Structures 10 ft. � the Sum the Building Heigghts Minimum Floor Area 750 sq. ft. 750 sq. ft. feet. 12 Common architectural features such as archways arbors and courtyard entry features shall be exempt from the minimum yard requirements listed above. SECTION THREE: AMENDMENT TO SECTION 3.6.A OF THE PUD DOCUMENT OF ORDINANCE NO. 03 -40 Section 3.6.A. of the "Heritage Bay" PUD Document attached as Exhibit "A" to Ordinance No. 03 -40 is hereby amended as follows: A. Tables 1, and fable 2 and 2A set forth the development standards for land uses within the "Rl ", "R2 ", "R3" and "R4" and AC /R3 Districts. SECTION FOUR: AMENDMENT TO SECTION 1 OF THE PUD DOCUMENT OF ORDINANCE NO. 03 -40 TO ADD SECTION 1.10, PROVIDING FOR DEVIATIONS FROM THE LAND DEVELOPMENT CODE PUDA- PL2009 -1499 Words sl%ek throng h are deleted; words underlined are added REV. 5/5/10 Page 3 of 4 Section I, Legal Description, Property Ownership and General Description, of the "Heritage Bay" PUD Document attached as Exhibit "A" to Ordinance No. 03 -40 is hereby amended to add Section 1.10 as follows: 1.10 The following deviations from the Land Development Code are approved: A From Sections 6.06 O1 B and 6.06.01.0, which require compliance with the standard road section in Appendix B of the LDC and allowing a 75 -foot wide right -of -way with on street parking, B. From LDC Section 4.05.02.F which states no motor vehicle shall have to back onto any street from an off - street parkin facility. acility. C From Sections 4.05.02 J and 4.05.03, which require all off - street parking facilities to be located on the same lot they serve to allow the parking for the project to be located within parking easements dedicated to all residents. SECTION FIVE: AMENDMENT TO SECTION 3.6.1) OF PUD DOCUMENT OF ORDINANCE NO. 03 -40 TO ADD SUBPARAGRAPH "1" Section 3.6.1) of the "Heritage Bay" PUD Document attached as Exhibit "A" to Ordinance No. 03 -40 is hereby amended to add Subparagraph "1" as follows: 1 Known deviations from existing parking regulations have been approved to allow a 24 -foot right -of -way, to allow parked cars to back out onto the roadway within parking easements instead of having all parking facilities on the same lot served. SECTION SIX: AMENDMENT TO PUD DOCUMENT OF ORDINANCE NO. 03 -40 TO ADD EXHIBIT A -1, SITE PLAN Exhibit A -1, Site Plan, is hereby added to the "Heritage Bay" PUD Document and is attached hereto and incorporated herein by reference. PUDA- PL2009 -1499 Words stfuek threugh are deleted; words underlined are added REV. 515110 Page 4 of SECTION SEVEN: AMENDMENT TO PUD DOCUMENT OF ORDINANCE NO. 03 -40 TO ADD EXHIBIT A -2, AFFECTED AREA Exhibit A -2, Affected Area, is hereby added to the "Heritage Bay" PUD Document and is attached hereto and incorporated herein by reference. SECTION EIGHT: EFFECTIVE DATE. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super - majority vote by the Board of County Commissioners of Collier County, Florida, this day of ATTEST: DWIGHT E. BROCK, CLERK , Deputy Clerk Approved as to form and legal sufficiency: Steven T. Williams 54L-) 10 Assistant County Attorney 5' Attachments: Exhibit A -1 —Site Plan Exhibit A -2 — Affected Area CP \09- CPS - 01000 \45 HFAC 2010. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA : FRED W. COYLE, Chairman PUDA- PL2009 -1499 Words struck thug; are deleted; words underlined are added REV. 515110 Page 5 of MrA I AT HENTTACE DAY, A CONDONINIUN PHASE 2 TRACT C 1 VISTA 1 AT HERITAGE NAY, Y/ETA I AT HERITAGE DAY, A CONDOHINfVN A CUNDOMNIUA! PHASE 6 i PMM $ { ��}}., t.a 1/`-. J .r a..k � _ � - Al ✓... C , {} - _T NSTA / AT NER/TACE HA y, —'AA' AT NER GE DAY, Y A CDNDON/N1VN A CONDONINIVN PHASE I PHASE ! / • 1 � L'.71 1 1 : �; .}-t� YIETA N AT IIERITACE BAYS 111 +t4 -rj A' COADONINAl sn /+,s/ lnnluiu 1 F'1Ufi� UEYEIJ!'I+CrT i �l {` `T nlbOt ®nlgR -V -MY 1.06 AGREE I Ay - - --- — - --- --- — Y /STA I AT'NERRA6E EA I: ECTI - A /wM10 �IMuMY OUAIPSTCR A [VNOD.U/NIUN 1O"""' nM I ./T NERNTACE SA y. PHASE A A CONDONINIVAf NL I V O •IN rw :i�y,t,s PHASE ( � A , Z . f1 TB to 17 B w, «. NERff CE V.A -- AR-o!a rw+r w . rxur w txR PRA. HITY m Y. 1ST -o 93 94 93 9B 97 3B I G 1§ 9B B I I G r 0 N. A �N YI� ODN /NfUM . -... .. _ .___..... - -_... PHASE i Ttr1aI1 rselMtp Ln 4na111 nowu rot _ ...... ...... _ __ BAYVEST LLC SITE PLAN , ,� t rr„rtnnn..l roa�,w ^4 PEA..." : . S„rtY,� HERITAGE BAY VISTAS — MCP nae. pii+i ,m „x.� cw.nn nT.un: ,w °'° COLLIER COUNTY, FLORIDA • ,. nA.0 pn,i sis -ioe oui�l s -nts , _ AMENDMENT I AREA, A — AGRICULIURAL ZONED POTENTI AL BIRD ROOKERY SWAMP UNDEVELOPED P A IR 1� R1 &Z R4 I( R' R3 > R2 RO R2 Ftl < L A 2, Ro 92 A RO R2 RO qR1. FtL I R uiR n R3 RO 0. vr R2 j L Aj, r os RO R3 VC, Q, R1 RO R2 Ro R1 RO kc AC Ro R2 RL RL J FES! list rORT I—E* S-50T I HATCH INDICATES AMENDMENT AREA Ex 131T HERITAGE BAY PUD AMENDMENT COLLIER COUNTY, FLORIDA Immokalee Area Master Plan (TAMP) May 6, 2010 Immokalee Florida's 21 st century Collier County Community Redevelopment Agency IMMOKALEE CRA i The Place to Call Home! Collier County DIVA .;i JL \ I VA. JL David Weeks, AICP, Growth Management Plan Manager Carolina Valera, Principal Planner Community Dev. & Environmental Services Collier County Government 2800 North Horseshoe Drive Naples, FL 34104 Re: Resubmittal of IAMP and Associated Data and Analysis Revised to Reflect CCPC and Staff Comments and Concerns Dear Ms. Valera and Mr. Weeks: Attached, please find submittal copies of the revised TAMP and associated Data and Analysis for the May 20, 2010 CCPC Hearing. To the best of our knowledge, this revised IAMP draft is reflective of all CCPC comment and concerns, and also those concerns that we discussed in meetings with you after the March 4, CCPC hearing. In addition, we have included an updated density calculation spreadsheet. When factoring out the density increases in the LT /CKSSO, and developed publicly -owned lands in the Immokalee Urban Area, the potential increase in base density (primarily in the CMU Designation), is limited to 2,282 units or 3.33 percent. This minimal increase is attributable to establishing appropriate base density in the urban core or CMU designated lands. When evaluating maximum density that can be achieved through bonuses, changes to the future land use map and density provisions have actually reduced maximum density by 42,815 units or 25.43 percent. Again, thank you for your excellent work, professional demeanor, and assistance in this process. It is greatly appreciated! Sincerely, Robert J. Mulhere AICP Patrick Vanasse, AICP 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597 -0575 Fax: (239) 597 -0578 www consult- rwa.com Attachment A STATEMENT OF COMPLIANCE WITH 9J -5 & 9J -11 F.A.0 AND CHAPTER 163, PART II F.S. Staff provides numerous comments regarding to the need to comply with Rule 9.1- 5 & 9J -11 F.A.C, and Chapter 163, Part II F.S. More specifically, these comments point to the need for Data and Analysis to support the proposed Goals, Objectives and Policies proposed in the TAMP. Unfortunately, many of the comments fail to identify the specific requirements and make blanket statements related to the lack of Data and Analysis. We have provided the necessary information to comply with 9J -5, 9J -11 and Chapter 163. Our petition is supported by approximately 100 pages of summarized Data and Analysis and hundreds of additional pages of attachments in the form of studies, reports, databases and spreadsheets developed by 3`d parties. Collectively, the Data and Analysis that we provide support and substantiate our petition and more than adequately meet 9J -5, 9J -11 and Chapter 163 submittal requirements. It should be noted that 9J- 5(2)(c) explicitly states that applicants are required to provide "best available information ". We believe we have done so. Additionally, significant consideration should be given to fact that this petition is submitted by the Immokalee Community Redevelopment Agency. 9J -5- 002(4) points to the need to provide a high level of technical assistance to local governments with limited resources. While Immokalee is an unincorporated community within Collier County and is clearly identified as an Urban designated area on the FLUM, it is also designated as a Rural Area of Critical Economic Concern by the state and shares many of the characteristics and challenges faced by rural municipalities or counties. The proposed IAMP is a community initiative that has required extensive efforts from community leaders, volunteers, CRA staff, and consultants. It is a plan that builds upon the existing IAMP originally developed by the Comprehensive Planning Department, and four (4) years of work from the IMPVC, the County (Comprehensive Planning Department) and its previous consultant initially hired to update the TAMP. The following clarifies our assessment of Data & Analysis requirements and addresses how this petition complies with 9J -5, 9J -11 and Chapter 163. Attachment A DATA AND ANALYSIS REQUIREMENTS RELATION BETWEEN 91- 5.91 -11 AND CHAPTER 163, PART II This petition does indeed need to comply with 9J -5, 9J -11 and Chapter 163. However, it should be understood that 9J -5 outlines the rules which essentially implement Chapter 163 and 9J -11 requirements. Therefore, the following demonstration of compliance will focus primarily on 9J -5 requirements rather than an exhaustive treatment of Chapter 163 and 9J -11. As stated in 9J- 5.001(3), "Rules 9J -5.022 through 9J- 5.024, F_A -C., establish procedures and criteria for the review of land development regulations pursuant to the Local Government Comprehensive Planning and Land Development Regulation Act, Chapter 163, Part 11, F.S., and Chapters 9J -5 and 9J -12, F.A.C. It specifies the standards the Department will use in determining whether a local government has totally failed to adopt one or more of the land development regulations required by subsection 163.3202(2), F.S." TAMP AND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN As clearly stated and explained in the IAMP, the GOPs within the IAMP seek to supplement or augment the GOPs found in the Collier County Growth Management Plan. Immokalee is part of unincorporated Collier County and unless specifically addressed in the IAMP, all elements and provisions of the Collier County GMP apply to the Immokalee Urban Area and remain in full force. This is extremely important since this amendment need only provide Data and Analysis for proposed GOPs that diverge from the existing GMP or create an internal inconsistency. It should be noted that the IAMP does not represent a new "comprehensive plan" for Immokalee, and therefore, does not need to meet every single data and analysis requirement outlined in 9J -5. As specified in 9J- 11.007, if this amendment does not propose changes to, or materially affect, existing Collier County GOPs or Elements, no additional data and analysis are required. 9J- 11.007 Data and Analysis Requirements for Proposed Local Government Comprehensive Plan Amendments. (1) Each proposed plan amendment must be supported by data and analysis in accordance with subsection 9J- 5.005(2), F.A.C. and subparagraphs 9J- 11.006(1)(b)1. through 5., F.A.C. if the original plan data and analysis or the data and analysis of a previous amendment support and meet the requirements cited above for the amendment, no additional data and analysis are required to be submitted to the Department unless the previously submitted data and analysis no longer include and rely on the best available existing data. Copies of the updated and re- analyzed data and analysis must be submitted if the original plan data or data in support of a previous amendment are no longer the best available data and analysis or if the data and analysis no longer support the plan. Many of the requirements identified by staff do not apply to this petition. For example staff requests a compatibility analysis for all changes to the subdistricts in the IAMP. A compatibility analysis is not a listed Data & Analysis requirement. 9J- 5.006(3)(c)(2) requires the Future Land Use Element to include a policy or policies that provide for compatibility between adjacent land uses; however, Collier County's Attachment A FLUE already provides these under Objective 3, Objective 5 and Policy 5.4, among others. It is not necessary for the IAMP to include separate compatibility policies. 9J- 5.006(5)(h) does point to the need to evaluate compatibility when reviewing plan amendments with regards to sprawl. However, this evaluation is a staff and DCA responsibility, and should not be demanded from the applicant. Similarly, staff requests additional data and analysis as if the IAMP was an independent comprehensive plan. The proposed IAMP is included as part of Collier County's Growth Management Plan; it does not include provisions that would affect, nor does it propose to amend, existing GOPs found in the existing elements. Therefore, it is unreasonable to require the IAMP to provide data and analysis that is statutorily required for the housing element (9J- 5.010); sanitary sewer, solid waste, stormwater management, potable water, and natural groundwater element (9J- 5.011); conservation element, including wetlands and projected water needs and sources for the next ten years (9J- 5013);; intergovernmental coordination element (9J- 5.015); capital improvements element (9J- 5016); and the transportation element (9J- 5019). While there are some instances where additional data and analysis is justified, Staffs sufficiency letter is full of these inaccurate references to, or liberal interpretations of, 9J- 5 & 9J -11 regulations. Many of those are addressed in the following section. PLAN VERSUS DEVELOPMENT PROJECT It appears as though Comprehensive Planning staff is treating this petition like it would a privately initiated amendment for a proposed development project. This is evidenced by numerous comments requesting the petitioner to: justify requested changes, identify funding sources, demonstrate financial feasibility (inclusion in 5 year Financially Feasible Plan) and quantify LOS impacts resulting from the proposed GOPs. A privately initiated Future Land Use Map or text amendment for a proposed development project should be required to provide data and analysis that fully addresses its potential impacts. However, this level of detail is unfeasible when dealing with the GOPs proposed within the TAMP. A private development project will have an established build out schedule, a proposed number of units, and a specified amount of commercial, office or industrial space. Based upon those known attributes, a quantifiable assessment of potential impacts can be presented, facility needs can be identified, and fiscal impacts can be calculated and addressed through the established concurrency management system or a Developer Contribution Agreement. However, impacts resulting from the GOPs found in the IAMP are largely unknown. The GOPs are primarily intended to encourage and promote economic and community development in Immokalee. Numerous policies attempt to provide incentives or guide future development patterns, but resulting impacts from those policies cannot be readily quantified. For example, proposed increases to allowable density and intensity ranges result in greater capacity on the FLUM ( Immokalee Urban Area Overlay) which leads to a buildout scenario with a potential for increased population. However, current development patterns in Collier County demonstrate that maximum allowable densities are seldom achieved and that development occurs at a density or intensity significantly lower than the potential on the FLUM. 3 Attachment A Additionally, there is no direct correlation between allowable capacity (density and intensity) and population growth. Florida is replete with rural counties that have an over - abundance of density and intensity on their FLUM but suffer from anemic population and economic growth. Population growth is dependent on numerous variables, and as a result, is most effectively predicted through the analysis of past growth trends. Population projections, such as BEBR, need to be revised on a yearly basis since they become less and less reliable the further the projection extends into the future. We anticipate that the increased density and intensity ranges may stimulate infill development and redevelopment within certain areas of Immokalee, but we do not anticipate that our proposed FLUM changes will have a significant impact on population growth in the short-term. Therefore, we cannot quantify LOS impacts like a privately initiated amendment can. IMMOKALEE - URBAN DESIGNATED AREA There is often confusion regarding designations given to Immokalee. Although the following may seem obvious, clearly understanding that Immokalee is an Urban designated area has significant repercussions when evaluating the IAMP petition. • Immokalee is part of unincorporated Collier County and is subject to the Collier County GMP. • It is not an independent municipality with its own local government or comprehensive plan. The IAMP should not be confused with a comprehensive plan and is not subject to all comprehensive plan requirements identified in 9J -5, 9J -11 and Chapter 163. • Immokalee is an Urban designated area in the Collier County GMP, Future Land Use Element and on the adopted Future Land Use Map. The FUTURE LAND USE DESIGNATION DESCRIPTION SECTION clearly identifies Immokalee as an Urban area and defines Urban areas as appropriate for the "greatest residential densities" and areas "for the majority of population growth and that new intensive land uses be located within them." o (XV)1. URBAN DESIGNATION Urban designated areas on the Future Land Use Map include two general portions of Collier County: areas with the greatest residential densities, and areas in close proximity, which have or are projected to receive future urban support facilities and services. It is intended that Urban designated areas accommodate the majority of population growth and that new intensive land uses be located within them. Accordingly, the Urban area will accommodate residential uses and a variety of non- residential uses. The Urban designated area, which includes Immokalee, Copeland, Plantation Island, Chokoloskee, Port of the Islands, and Goodland, in addition to the greater Naples area, represents less than 10% of Collier County's land area. The boundaries of the Urban designated areas have been established based on several factors, including: patterns of existing development; patterns of approved, but unbuilt, development; natural resources; water management; hurricane risk; existing and proposed public facilities; population projections and the land needed to accommodate the projected population growth. 4 Attachment A • Immokalee is also designated as a Rural Area of Critical Economic Concern (RACEC). As explained in the Data & Analysis, this is a state designation which establishes Immokalee as a priority assignment for the Rural Economic Development Initiative (a program sponsored by twenty -one state and regional economic development agencies). This designation in no way negates the fact that Immokalee is designated and defined as an Urban area. • Immokalee is also designated as Community Redevelopment Area (CRA), Florida Enterprise /Empowerment Zone, and holds a Brownfield designation for lands at the Immokalee Regional Airport, making it abundantly clear that economic and community development in Immokalee are priorities. • Immokalee is an urban community far removed from coastal Collier County and is surrounded entirely by rural lands and uses designated Rural Lands Stewardship Area on the FLUM. The fact that it is remote, surrounded by rural lands, and contains Ag zoning or areas of lower densities does not change its Urban designation. PROPOSED FLUE AND FLUM CHANGES, NEEDS ASSESSMENT, AND EVALUATION OF SPRAWL The IAMP was initially adopted in 1991 and significantly amended in 1997 following the 1996 Evaluation and Appraisal Report. As identified in Policy 4.2 of the FLUE, "Major purposes of the Master Plan are coordination of land uses and transportation planning, redevelopment or renewal of blighted areas and the promotion of economic development ". These purposes still apply to the TAMP, but the plan is being significantly revamped to emphasize economic development, address Immokalee- specific conditions that differ from coastal Collier County, address concerns from the local community, and integrate Smart Growth principles which represent current planning theory and practice. Some of the most significant changes to the TAMP include the reorganization, modification or expansion of the future land use subdistricts. These changes represent an ideological shift in the IAMP by promoting economic and community development through some increases in allowable density and intensity, new subdistricts which encourage a mix of uses, an emphasis on strengthening the downtown core, defining consistent density transitions from the core to outlying areas, promoting a compact walkable downtown, encouraging transit, and promoting the efficient delivery of urban services. The changes also allow for greater commercial and industrial uses reflecting the need for job creation, capital investment and the need to strengthen and diversify the local economy. 9J- 5.006(1) identifies all the existing land use data requirements needed to support the FLUE changes as described above. The Data & Analysis section of this petition provides an Existing Land Use Map and a map series that illustrate land uses listed in 9J- 5.006(1)(a); natural resources identified in 9J- 5.006(1)(b); density and intensity tables as described in 9J- 5.006(1)(c); and schools, public facilities and parks as recommended in 9J- 5.006(1)(d). 9J- 5.006(2) outlines the Land Use Analysis Requirements for proposed future land use amendments. The previously submitted Data & Analysis addressed Category A Public Facilities and Services (9J- 5.006(2)(a). This section has been enhanced to address some of staffs expressed concerns and to 5 Attachment A identify potential but improbable build out conditions. The Data & Analysis document also addresses vacant and undeveloped lands (9J- 5.006(2)(b)), and provides an analysis of density and intensity changes through comparative tables that provide acreage and dwelling unit breakdowns of existing and proposed future land use subdistricts (9J- 5.006(2)(c)). 9J- 5.006(2)(d) deals with addressing blight, redevelopment and the elimination of inconsistent land uses. By virtue of the CRA, RACK, and Enterprise /Empowerment Zone designations and supporting documents, we believe that it is abundantly clear that this item is sufficiently addressed. 9J- 5.006(2)(e)(f)(g) are addressed through a series of maps in the Data & Analysis document and also through numerous Elements of the Collier County GMP that deal with those issues. As noted previously, all GOPs of the Collier County GMP apply to the Immokalee Urban Area unless superseded by the TAMP. Requirements identified in 9J- 5.006(3), (4) and (5) either do not apply to the IAMP since various elements of the Collier GMP sufficiently address those requirements, or are addressed through the narratives below. 9J- 5.0006(6) is an optional requirement related to the establishment of Multimodal Transportation Districts which are not being proposed within the [AMP. NEEDS ASSESSMENT As stated in The Florida Senate Interim Report 2010 -107, our growth management regime mandates a "needs assessment" to determine if FLUE and FLUM amendments, such as those proposed in the TAMP, provide more land in a specific land use than is needed to accommodate the anticipated population growth. This is a key issue that relates to many of the Data & Analysis comments provided by staff. While the sufficiency letter does not explicitly call for a demonstration of need, it requests justification for density and intensity increases, comments on population projections identified in the petition, and asks for an analysis of potential impacts on public facilities and services. The proposed IAMP makes significant revisions to the future land use subdistricts in the Immokalee Urban Area. As explained above, economic development, Smart Growth principles, community desires, and Immokalee- specific conditions are the most significant drivers behind these changes. However, in reconfiguring the land use system for Immokalee, careful consideration was given to protecting existing property rights, simplifying the FLUM to make it more use - friendly (this was accomplished by combining certain subdistrict), providing greater development flexibility through the creation of mixed -use subdistricts, and promoting economic development and efficient delivery of services through greater densities and intensities that encourage dense, clustered development and make development more financially feasible. Population Projections As also described above, the FLUE and FLUM changes establish a regulatory system that is more conducive to economic development and provides incentives for infill and redevelopment, but it is our assessment that in the short term, these changes will not affect adopted population projections for Immokalee and Collier County. Over time changes to the TAMP, redevelopment initiatives from the CRA, 6 Attachment A as well as market conditions, may affect long -term population projections. If this occurs, the Collier County GMP has mechanisms (Concurrency Management, AUIR, LRTP, CIP, Financially Feasible Plan) in place to fully address these changes over time. Additionally, state requirements, such as the regularly scheduled Evaluation and Appraisal Report, offer well - established mechanisms to effectively address long -term demographic changes. It should be noted that the Department of Community Affairs (DCA) mandates the use of BEBR medium range projections unless a local government proposes an alternative population projection methodology. This alternative methodology must be properly vetted and approved the DCA. Collier County developed such a methodology that was approved by DCA. Therefore, for the basis of Data & Analysis to support this petition, Collier County population projects rather than BEBR Medium are utilized. Over - Allocation and Under - Allocation As described in Senate Report 2010 -107 the most significant concerns related to FLUE and FLUM amendments is the potential for over - allocation or under - allocation. Over - allocation occurs where comprehensive plan amendments are approved where there is no demonstrated need. The biggest problem caused by over - allocation is urban sprawl. Urban sprawl occurs because there is a lack of constraints on where development occurs. When there are no constraints on development, developers will often develop land which is not contiguous to existing development. This causes increased infrastructure costs, depleted urban cores, and the premature development of agricultural lands and natural areas. Furthermore, once this land has been allocated for higher densities it is extremely difficult to reverse because vested property rights and the Bert Harris Act protect private property rights. Although transferable development rights ( "TDR's ") are frequently suggested as a solution to over - allocation, TDR programs are often very difficult to implement and monitor consistently. Under - allocation occurs when there is not enough land in a land use category, in a specific area, to accommodate demand. If there is a higher demand for land than what is available to build, land prices will increase and development costs will go up. Location problems can also occur because under - allocation may limit a developer's options on where to build a new development. Finally, because development is a job creator, under - allocation has the potential to stifle economic growth. Because of the clear problems associated with under - allocation, local governments have a tendency to over - allocate. (The Florida Senate Interim Report 2010 -107) Section 5 of the Data & Analysis document provides a detailed comparative analysis of the changes resulting from the proposed modifications to FLUE and FLUM subdistricts. These changes are provided in tabular format and address both acreage and density (dwelling unit per acre basis) changes. The most significant changes from an acreage standpoint is that commercial, industrial and recreational tourist designations have all increased which points to a potential over - allocation of those uses. Also, residential acreage has decreased which points to potential under - allocation of residential uses. Attachment A From a density perspective, the proposed changes lead to a density increase in the Commercial Mixed Use designation and an overall base density increase of 6,793 units or 9.8 %. However, limitations on the availability of bonus density reduce the maximum buildout potential by 6,195 units or 18.2 %. Do these acreage and density changes truly represent over or under - allocation of land uses and are they a cause for concern with regards to sprawl or insufficient land supply with escalating development costs? A closer examination of these figures is required. Acreage Changes From an acreage standpoint, it is important to note that the small increase in commercial area is mostly due to the combination or commercial and residential subdistricts along the S.R. 29 corridor to create the new Commercial Mixed -Use Subdistrict, which allows both commercial and residential development. The Industrial and Recreational Tourist designations have been expanded in order to promote economic development by expanding industrial uses around the airport and by expanding recreational and tourism related business opportunities in the Lake Trafford vicinity. Based upon the findings of Senate Report 2010 -107, increased allocation of commercial and industrial lands does not constitute over - allocation if need can be demonstrated by other factors such as suitability of the property for change, locational criteria, and community desires. Additionally, the need for job creation, capital investment and the necessity to strengthen the local economy provide justification for additional commercial and industrial uses. The CRA, RACK and Enterprise /Empowerment Zone designations clearly demonstrate a need for economic stimulus in Immokalee. Additionally, the expansion of the industrial zones around the airport is consistent with an identified desire from the Immokalee CRA, Collier County Airport Authority, Collier County Economic Development Council and the Board of County Commissioners to expand the airport and make it an economic driver for Immokalee and Collier County. The existing land uses are compatible with this designation. Much of the new land being designated Industrial is vacant land either zoned AG or low density residential. As for the Recreational Tourist expansion, this will provide greater opportunity for recreational and tourism businesses and is consistent with the community's desire to diversify the local economy. It should also be understood that a very large portion of the RT district is comprised of Pepper Ranch which was purchased by the County for conservation purposes. Eco- tourism has been identified as a desirable commercial activity in the area surrounding Lake Trafford. The expansion of this designation is consistent with current land uses in the area and does not diminish existing property rights. Therefore, the expansion of commercial and industrial acreage should not be considered and over - allocation and is supported by case law as described in Senate Report 2010 -107. As for the reduction of residential acreage, several issues must be considered. Part of this decrease results from the creation of the commercial mixed -use district. The most significant acreage decrease results from the expansion of the industrial designation around the airport. As explained above, most of this land is vacant and zoned low residential. The conversion is consistent with economic development efforts and is supported by the community. No landowners affected by this change have voiced a concern and several have articulated their support. It is also important to note that while the residential acreage has decreased, the overall allowable residential density on the FLUM has increased. Therefore, 8 Attachment A the decrease in residential acreage should not be considered under - allocation which could lead to fewer development opportunities and escalating land prices. Density Changes The allowed base density ranges have been retained for all residential subdistricts and desities within the mixed -use designation have been increased slightly. Tables 5.7 and 5.8 in the Data & Analysis document demonstrate that these increases represent a 9.8% increase in overall potential density in the Immokalee Urban Area. However, as explained in Section 5.1.5, density limitations in the proposed Wetlands Overlay and factoring out Public Lands where new residential development will not occur, reduces the density increase to 2,282 units, or 3.3 %. The Density Comparison between the adopted and proposed Future Land Use Maps are also illustrated in Attachment C. As stated in section 6.9 of the Data & Analysis document, the overall density allowed on the FLUM or a residential build -out projection can be provided by assuming that all of the Immokalee Urban Area will eventually develop at the highest permitted densities, regardless of current use. This can be accomplished by taking the acreage for each FLUE subdistrict and multiplying it by the base density. While this methodology provides a maximum potential, it is unrealistic to assume that the Immokalee Urban Area would ever reach these thresholds and it is impossible to predict when such a buildout would occur. Actual developments in Collier County and Immokalee typically occur at much lower residential densities than allowed by the FLUE subdistrict. Additionally, this methodology assumes that all land designated as Commercial Mixed Use (CMU) will achieve the highest possible residential development potential, although it is likely that a significant amount of development in the CMU district will not include a residential component. It should also be noted that the base density provided for each subdistrict is not an entitlement as described within the Density Rating System of the IAMP. The actual amount of development is dependent on the permitted density of the zoning designation. Also, the projections are derived by using the base density for each subdistrict. The base density is the maximum density that can be requested without the use of discretionary, performance -based bonuses. This methodology is consistent with GMP projections for the entire county which also exclude potential density bonuses. So, if it is understood that development in Immokalee and Collier County rarely achieve maximum allowable densities, why increase those ranges? The increases represent an ideological change that seeks to establish a land use system that is consistent with Smart Growth principles which seek to create denser, clustered communities that can support transit systems, provide a mix of uses, reduce the cost of delivering urban services, create walkable neighborhoods, reduce the reliance on the automobile and reduce the emission of greenhouse gases. While it is understood that these lofty goals cannot happen overnight, the Immokalee community embraces these concepts and wants to set the stage by establishing a land use system that will encourage and incentivize this type of development in the future. 17 Attachment A EVALUATION OF SPRAWL According to Senate Report 2010 -107, "the biggest problem caused by over - allocation is urban sprawl. Urban sprawl occurs because there is a lack of constraints on where development occurs. When there are no constraints on development, developers will often develop land which is not contiguous to existing development. This causes increased infrastructure costs, depleted urban cores, and the premature development of agricultural lands and natural areas. As noted above Immokalee is an Urban designated area. By its very nature it has been identified as an area of future residential growth and an area appropriate for the greatest densities. The Urban area has a very clearly defined boundary that does provide constraints on where development occurs. Additionally, the land use arrangement defined by the [AMP provides significant constraints to where and how development occurs. In stark comparison to urban sprawl, the proposed future land use regime outlined in the IAMP supports a strong downtown core by promoting higher densities in the core with a gradual decrease in densities as you move away from the core, it promotes mixed -use development, it provides efficient delivery of services, and it encourages alternative modes of transportation, transit and the reduction of greenhouse gases consistent with HB 697. 9J- 5.006(5)(g) outlines the primary indicators of sprawl and the proposed IAMP does not trigger any of them. 1. The IAMP does not increase, encourage or exacerbate the development of low intensity, low - intensity or single -use development. On the contrary it promotes higher density, mixed -use development. 2. It does not designate significant amounts of urban development in rural areas. Immokalee is an urban designated area. 3. It does not does not promote, allow, or designate urban development in a radial, strip, isolated or ribbon pattern. It promotes orderly development consistent with Smart Growth principles, and promotes a strong downtown core. 4. The TAMP does not constitute a premature or poorly planned conversion of rural lands to other uses. Again, Immokalee is an Urban area, the future land use regime proposed in the IAMP is consistent with current planning principles and practices and numerous mechanisms are in place to evaluate specific projects that may result from the proposed plan. 5. The IAMP does not fail to adequately protect adjacent agricultural areas. Immokalee has been identified as a desirable area for future urban growth. The Urban boundary is clearly defined and is surrounded by the Rural Lands Stewardship Area Overlay, which adequately protects agricultural and environmental lands. 6. It does not fail to maximize the use of existing public facilities. It encourages higher densities and intensities, it reduces residential acreage, and encourages compact mixed -use development. 10 Attachment A 7. It does not fail to maximize the use of future public facilities. It encourages higher densities and intensities, it reduces residential acreage, and encourages compact mixed -use development. 8. The IAMP does not allow land use patterns or timing which disproportionately increases the cost of providing and maintaining public facilities and uses. 9. It does not fail to provide a clear separation between urban and rural areas. It has a clearly defined urban boundary and is surrounded by the RLSA overlay. The proposed FLUM provides for higher densities and intensities near the urban core with lower density FLU designations along the periphery, adjacent to the RLSA overlay. 10. It does not discourage or inhibit infill or redevelopment. To the contrary, it is focused on infill and redevelopment and proposes densities and intensities and mixed -use districts to promote those activities. 11. The IAMP does not fail to encourage an attractive and functional mix of uses. The IAMP encourages well - planned development and redevelopment consistent with the community's vision and aesthetic sensibilities. 12. The IAMP does not create conditions that result in poor accessibility among linked or related land uses. Distribution of land uses is carefully considered and new mixed -use designations are proposed to enhance this relationship between related uses. 13. The proposed IAMP does not result in the loss of significant open space. To the contrary, promoting higher intensity /density development and clustered mixed -use development should reduce the development footprint and result in greater open space. In conclusion, we believe the information presented above and within the Data & Analysis document demonstrates that the IAMP does not create over - allocation nor does it contribute to sprawl. FINANCIAL FEASIBILITY AND FUNDING SOURCES Multiple comments from staff request the applicant to identify funding sources, or funding amounts associated with specific policies in the TAMP. It is acknowledged that the proposed IAMP contains programmatic commitments but categorically disagree that 91 -5 requires that we identify funding amounts or sources. 91 -5 does contain numerous provisions related to funding and financial feasibility requirements; however, these requirements are more than adequately met through numerous Collier County mechanisms that are currently in place. The Board of County Commissioners will need to determine whether the proposed polices (and Goals and Objectives, as well) are appropriate and desirable. If a policy is determined by the BCC to be desirable and appropriate, and the timing is also determined to be acceptable, then staff will need to program the efforts to achieve the Policy into the applicable work plan, either on an ongoing or limited timeframe. If the BoCC does not support a given policy, it can reject it or revise the timeframe within which a particular goal, objective or policy is intended to be accomplished, thereby deferring or extending the fiscal or funding impact. We must reiterate that we do not agree that a specific cost must be identified in conjunction with a policy to be compliant with 91 -5 or Chapter 163, (although in some cases that may in fact be desirable). One need only review the existing Collier County Comprehensive 11 Attachment A plan to find many Polices that have a legitimate public purpose and do not provide for specific funding sources, or for that matter, specific timeframes in which they are to be accomplished. Specifically, 9J -5 and Chapter 163 state: 163.3164 Local Government Comprehensive Planning and Land Development Regulation Act; definitions. - -As used in this act: (32) "Financial feasibility" means that sufficient revenues are currently available or will be available from committed funding sources for the first 3 years, or will be available from committed or planned funding sources for years 4 and 5, of a 5 -year capital improvement schedule for financing capital improvements, such as ad valorem taxes, bonds, state and federal funds, tax revenues, impact fees, and developer contributions, which are adequate to fund the projected costs of the capital improvements identified in the comprehensive plan necessary to ensure that adopted level -of- service standards are achieved and maintained within the period covered by the 5 -year schedule of capital improvements. A comprehensive plan shall be deemed financially feasible for transportation and school facilities throughout the planning period addressed by the capital improvements schedule if it can be demonstrated that the level -of- service standards will be achieved and maintained by the end of the planning period even if in a particular year such improvements are not concurrent as required by s. 163.3180. 163.3177 Required and optional elements of comprehensive plan; studies and surveys. — (2) Coordination of the several elements of the local comprehensive plan shall be a major objective of the planning process. The several elements of the comprehensive plan shall be consistent, and the comprehensive plan shall be financially feasible. Financial feasibility shall be determined using professionally accepted methodologies and applies to the 5 -year planning period, except in the case of a long -term transportation or school concurrency management system, in which case a 10 -year or 15 -year period applies. (3)(a)5. A schedule of capital improvements which includes publicly funded projects, and which may include privately funded projects for which the local government has no fiscal responsibility, necessary to ensure that adopted level -of- service standards are achieved and maintained. For capital improvements that will be funded by the developer, financial feasibility shall be demonstrated by being guaranteed in an enforceable development agreement or interlocal agreement pursuant to paragraph (10)(h), or other enforceable agreement. These development agreements and interlocal agreements shall be reflected in the schedule of capital improvements if the capital improvement is necessary to serve development within the 5 -year schedule. if the local government uses planned revenue sources that require referenda or other actions to secure the revenue source, the plan must, in the event the referenda are not passed or actions do not secure the planned revenue source, identify other existing revenue sources that will be used to fund the capital projects or otherwise amend the plan to ensure financial feasibility. 12 Attachment A All FAC References to financially feasibility relate to concurrency (school, traffic, CIE, Schedule of Capital Improvements, etc), such as: 9J- 5.0055 Concurrency Management System: 1 (b) A requirement that the local government Capital Improvements Element, as provided by Rule 9J- 5.016, F.A. C, of this chapter, shall set forth a financially feasible plan which demonstrates that the adopted level of service standards will be achieved and maintained. Collier County has all necessary systems and mechanisms in place (concurrency management, financially feasible plan process, AUIR, Capital Improvement Plan, etc.) The proposed TAMP is fully consistent with the applicable financially feasible requirements of Rule 9J -5 and Chapter 163. There are no proposed amendments, waivers, or deviations, to any of the existing fiscal processes that the County has in place to ensure compliance with 9J -5 and Chapter 163 and to ensure that adequate funding is provided for Comprehension Plan GOPs. CATEGORY A PUBLIC FACILITIES ANALYSIS Section 9J- 5.005(2), F.A.C. and subparagraphs 9J- 11.006(1)(b)1. through 5., F.A.C. provide the general data and analysis requirements for amendments to the comprehensive plan and the Future Land Use Map. These sections require that a description of the availability and the demand of public facilities be provided (9J- 11.006(1)(b)4., F.A.C.). Facilities include sanitary sewer, solid waste, drainage, potable water, traffic circulation, schools and recreation, as appropriate. Section 6 of the Data & Analysis describes the availability and demand of existing public facilities and lists program improvements for parks and recreation, schools, transportation, water and wastewater, solid waste, fire, and police protection. The proposed [AMP amendments do not increase the demand for public facilities above the projected population estimates, and therefore the adopted Capital Improvements Element (CIE) and Schedule of Capital Improvements will not be affected. CIE Policy 1.2, Part B states that proposed amendments to the [AMP "affecting the overall countywide density or intensity of permissable development" will be reviewed by the Board of County Commissioners to determine impacts to demand for utilities. Part A of the same Policy provides a specific formula to quantify the amount of public facilities needed, which is based on Level of Service Standard (LOSS), demand (such as population) and inventory of existing facilities. The proposed amendments to the IAMP affect the overall density of permissable development, as they include revisions to the FLUM and the densities permitted within the Commercial Mixed Use subdistrict, and therefore meet the review threshold in CIE Policy 1.2, Part B. However, the methodology for how demand is quantified is not provided in Rule 9J- 5.005(2) and is highly debatable. Should demand be based upon potential maximum intensities and densities allowed under proposed land use categories or should it be based on the accepted population projections? For development specific FLUM amendment applications, the impacts to demand are easily quantified through a LOS Analysis because these amendments typically have a precise build -out timeframe that is compatible with the planning horizon of the Capital Improvements Element (five to ten years), as well as 13 Attachment A a known development capacity (number of dwelling units and non - residential square footage). Based on this analysis, the County can determine whether the project included in the amendment will result in the need for facility improvements to maintain LOSS requirements over the time period covered by the CIE. Impacts to facility demand related to the proposed IAMP amendments are not as easily computed, and are not warranted. While the proposed amendments to the IAMP include revised and amended Future Land Use subdistricts that have the potential for increased densities and intensities, the proposed amendments will not have an impact on the demand for public facilities. The proposed IAMP amendments reflect an ideological change in how growth should occur in the Immokalee Urban Area, through greater flexibility of mixed use districts and the encouragement of higher densities around the urban core areas. Because there is not a specific development project attributed to this amendment, future demand directly resulting from amendments to the [AMP remains unchanged and should be based on accepted resident and seasonal population estimates and projections, as identified in Rule 9J- 5.005(2)(e). This is consistent with Collier County procedures for addressing public facilities demand as provided in the Annual Update & Inventory Report (AUIR), which identifies capital needs for the construction of new facilities to serve projected population growth and for necessary replacements of existing facilities that are needed to maintain adopted LOSS. As new development applications are proposed within the Immokalee Urban Area, consistent with the Goals, Objectives and Policies of the IAMP and Collier County GMP, an analyis of that development's impacts on public facilities will be conducted to ensure that it complies with the Collier County Concurrency Management system (CIE Objective 5.0.2 and Section 6.02.02 of the LDC). DEMAND ANALYSIS FROM POTENTIAL RESIDENTIAL BUILD -OUT While 9J -5 requirements dictate that impacts to public facilities and services be evaluated based upon population projections, in an attempt to respond to staffs requests, we have developed a facilities demand analysis based upon potential build -out capacity changes resulting from the proposed density increases in the TAMP. The adopted Collier County FLUE provides an analysis of potential residential development build -out in Section I.D. It states that "enough land had been included (in the Immokalee Urban Area) for approximately 39,000 dwelling units with a build -out time horizon of 2105." The Data & Analysis for the TAMP, Immokalee Residential Development Build -out Analysis, notes that this figure is derived by examining the existing residential development and total undeveloped acres that are projected for residential development for each Traffic Analysis Zone (TAZ). The analysis totally excludes undeveloped acreage that is in agricultural production or that is considered environmentally sensitive and only counts forty percent (40 %) of large tracts of land under single ownership. The Analysis also assumes that only 53 out of 181 acres designated as Neighborhood Center (NC) subdistrict, or 29 percent, will be used for residential development. Because this methodology fails to account for potential redevelopment and places arbitrary limits on development in other areas, it is not an accurate projection of residential build -out potential. 14 Attachment A An alternative residential build -out projection can be provided by assuming all of the Immokalee Urban Area will eventually develop at the highest permitted densities, regardless of current use. This can be accomplished by taking the acreage for each FLUE subdistrict and multiplying it by the base density. While this methodology provides a maximum potential, it is unlikely that the Immokalee Urban Area would ever reach these thresholds and it is impossible to predict when such a buildout would occur. Actual developments in Collier County and Immokalee are typically at lower residential densities than allowed by the FLUE subdistrict. Additionally, this methodology assumes that all land designated as Commercial Mixed Use (CMU) will achieve the highest possible residential development potential, although it is likely that a significant amount of development in the CMU district will not include a residential component. It should also be noted that the base density provided for each subdistrict is not an entitlement as described within the Density Rating System of the TAMP. The actual amount of development is dependent on the permitted density of the zoning designation. As previously noted, the proposed amendments to the TAMP will not increase the population projections used to determine future facility needs. It is assumed that Immokalee will maintain projected growth patterns into the future and that ultimate build -out will not be reached until the next century. Despite the uncertainty surrounding potential build -out resulting from the [AMP amendments, as discussed above, and the conviction that Florida Statutes do not require an analysis of impacts to public facilities based on the maximum intensities and densities allowed under the proposed land use categories, the following LOS Analysis is provided for informational purposes. This analysis is not intended to prescribe the timing or scale of future capital improvements. Those improvements will be programmed based on facility demand from updated population projections and through the AUIR and annual update to Collier County's financially feasible Schedule of Capital Improvements As illustrated in Tables 5 -7 and 5 -8 of the Data & Analysis document, the proposed FLUM amendments result in an increase to the maximum development potential from 68,576 to 75,307 dwelling units (DUs). Maximum development potential assumes all properties, whether already developed or vacant, would develop at the maximum permitted density. This is a 9.8 percent (6,730 DUs) increase above the adopted FLUM. Assuming 2.5 persons per household, the proposed FLUM could accommodate an additional 16,828 people. Using this data, Tables 6 -15 and 6 -16 show the changes to maximum residential development potential based on the generalized IAMP FLUM amendments. 15 Attachment B Comparison of Adopted TAMP and Proposed IAMP Goals, Objectives, and Policies Proposed Goals, Objectives, and Policies Related Goal, Objective and Policies from Existing TAMP Goal 1 To annually identify the priorities of the Immokalee community and the CPA related to capital improvements and other activities that will further the Goals, Objectives and Policies of the TAMP, in recognition of limited funding and staff resources. Objective 1.1 The Immokalee CRA shall, on an annual basis, develop a prioritized fist of Immokalee specific capital projects and other activities, programs, studies, and so forth that further the Goals, Objectives, and Polices of this Master Plan. The CRA shall also indentify any potential funding sources, for all or a portion of the projected cost, associated with these projects and activities. This list shall be provided to the BCC during its annual budgeting process in order to allow the BCC to consider the Community's priorities in relation to lavailable funding and staffing resources Policy 1.1.1 Fiscal and Operation Constraints Goal 2 Enhance and Diversify the Local Economy of the Immokalee Community Goal 6 Objective 2.1 To actively pursue, attract, and retain business enterprise in the Immokalee Area. Objecfive 6.1 Policy 2. 1.1 Commercial and Trade Hub Policy 2.1.2 Florida Tradeport/Immokalee Regional Airport Policy 6. 1.1 Policy 2.1.3 Mitigation Bank Objective 2.2 To create a positive business climate that will enhance and diversify the Immokalee Area economy, increase employment opportunities, and improve the quality of life for Immokalee residents. Objective 6.1 Policy 2.2.1 Expedited Review Policy 2.2.2 Pre- Certfied Commercialtindustrial Sites Policy 2.2.3 Home Occupations Policy 2.2.4 Financial Incentives Policy 6.1.4 Policy 2.2.5 Agriculture-Related Business Uses Objective 2.3 To promote and expand tourism, recreation, entertainment, and cultural opportunities in mmo a ee m or er to diversify the Immokalee economy, to improve the quality of life Goal 4 and Objective 6.1 Policy 2.3.1 Recreational, Entertainment, and Cultural Opportunities Policy 2.3.2 Eco- tourism Policy 2.3.3 Seminole Casino Immokalee Policy 2.3.4 Entertainment District Objective 2.4 To enhance and expand educational and cultural facilities and opportunities in Immokalee Policy 2.4.1 Research and Development Policy 2.4.2 Cultural Programs and Facilities Objective 2.5 To promote and support development and redevelopment initiatives in the Immokalee Area Objective 6.1 Policy 2.5.1 Technical Assistance Policy 2.5.2 Irfill and Downtown Redevelopment Policy 2.5.3 Alternative Funding Goal 3 To provide a diversity of safe, standard housing types for all residents of the Immokalee Urban Area Goal 2 Objective 3.1 Collier County shall coordinate with era ,sae, local and private agencies to address farmworker housing and migrant labor camp needs Objective 2.4 Policy 3. 1.1 Farrnworker Housing Land Development Regulations Policy 3.1.2 Agricultural and Housing Partnerships Objective 3.2 Collier County shall promote the conservation and rehabilitation of housing in Immokalee neighborhoods Objective 2.1 Policy 3.2.1 iTargeted Redevelopment Areas Policy 3.2.2 Funding Opportunities Policy 3.2.3 Prioritize Public Facilities Improvements Policy 2.3.3 Policy 3.2.4 Displaced Occupants Policy 3.2.5 Housing Code Enforcement Policy 2.1.2 and 2.3.3 Objective 3.3 Collier County will continue to explore and provide innovative programs and regulatory reforms to reduce development costs and promote safe and sanitary affordable- workforce housing for Immokalee resident. Objective 2.3 Policy 3.3.1 Housing Grant Opportunities Policy 2.4.1 Policy 3.3.2 Affordable- Workforce and Gap Housing Incentives Goal 4 To provide adequate and efficient public infrastructure, facilities and improvements for the Immokalee Area Goal 4 Objective 4.1 o provide a compre ensive system of parks and recreation facilities that supports diverse active an passive recreational activities within the Immokalee area Objective 4.1 Policy 4.1.1 Priority Park Sites Policy 4.12 Policy 4.1.2 Community Input Policy 4. 1.1 Policy 4.1.3 Expansion of Parks and Trails Policy 4.1.3 Policy 4.1.4 Encourage Active Lifestyles Policy 4.1.5 Use of Vacant Residential Parcels Policy 4.1.6 Park Amenities Page 1 of 2 Attachment B Comparison of Adopted IAMP and Proposed IAMP Goals, Objectives, and Policies Objective 4.2 To provide a network of roads, sidewalks, and bikepaths to support future growth and to provide for the safe and convenient movement of pedestrians, non- motorized, and motorized vehicles, reduce greenhouse gas emissions and minimize energy consumption Objective 5.1 Policy 4.2.1 Bicycle and Pedestrian Pathways Plan Policy 5.1.2 Policy 4.2.2 Long Range Transportation Improvements Policy 4.2.3 Access from Immokalee Airport to Future SR 29 Bypass Policy 4.2.4 Safety Improvements Policy 4.2.5 Public Transit Routes Policy 4.2.6 Enhanced Transit Services Policy 4.2.7 Transportation Concurrency Exception or Management Area Objective 4.3 To improve stone water management and surface drainage in Immokalee Policy 4.3.1 Immokalee Stornwater Master Plan Objective 4.4 o provide an efficient and economical solid waste management system that ensures public a and safety, and protects the environmental resources of the area Policy 4.4.1 Clean Immokalee Plan Goal s To protect important natural resources through implementation of appropriate eve opmen s an a s an policies Objective 5.1 To address the protection of natural resources in Immokalee, including Lake Trafford and connected wetland systems and listed species habitat including upland habitat used by listed species, through incentives and innovative techniques not otherwise addressed in the Conservation and Coastal Management Element Policy 5.1.1 Incentives and Innovative Land Development Regulations Policy 5.1.2 Lake Trafford Development Policy 5.1.3 Lake Trafford Remediation Policy 5.1.4 Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay Policy 5.1.5 Conservation Designation Goal 6 To allow and encourage a mixture of land uses that is appropriate to Immokalee Objective 6.1 The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development Orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate land use with the natural environment; maintain and develop cohesive neighborhood units; promote a sound economy; and encourage desirable growth and energy efficient development patterns. Standards and allowed uses for each District and Subdistrict are identified in the Designation Description Section Objective 1.1 Policy 6. 1.1 Future Land Use Designation Policy 1.1.1 and 1.1.2 Policy 6.1.2 Compatibility Between Land Uses Policy 1.1.4 Policy 6.1.3 Right to Farm Policy 1.1.6 Policy 6.1.4 Farmworker Housing Policy 1.5.1 Policy 6.1.5 Compact Mixed -Use Development Policy 6.1.6 Mobile Homes within the Immokalee Urban Area Policy 6.1.7 Existing Mobile Home Parks Policy 6.1.8 Public Educational Plants and Ancillary Plants Policy 1.1.7 Goal 7 To establish development design standards that are appropriate for Immokalee Objective 7.1 lenergy 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 efficiency Policy 7. 1.1 Development of Land Development Code Standards Policy 7.1.2 Location of Service Uses Policy 7.1.3 Innovative Design Policy 7.1.4 Downtown Pedestrian Amenities Policy 7.1.5 Central Business District Policy 7.1.6 Safe Neighborhood Initiatives Goal 8 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 8.1 Pursue effective interlocal and intergovernmental coordination in order to provide a range of human services to immokalee residents. Policy 8.1.1 lRegional Economic Development Initiatives Policy 8.1.2 Redevelopment Implementation Partners Policy 8.1.3 Immokalee Government Services Center Land Use Designation and Description Section Designation an escnp on Section Page 2 of 2 Attachment C: Residential Buildout Potential Comparison BASE DENSITY COMPARISON EXISTING Future Land Use Abbrev. Acres Base DU /AC Max. # DUs PROPOSED Future Land Use Abbrev. Acres Base DU /AC Max. # DUs Change o/ Change Low Residential LR 10,405.6 4 41,622.40 Low Residential LR 9,160.3 4 36,641.2 - 4,981.2 -51.2 Mixed Residential MR 463.9 6 2,763.4 Medium Residential MR 1,110.4 6 6,662.4 3,879.0 -632.4 High Residential HR 1,603.1 8 12,824.8 High Residential HR 1,565.7 8 12,525.6 -299.2 10.0 Mixed Use CC -MU + NC 861.8 12 10,341.6 Commercial Mixed Use CMU 1,104.4 16 17,670.4 7,328.8 462.8 RecreationaUTourist RT 251.2 4 1,004.8 Recreationalrroudst RT 451.8 4 1,807.2 802.4 Total 13,585.6 68,577.0 Total 13,392.6 75,306.8 6,729.8 9.81% *RT allowance for transient lodging density has been increased from 10 du /ac to 26 du /ac. Less LT /CKSSO Density* 1 -662.8 Sub-Totall 6,067.01 8.85% Less Public Lands** 1 - 3,784.9 SU0401211 2,232.11 3.33% MAXIMUM DENSITY COMPARISON (INCLUDES ALL BONUSES) EXISTING Future Land Use Abbrev. Acres Max DU /AC Max. # DUs PROPOSED Future Land Use Abbrev. Acres Max DU /AC Max. # DUs Change % Change Low Residential LR 10,4057 12 124 867.2 Low Residential LR 9,160.3 8 73 282.4 - 51,584.8 -51.2 Mixed Residential MR 463.9 14 6,494.6 Medium Residential MR 1,110.4 14 15,545.6 9,051.0 -632.4 High Residential HR 11603.1 16 25,649.6 High Residential HR 1,565.7 16 25,051.2 -598.4 10.0 Mixed Use CC -MU + NC 861.8 12 10,341.6 Commercial Mixed Use CMU 1,104.4 20 22,088.0 11,746.4 462.8 Recreational/Tourist- RT 251.2 4 1,004.8 Recreational/Tourist RT 451.8 4 1,807.2 802.4 Totai 13,585.6 168,357.8 Total 13,392.6 137,774.4 - 30,583.4 - 18.17% *RT allowance for transient lodging density has been increased from 10 du /ac to 26 du /ac. Less LTICKSSO Densi - 6,194.8 Sub -Total 36,778.2 - 21.85% Less Public Lands** - 6,036.7 Sub -Total -42,814.9 - 25.43% *LT /CKSSO Future Land Use Abbrev. Acres Max DUs (base) Max. DUs (4 du /ac) Change Max DUs (bonus) Max. DUs (4 dulac) Change Low Residential LR 1,193.0 4,772.0 4,772.0 0.0 9,544.0 4,772.0 - 4,772.0 Medium Residential MR 25.6 153.6 102.4 -51.2 358.4 102.4 -256.0 High Residential HR 52.7 421.6 210.8 -210.8 843.2 210.8 -632.4 Commercial Mixed Use CMU 33.4 534.4 133.6 -400.8 668.0 133.6 -534.4 Recreational/Tourist RT 10.0 40.1 40.1 0.0 40.1 40.1 0.0 Totall 1,314.7 5,921.7 5,258.9 462.8 11,4537 5,258.9 6,194.8 - Public Lands Future Land Use Abbrev. Acres Max DU /AC (base) Max. DUs (base) Max. DUTAC (bonus) Max. DUs (bonus) Low Residential LR 81.7 4 326.7 8 653.4 Medium Residential MR 162.6 6 975.4 14 2,276.0 High Residential HR 43.9 8 350.9 16 701.8 Commercial Mixed Use CMU 68.4 16 1,094.9 20 1,368.6 Recreational/Tourist RT i 259.2 4 1,037.0 4 1,037.0 Total 615.8 3,784.9 6,036.7 I. INTRODUCTION Immokalee has long been recognized as a distinct community within Collier County. Immokalee's economy, geography, and demographic make -up are different than the rest of Collier County. Approximately one -half of the land within the Immokalee Urban Area is presently zoned and actively used for agriculture. The urban area is surrounded by productive crop lands and environmentally significant habitat. Most Immokalee residents work within the agricultural industry, and the majority of agricultural laborers originate from Mexico and Central America. Statistics from the 2000 Census (the most comprehensive data for Immokalee currently available), comparing Immokalee to the County as a whole, reflect some of the key socio- economic differences, including age distribution, race and ethnicity, income, education and housing. The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed under separate Zoning and Subdivision Regulations until 1982. While it is now included under the county -wide Land Development Code, in 1991 the County again acknowledged the need for Immokalee- specific land use regulation 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 Planning Community in its 1983 Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now called the Growth Management Plan (GMP), which included a requirement to develop an area master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan (TAMP), as referenced in Policy 4.2 of the Future Land Use Element: A detailed Master Plan for the Immokalee Urban designated area has been developed and was incorporated into this Growth Management Plan in February, 1991. Major revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area Master Plan addresses conservation, future land use, population, recreation, transportation, housing, and the local economy. Major purposes of the Master Plan are coordination of land uses and transportation planning, redevelopment or renewal of blighted areas, and the promotion of economic development. The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier County Growth Management Plan. Due to the unique geographic, social, and economic characteristics of the Immokalee Urban Designated 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 Designated Area. On 1 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuel- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuel h language for deletions. May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, which established the Immokalee Area Master Plan Restudy 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, extending the timeframe for the advisory committee and renaming it the Immokalee Master Plan and Visioning Committee ( IMPVC). On November 13, 2007, the Board adopted Ordinance 2007 -69, which extended the timeframe again, providing 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 any necessary Requests for Proposals (RFPs) for consulting services. B. Assist County staff with the review of general planning matters related to the Immokalee Community. These could include housing, zoning, economic and /or other issues as may be brought before the Committee. C. Identify and provide the Board of County Commissioners the Committee recommendations relative to: 1. road improvements; 2. economic incentives; 3. increasing the quality and quantity of affordable housing; 4. land uses and improvements relative to the Immokalee Regional Airport; 5. density increases in mixed -use districts;, 6. restructuring of future land use designations and designation boundaries within the Immokalee community; 7. the facilitation of construction of commercial development in commercial districts; j 8. the preparation of revisions to current zoning districts and the development of associated LDC (Ordinance 04 -41, as amended) standards; and 9. the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee community. D. Assist in the development of revised goals, objectives, and policies, and land use designation descriptions for the Immokalee Area Master Plan. E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish consistency between the Master Plan and the County Rural Lands Stewardship Area j Overlay provisions. The IMPVC has been working steadily towards achieving these goals over the last five years. The adoption of the revised IAMP and revised Immokalee Master Plan Future Land Use Map represents the first step in completing the objectives of the Committee. The Collier County LDC (Ordinance 04 -41, as amended) will be updated next to implement the Goal, Objectives, and PAI TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struel thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stF� hFeuo language for deletions. Version Dated Apnl 22, 201_Q Policies of the TAMP, followed closely by an update to the Capital Improvements Plan, and the creation of a long -term transportation plan. II. NEW DIRECTIONS The residents of Immokalee see new possibilities for their community with the development of this Master Plan. With the development of this new Master Plan, Immokalee has chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining its future, revitalizing its community, and developing a new mission that focuses on strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we call home." Economic opportunity lies in Immokalee's diverse community. Many residents have roots in Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage should be embraced and used to develop a local marketing strategy. This diversity should guide the redevelopment and design 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 designed to embrace this cultural diversity; take advantage of the traffic generated by the Immokalee Seminole Casino and the growing Stewardship Receiving Areas, including the Town of Ave Maria; and create new public plazas and gathering spaces. These public plazas and spaces will be designed within an appropriate streetscape to foster walkability and a mixture of uses, including 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 unique natural surroundings, which can also be a great benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as other adjacent vast natural areas, which include historic working ranches, provide an excellent opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to the Everglades, 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 boating, fishing, camping, and hiking, and the chance to experience natural Florida and this freshwater frontier. Agriculture continues to be the major local industry and Immokalee residents recognize emerging opportunities for new agricultural - related businesses. Increasing fuel costs, apprehension related to food security, and environmental concerns have increased the demand for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an opportunity to create a new farmers' market or expand the existing state farmers' market to serve the regional demand for fresh produce. 3 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuel# language for deletions. VersioriDated Apn1.22 201,0 Additionally, residents see opportunities emerging from the regional economy and the strategic location of Immokalee in the region. Immokalee will not remain isolated in the future. One state arterial (SR 29) runs through the downtown, while another ends just three miles north of downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I- 75. Planned capacity improvements to SR 82 and SR 29 from two lanes to four !a will open up the area to more travel, and planned roadway expansions, including a SR 29 Loop and-a petetatialnew 1 75 interchang° in easteF^ Gull will further improve the accessibility to and from Immokalee, helping it to become a tourist destination and a distribution center for goods and services. Improvements to the roadway system, both regionally and within the Immokalee Urban Area, are just one part of how the overall transportation will improve in the future. The Immokalee Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full - service Customs Office, supporting both international and domestic trade opportunities, and is a growing cargo service airport. The Florida Tradeport operates within a Foreign Trade Zone ( #213), State Enterprise Zone, Federal Enterprise Community, and Hub Zone. It provides direct access to over 2,000 acres of industrial -zoned property and two paved 5,000 x 150 foot runways equipped for GPS RNAV and LBV VOR instrument approaches. The opportunities available through development of the Tradeport are particularly significant given that the Economic Development Council of Collier County (EDC) estimates the County will need an additional 3,685 acres of new business park lands by 2030. The EDC has been working to attract research clusters to Collier County to diversify the economy, which is currently highly dependant on only three industries: agriculture, construction, and tourism and services. The three targeted industry clusters are: health and life science; computer software and services; and distribution. Given its location, access to major roads, connectivity with other parts i of the state, availability of developable land, and the airport, Immokalee is a prime location for the new distribution industry that the EDC has identified as being vital to the growth and diversification of Collier County's economy. Another potential for economic growth lies in anticipated development in areas surrounding Immokalee. As new towns in eastern Collier County develop, needed government services and departments could be centrally located in Immokalee to serve the eastern portion of the County. III. IMMOKALEE AREA MASTER PLAN PRIORITIES The Immokalee Area Master Plan has been developed to emphasize these identified opportunities and strengths. The first goal requires the development of an Immokalee specific prioritized list of capital improvements and other activities desired to be funded each year. Overall, each of the eight goals support economic development and diversity, but Goal Two, specifically makes economic development a priority, and the objectives and policies set forth 4 I_1VA19 Changes made prior March 4, 2010 are reflected as clean text (not underlined or st-Fuek fib). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stoic - thFeugh language for deletions. vers�lonADated April 22;_,2010 specific ways to promote and diversify the local economy and create a positive business climate. The third goal, and its objective and policies, deal with housing. Mobile homes have historically provided a significant percentage of the housing in Immokalee, and have provided affordable homes. Adequate housing for farmworkers must continue to be addressed. Gap housing and other "market- rate" housing, which provides housing for middle -class families, has been historically underrepresented in the Immokalee market. Affordable- workforce housing will continue to be needed in the community. Note that the terms Gap and Affordable Workforce Housing are defined in the Collier County LDC (Ordinance 04 -41, as amended). The fourth goal and set of objectives address infrastructure and public services. Parks and recreational opportunities to serve the young families in Immokalee are the first public infrastructure item discussed. Transportation is a major component of any community's public infrastructure needs, and while county -wide issues are still dealt with in the county Transportation Element, this portion addresses Immokalee's local roads and needed public safety improvements to protect pedestrians and bicyclists. Other important public services include stormwater management and solid waste, which are addressed as well. The fifth goal and related objective deals with natural resource protection and how to promote eco- tourism within Immokalee. While the Conservation and Coastal Management Element still applies, significant natural resources within the Immokalee Urban Area and ecotourism opportunities are addressed here. Land use is an integral component of any master plan, and the sixth goal and its objective and policies deal with this issue. Mixed -use, pedestrian - scaled development is important, as is allowing development in appropriate locations, at densities and intensities that will attract new development. Urban form and design are addressed in the seventh goal. These objectives and policies are generally concerned with how to create a theme or brand for Immokalee, provide safe multi - modal transportation, and develop site design and development standards appropriate for Immokalee, rather than continuing to apply standards developed for coastal Collier. The eighth and last goal, objective, and related policies are concerned with interlocal and intergovernmental coordination, to address current service issues and to continue collaboration with appropriate organizations in the future. 5 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuel( t # reegb). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and strtteI( thr-eeg# language for deletions. Economic Development GOAL 1: TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE COMMUNITY , AND THE CRA RELATED TO CAPITAL IMPROVEMENTS AND OTHER ACTIVITIES THAT WILL FURTHER THE GOALS, OBJECTIVES AND POLICES OF THE TAMP, IN RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES. OBJECTIVE 1.1: The Immokalee CRA shall, on an annual basis, develop a prioritized list of Immokalee specific capital projects and other activities, programs, studies, and so forth that further the Goals, Objectives, and Polices of this Master Plan. The CRA shall also indentify any potential funding sources, for all or a portion of the projected cost, associated with these projects and activities. This list shall be provided to the BCC during its annual budgeting process in order to allow the BCC to consider the Community's priorities in relation to available funding and staffing resources. Policy 1.1.1 Fiscal and Operation Constraints A number of Objectives and Policies set forth in the IAMP provide for optimal timeframes within which the Objective or Policy is intended to be accomplished. Given limited funding and staff resources, and in consideration of the prioritized list submitted to the BCC annually by the CRA, the BCC may extend these optimal timeframes pursuant to available funding and /or operational constraints. Any Objectives and Policies that have not been accomplished may be reviewed and reconsidered as part of the County's Evaluation and Appraisal (EAR) process. j U TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek thFeuo language for deletions. Version Dated April 22, ;201.0. Economic Develo GOAL 2: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY Adopted LAMP Reference: GOAL 6: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE /MMOKALEE COMMUNITYAS DETAILED IN THE ECONOMIC ELEMENT OF THE GROWTH MANAGEMENT PLAN. OBJECTIVE 2.1: To actively pursue, attract, and retain business enterprise in the Immokalee Area. Adopted LAMP Reference: OBJECTIVE 6.1: The County shall promote economic development opportunities throughout the Immokalee Urban Area. Policy 2.1.1: Commercial and Trade Hub In recognition of Immokalee's strategic location within Collier County and southwest Florida, and the Foreign Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise Community, HUB Zone, and Rural Area of Critical Economic Concern designations, and the economic or funding opportunities resulting from those designations, Collier County, subject to Policy 1.1.1, will,: • Work with the Immokalee CRA and the Economic Development Council (EDC) of Collier County to actively promote and position Immokalee as a regional commercial and trade hub for businesses seeking to locate or expand into Southwest Florida; • Assist the CRA, EDC and immokalee — r"�per of — Gernmerc-e other economic development entities in the marketing of commercial and industrial opportunities in Immokalee; • Assist the CRA in pursuing grants and funding from government, non - governmental organizations, or private sector partnerships. Policy 2.1.2: Florida Tradeport/Immokalee Regional Airport Collier County will promote economic development opportunities at the Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial areas. 7 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or through). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek thFeugh language for deletions. Economic Development Adopted LAMP Reference: POLICY 6.1.1: The County, in cooperation with the Immokalee Chamber of Commerce, the Collier County Airport Authority, and the Economic Development Council, shall continue to promote economic opportunities at the Immokalee Regional Airport and the surrounding commercial and industrial areas Policy 2.1.3: Mitigation Banking and /or Targeted Acquisition Lands Within two (2) years of the effective date of this policy reflective 20111, Collier County will explore the feasibility of utilizing privately owned undeveloped parcels with significant wetland, upland, or listed species habitat value, as a listed species habitat conservation bank or wetland mitigation bank to compensate for wetland or listed species impacts associated with development within the Immokalee Urban Area, for mitigation required by state and federal agencies, or for off -site preservation when allowed. The purpose of such a mitigation bank and /or identification of lands targeted for acquisition within or proximate to the Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite permitting of development and redevelopment on other more appropriate lands within the Immokalee Urban Area. During this period, the County shall develop a map depicting the preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives shall be included in the LDC (Ordinance 04 -41, as amended) to direct mitigation to or acquisition of these targeted lands and to direct development away from such lands. OBJECTIVE 2.2: To create a business climate that will enhance and diversify the Immokalee Area economy and increase employment opportunities, to improve the quality of life for Immokalee residents. Adopted LAMP Reference: POLICY 6.1.4: Ensure that economic policies, programs and incentives pursued by Collier County within the Immokalee Urban Area are managed so as to provide a benefit to the community. Policy 2.2.1: Expedited Review Within two (2) years of the effective date of this policy [effective . 20111, subject to Policy 1.1.1, Collier County will review and amend or expand, as necessary, the fast -track and expedited review program for projects that provide a positive economic benefit to the Immokalee s TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struek t#reugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and strueac thFeugb language for deletions. Vii i_6n7b tetl Ap it 22,2010 Economic Development economy, specifically including affordable, gap, and farmworker housing and targeted industries. During this period, criteria will be developed to be used as a guide for determining what will qualify a project for this expedited review program. Policy 2.2.2: Pre - Certified Commercial /Industrial Sites Collier County will encourage the development of targeted manufacturing, light industrial, and other similar uses by identifying appropriate locations for those uses, and by streamlining the permitting and approval process for commercial and industrial development within the Immokalee Urban Area. Collier County will review the existing Certified Sites Program and propose improvements to the program within two (2) years of the effective date of this policy (effective , 20111 and subject to Policy 1.1.1. Policy 2.2.3: Home Occupations Collier County will amend the LDC (Ordinance 04 -41, as amended), subject to Policy 1.1.1, to create more flexibility for home -based businesses in the Immokalee Urban Area, thereby allowing additional opportunities for home -based occupations. Policy 2.2.4: Financial Incentives Collier County will develop a comprehensive financial incentive strategy to promote economic development in the Immokalee area and identify funding sources to maintain adequate funding of such incentive programs. Policy 2.2.5: Agriculture - Related Business Uses In recognition of the economic importance of agriculture, the County will amend the LDC (Ordinance 04 -41, as amended) to allow agriculture - related business uses, such as fruit and vegetable stands, farmers markets, and agritourism related uses, within certain, to be determined, non - agricultural zoning districts, within two (2) years of the of the effective date of this Policy [effective . 20111, subject to Policy 1.1.1. E TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or s#rue- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuc4eto language for deletions. Economic Development OBJECTIVE 2.3: AOW To promote and expand tourism, recreation, entertainment, and cultural opportunities in Immokalee in order to diversify the Immokalee economy, and to improve the-quality of life. Adopted LAMP References: GOAL 4: IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY. OBJECTIVE 6.1: The County shall promote economic development opportunities throughout the Immokalee Urban Area. Policy 2.3.1: Recreational, Entertainment and Cultural Opportunities Collier County, subject to Policy 1.1.1, will promote the expansion of entertainment, cultural and recreational opportunities, such as restaurants, movie theaters, museums, and public spaces, within two (2) years of the effective date of this Policy reflective 20111. It is anticipated that the County will work with the Immokalee CRA, Chamber of Commerce, the Naples Marco Island Everglades Convention and Visitors Bureau, and other public and private organizations to promote these opportunities. Policy 2.3.2: Eco- tourism Collier County, subject to Policy 1.1.1, will support and assist in the development of ecotourism in the Immokalee Area, with a particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the County will work with the Immokalee CRA, Chamber of Commerce, the Naples Marco Island Everglades Convention and Visitors Bureau, and other public and private organizations to promote these opportunities. Policy 2.3.3: Seminole Casino Immokalee Collier County will continue efforts to work with the Seminole Tribe to: a) integrate future plans for the Casino and Reservation within an Immokalee -wide tourism development and marketing campaign; and b) address impacts of the expansion of the Casino, the Resort Hotel and other resort structures and uses on the community and surrounding area. 10 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stmek thFeuo language for deletions. Economic Policy 2.3.4: Entertainment ^°�4-Area In recognition of the fact that the casino is a significant attraction, Collier County, subject to Policy 1.1.1., will undertake efforts to develop an entertainment district area near the casino that is complementary and connected to Immokalee's existing downtown core. OBJECTIVE 2.4: To enhance and expand educational and cultural facilities and opportunities in Immokalee. Policy 2.4.1: Research and Development Collier County subject to Policy 1.1.1, will seek to attract educational research facilities, similar to the Southwest Florida Research and Education Center, to Immokalee. It is anticipated that the County will work with the EDC, Immokalee CRA, public and private colleges and universities, and other public and private organizations to promote these opportunities. Policy 2.4.2: Cultural Programs and Facilities Collier County will identify cultural programs and facilities to address the needs of Immokalee residents and visitors subject to Policy 1.1.1. OBJECTIVE 2.5: To promote and support development and redevelopment initiatives in the Immokalee Area. Adopted LAMP Reference: OBJECTIVE 6.1; The County shall promote economic development opportunities throughout the-Immokalee Urban Area. Policy 2.5.1: Technical Assistance Within two (2) years of the of the effective date of this Policy [effective 20111, subject to Policy 1.1.1, Collier County will review existing programs meant to provide technical assistance for the establishment and permitting of new or expanding businesses and make recommendations to better implement these programs. This technical assistance will be made available through the Immokalee CRA. It is anticipated that Collier County will work with the Immokalee CRA, the Southwest Florida Workforce Development Board, and the EDC to complete this review and make recommendations. 11 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or thFeuigh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek threugh language for deletions. Economic Develo Policy 2.5.2: Infill and Downtown Redevelopment Collier County will promote infill development and redevelopment within the Commercial -Mixed Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04 -41, as amended) that facilitate mixed -use projects and provide for flexible performance -based incentives. Policy 2.5.3: Alternative Funding Collier County may seek to partnership -eppet ivies with the- immokal Front Porch Florida; mid tithe Immokalee community or civic groups, and other similar entities to promote or expedite the development and redevelopment of residential structures and properties within Immokalee by pursuing alternative funding sources on an ongoing basis. `Fa IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek thFeugh Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stmek thFeugli language for deletions. Version_Dated April, 22, 2010 Hou GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. Adopted LAMP Reference: GOAL 2: CREATE AN ENVIRONMENT WITHIN WHICH ALL WORKING, DISABLED AND RETIRED RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL HAVE A REASONABLE OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE HOUSING CONSISTENT WITH THE DESIRED CHARACTER OF THE AREA AS IDENTIFIED IN THE 1MMOKALEE AREA MASTER PLAN. OBJECTIVE 3.1: Collier County shall coordinate with federal, state, local and private agencies to address farmworker housing and migrant labor camp needs for Immokalee. Adopted .TA MP Reference: OBJECTIVE 2.4: There shall be an annual effort to coordinate with federal, state, local and private agencies to seek funding to meet the housing needs as identified in the Housing Element of the Growth Management Plan and to assure consistency with federal, state and local regulations concerning migrant labor camps. Policy 3.1.1: Farmworker Housing Land Development Regulations Collier County, subject to Policy 1.1.1, will review and revise, as necessary, the LDC provisions regulating Farmworker Housing within the Immokalee Urban Area to eliminate regulations that are duplicative to Federal and State provisions, specifically in regards to H -2A Housing and Migrant Labor Camps for seasonal workers with temporary, non - immigrant visas. Policy 3.1.2: Agricultural and Housing Partnerships Collier County will encourage local agricultural growers to work in partnership with housing organizations to provide affordable and suitable housing for migrant and seasonal farmworkers. OBJECTIVE 3.2: Collier County shall promote the conservation and rehabilitation of housing in Immokalee neighborhoods. 13 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and straek thFfto language for deletions. Housi Adopted LAMP Reference: OBJECTIVE 2.1: Collier County shall promote the conservation and rehabilitation of housing in Immokalee neighborhoods. Policy 3.2.1: Targeted Redevelopment Areas Collier County will promote the development and redevelopment of housing within targeted redevelopment areas. Targeted redevelopment areas include neighborhoods with occurrences of substandard structures, vacant parcels or groups of vacant parcels, and areas where issues of compatibility between land uses exits. Collier County, subject to Policy 1.1.1, will review the 2004 Immokalee Housing Condition Inventory to determine if the findings of the Inventory are still valid, and, if necessary, update the Inventory to accurately identify targeted redevelopment areas. Policy 3.2.2: Funding Opportunities Collier County, subject to Policy 1.1.1, in coordination with federal, state, and other local agencies and private organizations will seek funding for the housing needs identified in the Immokalee Housing Condition Inventory. Policy 3.2.3: Substandard Housing Collier County, subject to Policy 1.1.1, will periodically update its program for the repair, removal, or replacement of substandard housing units, based on the most recent Immokalee Housing Condition Inventory. Adopted .TAMP Reference: Policy 2.3.3: The Code Enforcement Department will prioritize the enforcement of codes related to substandard housing that constitutes a serious threat to the public's health, safety and welfare. Policies on demolition of such structures will be enforced and the Code Enforcement Board used to levy appropriate fines. Policy 3.2.4: Displaced Occupants Collier County will coordinate with local non - profit social service organizations to provide relocation assistance for occupants who are displaced from substandard dwelling units s, ubject to Policy 1.1.1. 14 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struelk threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and sttfuel h language for deletions. Version;Dated April 2 x2010 Policy 3.2.5: Housing Code Enforcement Collier County shall make reasonable effort to require that substandard housing be brought into compliance or eliminated. Enforcement efforts will focus on properties that are abandoned, owned by an absentee landlord, or whose operation is not in compliance with the Collier County Land Development Code. Adopted LAMP Reference: Policy 2.1.2: Collier County shall assist in upgrading existing neighborhoods through active code enforcement, and providing capital improvements in such neighborhoods. and Policy 2.3.3: The Code Enforcement Department will prioritize the enforcement of codes related to substandard housing that constitutes a serious threat to the public's health, safety and welfare. Policies on demolition of such structures will be enforced and the Code Enforcement Board used to levy appropriate fines. OBJECTIVE 3.3: The County will continue to explore and provide innovative programs and regulatory reforms to reduce development costs and promote safe and sanitary affordable- workforce housing for Immokalee residents. Adopted LAMP Reference: OBJECTIVE 2.3: The County will continue to explore and provide innovative programs and regulatory reforms that reduce the costs of development and maintenance of safe and sanitary affordable - workforce housing for Immokalee residents. Policy 3.3.1: Housing Grant Opportunities Collier County in coordination with the Immokalee Community Redevelopment Agency, will pursue government grants and loans for affordable- workforce housing. 15 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and seek thFeugh language for deletions. Housi Adopted LAMP Reference: Policy 2.4.1: The County Operations Support and Housing Department will meet with representatives of the Rural Economic Development Administration to improve the County's ability to attract government grants and loans to develop affordable- workforce housing. Policy 3.3.2: Affordable - Workforce and Gap Housing Incentives Collier County, subject to Policy 1.1.1, will review its affordable- workforce housing (including gap) incentives to determine the effectiveness of existing provisions and whether additional incentives are necessary or desired. 16 [AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuelk thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and strtElo language for deletions. Version` Dated Api122, 201 Urban Form GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND FACILITIES FOR THE IMMOKALEE URBAN AREA. Adopted .TAMP Reference: GOAL 4: IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY. OBJECTIVE 4.1: To provide a comprehensive system of parks and recreational facilities that supports diverse active and passive recreational activities within the Immokalee area. Adopted .TAMP Reference: OBJECTIVE 4.1: Collier County shall implement a parks and recreation program for Immokalee that is equivalent to Collier County standards, taking into consideration plans that reflect citizens' recreational preferences and offer recreational opportunities for all age groups. Policy 4.1.1: Priority Park Sites Collier County will prioritize the development of future parks within, or adjacent to, the most densely populated urban areas to ensure convenient access by the majority of residents, and in coordination with the Immokalee Community Redevelopment Agency, will identify locations for public plazas, greens, or urban parks. Adopted .TAMP Reference: Policy 4.1.2: The County Public Services Division may locate future parks within designated Neighborhood Centers and within other areas that serve the needs of the community. This may be accomplished through funding methods including, but not limited to, the County's purchase of land, private sector land donations or through an interlocal agreement between Collier County and the Collier County School Board 17 [AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or thFeugh . Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and StF ek thFfto language for deletions. Urban Form Policy 4.1.2: Community Input Collier County will solicit community input to ensure provision of appropriate facilities to address the demographics of the Immokalee Area. Adopted LAMP Reference: Policy 4.1.1: In accordance with Objective 3. 1, and subsequent policies, of the Recreation and Open Space Element, the County Parks and Recreation Department shall, by 2010, develop a Community and Regional Park Plan. The plan and budget will be based upon such things as a survey of the preferences and priorities of Immokalee's seasonal and permanent population. The survey should include: a. Questions concerning community -wide and neighborhood park recreation issues. b. Differentiates by neighborhood the estimates of the population's priorities among alternative combinations of types of parks and recreation sites, facilities, equipment, and services. C. Be conducted during peak permanent and seasonal population periods. Policy 4.1.3: Expansion of Parks and Trails Collier County will expand the network of parks and connect recreational areas throughout the community where appropriate and feasible, subject to Policy 1.1.1, and as identified in the Immokalee Capital Improvements Plan, to be developed after adoption of this Master Plan. Adopted LAMP Reference: Policy 4.1.2: Collier County shall ensure that government services and facilities related to parks and recreation are provided concurrent with the impacts of development. Policy 4.1.4: Encourage Active Lifestyles Collier County will encourage outdoor activity and active lifestyles by creating new recreational facilities, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as appropriate to Immokalee's demographics and as feasible in accordance with the Immokalee Capital Improvement Plan, subject to Policy 1.1.1. 18 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or sly thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and StFUCk — thFeUgli language for deletions. Verskon Dated_Ajl 22, 2010 Urban Form Policy 4.1.5: Use of Vacant Residential Parcels In accordance with the Neighborhood Park Policy, as appropriate and feasible subject to policy 1.1.1, Collier will consider acquiring vacant residential parcels in order to develop new neighborhood parks. These parcels may be small in size and should be evenly distributed throughout the community. Policy 4.1.6: Park Amenities Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains, shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of park users. The list of needed improvements will be ' updated in the most recent the Immekaloo Component of the 2010 Community and Regional Park Master Plan. OBJECTIVE 4.2: To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the safe and convenient movement of pedestrians, motorized, and non - motorized vehicles. Adopted LAMP Reference: OBJECTIVE 5.1: The County shall provide for the safe and convenient movement of pedestrians, motorized and non - motorized vehicles. Policy 4.2.1: Bicycle and Pedestrian Pathways Plan Related to pathways specifically in the Immokalee Urban Area, the Collier County 5 -Year Pathways Plan, prepared by the Collier County Metropolitan Planning Organization with the assistance of the Pathways Advisory Committee, will give priority to linking existing and future residential neighborhoods with commercial and employment areas, publiG serviGe areas as well as schools, libraries, community parks, a;4-recreation sites and other public service areas. As priority improvements are identified, input from landowners and residents will be sought. The Collier County 5 -Year Pathways Plan will depict existing and planned future pathways for the Immokalee community, subject to Policy 1.1.1. ReforonGe Immokalee Walkability olaRiStud , Adopted LAMP Reference: Policy 5.1.2: The Collier County 5 -Year Pathways Plan, prepared by the Metropolitan Planning Organization with the assistance of the Pathway Advisory Committee, shall give priority to linking existing and future residential neighborhoods to each other, designated neighborhood centers, commercial, employment and public service areas. This plan will reflect the unique needs of the Immokalee community and also take into consideration the need for pedestrian walkways in Immokalee 19 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFUElE- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struck thFeugh language for deletions. Urban Form Policy 4.2.2: Long Range Transportation Improvements Collier County will explore the possibility of accelerating the implementation of the Collier County Metropolitan Planning Organization's Long Range Transportation Plan, subject to available funding, as a precursor to initiating new investment in the Immokalee area. In particular, the County will support and encourage: • the Florida Department of Transportation in the widening of SR 82 between 1 -75 and SR 29 as a first step in improving transportation access to Immokalee; • the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the Immokalee Regional Airport and Florida Tradeport; • the Florida Department of Transportation to improve road conditions along State -owned roads; and • the creation of new collector roads, including the Little League Road extension near Lake Trafford, to handle increased future population growth and traffic in that area. Policy 4.2.3: c'^"" a Trade of )arkway Access from Immokalee Airport to Future SR 29 Bypass Collier County will coordinate with landowners and other stakeholders to identify one or more a preferred routes to connect the Airport and TFadepeFt to -the future SR 29 Bypass, subject to Policy 1.1.1. Policy 4.2.4: Safety Improvements Within two M\ yenrc of the effenfive date of thus Dnlinv s bjen4 tO ❑GIhGY 1 1 1 - Collier County will develop a'plan identifying locations for new traffic signals, signage, crosswalks, bikepaths, and street lighting for the purpose of improving pedestrian and bicycle circulation and safety within prioritized areas within the MSTU as part of the Walkability Study funded by the Collier Metropolitan Planning Organization, subject to Policy 1.1.1. Policy 4.2.5: Public Transit Routes Collier County will consider expansion of public transit routes to comprehensively cover the downtown area, connect significant employment centers and public facilities, and interconnect to adjacent communities, where deemed appropriate and subject to Policy 1.1.1. Policy 4.2.6: Enhanced Transit Services Collier County will encourage the provision of a wide array of transit services, such as bike -and- ride and medical transport, subject to Policy 1.1.1. 20 [AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek thFeuo language for deletions. versron,Dated April 22, 20,1�Q Urban Form Policy 4.2.7: Transportation Concurrency Alternatives (for SR 29) Within two (2) years of the effective date of this Policy reffective 20111, Collier County shall identify alternatives methods to allow non - residential development in the Immokalee Urban Area to proceed with limited exceptions and /or a mitigated waiver and to be waived from existing concurrency requirements due to the economic and job creation benefits such development would provide. Funding for the alternatives to concurrency feasibility analysis will be provided by the Immokalee CRA. The following shall be considered as a part of the analysis: a. Establishing a TCEA or TCMA or other alternative that would allow limited exceptions and /or mitigated waivers from concurrency for economic development, diversity, and job creation in the Immokalee Urban Area; and b. Potential limitations on such exceptions and /or waivers from concurrency including: 1. Limiting applicability to certain locations in the Urban Area such as the Airport/ Tradeport, other lands around the airport, and the Central Business District corridor (Urban Infill designated lands); 2 Requiring a case -by case approval of any such exception or waiver based upon certain targeted and measurable objectives, including Transit Oriented Design, job creation and other commitments by the developer that would be deemed to be beneficial to the community; and 3. Limiting the duration or having mandatory periodic reviews of the continued feasibility of any such exception or waiver process. OBJECTIVE 4.3: To improve stormwater management and surface drainage in Immokalee. Policy 4.3.1: Immokalee Stormwater Master Plan Within two (2) years of the effective date of this Policy [effective 20111, subject to Policy 1.1.1, Collier County will implement, to the degree necessary on a phased schedule, the Immokalee Stormwater Master Plan and its recommendations for the particular locations (Lake Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross -Drain Additions) where significant drainage issues are known. OBJECTIVE 4.4: To provide an efficient and economical solid waste management system that ensures public health and safety, and protects the environmental resources of the area. 21 L1►VJI& Changes made prior March 4, 2010 are reflected as clean text (not underlined or threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and s#fuek- thFaugh language for deletions. Urban Form Policy 4.4.1: "Clean Immokalee" Plan Collier County will develop a "Clean Immokalee" Plan to improve the physical appearance of the streets and lots through education, enforcement, and clean -up activities by 2011. This program will solicit input and participation from community organizations and neighborhood associations. 22 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek thFeUgh language for deletions. Urban Form GOAL 5: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT STANDARDS AND POLICIES. OBJECTIVE 5.1: To address the protection of natural resources in Immokalee, including Lake Trafford and connected wetland systems and listed species habitat including upland habitat used by listed species, through incentives and innovative techniques not otherwise addressed in the Conservation and Coastal Management Element. Policy 5.1.1: Incentives and Innovative Land Development Regulations Collier County will promote the preservation of native vegetation in the Immokalee Urban Area exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP Policy 2.1.3, opportunities for mitigation and acquisition, by utilizing incentives and innovative land development regulations, including but not limited to: cluster development, transferable development rights, density bonuses, and flexible development standards to incentivize infill development and redevelopment within targeted MR, HR, C -MU and I -MU designated lands. Within two (2) years of the effective date of this Policy [effective . 20111, subject to Policy 1.1.1, the County will explore the feasibility of adopting a TDR program in the Immokalee Urban Area to further this Objective and Policy 1.1.3. Should it be determined through this feasibility analysis that a TDR program desirable, the IAMP shall then be amended within 2 years to provide for such a program, subject to Policy 1.1.1. Within two years of the effective date of this Policy [effective 20111 the LDC (Ordinance 04 -41, as amended) subject to Policy 1.1.1, shall be amended to provide for other incentives and innovative land development regulations, including but not limited to cluster development and flexible development standards, that do not require an amendment to the [AMP. Policy 5.1.2: Lake Trafford Development Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat to the ecosystem, economy and ecotourism activities in Immokalee, proposed development adjacent to Lake Trafford will conform to best management practices regarding water quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands or natural habitat. Within two (2) years of the effective date of this Policy (effective 1 20111, subject to Policy 1.1.1, the County in conjunction with any applicable state or federal agencies, 23 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struek thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struelk thFeugii language for deletions. Urban Form will amend the LDC (Ordinance 04 -41, as amended) to establish specific best management practices and will identify the specific locations where such best management practices shall be required. Policy 5.1.3: Lake Trafford Remediation Collier County will, subject to Policy 1.1.1, continue to cooperate with agencies on remediation, restoration, and long term management efforts at Lake Trafford (e.g., organic sediment and invasive plant removal) to improve the health and recreational potential of the Lake. Policy 5.1.4 Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay Natural resource protection for the Lake Trafford /Camp Keais Strand System is provided for in the Land Use Designation Description Section of this plan in subsection C. Overlays and Features, 1. Lake Trafford /Camp Keais Strand System Overlay. 5.1.5 Conservation Designation During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban Area owned by a public entity, where such lands were acquired for the purposes of conservation, , essential seNiGes as provided for in the Collier County Future Land Use Conservation Designation. Such lands shall be designated Conservation on the FLUM. 24 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek- t#reugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek threugh language for deletions. Urban Form GOAL 6: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS APPROPRIATE FOR IMMOKALEE. OBJECTIVE 6.1: The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development Orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate land use with the natural environment; maintain and develop cohesive neighborhood units; promote a sound economy; and encourage desirable growth and energy efficient development patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land Use Designation Description Section. Adopted LAMP Reference: OBJECTIVE 1.1: Unless otherwise permitted in this Master Plan for Immokalee, new or revised uses of land shall be consistent with designations outlined on the Future Land Use Map. The Future Land Use Map and companion Future Land Use Designations, Districts and Subdistricts shall be binding on all Development Orders effective with the adoption of the Master Plan for Immokalee. Through the magnitude, location and configuration of its components, the Future Land Use Map is designed to coordinate land use with the natural environment including topography, soil and other resources, maintain and develop cohesive neighborhood units, promote a sound economy, and discourage undesirable growth and development patterns. Standards and permitted uses for each Immokalee Master Plan Future Land Use District and Subdistrict are identified in the Designation and Description Section. Policy 6.1.1: Future Land Use Designation The Immokalee Area Master Plan's URBAN Future Land Use Designation includes the following Future Land Use Districts, Subdistricts, Overlays and Features: A. URBAN — MIXED USE DISTRICT 1. Low Residential Subdistrict 2. Medium Residential Subdistrict 3. High Residential Subdistrict 4. Commercial — Mixed Use Subdistrict 5. Recreational/Tourist Subdistrict B. URBAN — INDUSTRIAL DISTRICT 1. Industrial Subdistrict 2. Industrial — Mixed Use Subdistrict 3. Industrial — Immokalee Regional Airport Subdistrict 25 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or sly threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek thFeuo language for deletions. VersioirDated Apn122`; 201i? Urban Form C. OVERLAYS AND FEATURES 1. Wetlands Connected To Lake Trafford /Camp Keais Strand System 2. Seminole Reservation 3. Urban Infill and Redevelopment Area Adopted LAMP Reference: Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for A. URBAN — MIXED USE DISTRICT 1. Low Residential Subdistrict 2. Mixed Residential Subdistrict 3. High Residential Subdistrict 4. Neighborhood Center Subdistrict 5, Commerce Center— Mixed Use Subdistrict 6. Planned Unit Development Commercial Subdistrict 7. Recreational Tourist Subdistrict B. URBAN — COMMERCIAL DISTRICT 1. Commercial Subdistrict - S.R. 29 and Jefferson Ave. C. URBAN — INDUSTRIAL DISTRICT 1. Industrial Subdistrict 2. Commerce Center - Industrial Subdistrict 3. Business Park Subdistrict and Policy 1.1.2: Overlays and Special Features include: 1. Urban Infill and Redevelopment Area 9M [AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struelk threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stftlEk - thFeUgh language for deletions. Versiom_Dated April 22, 2010 Urban Form Policy 6.1.2: Compatibility between Land Uses Compatibility between lower and higher intensity uses will be achieved through land development regulations specifically applicable to the Immokalee Urban Area. Adopted -TA MP Reference: Policy 1.1.4: Land use transition between lower and higher intensity uses shall be achieved through the use of natural vegetative open space buffers, physical barriers such as berms, hedges or other landscape cover, setbacks and height limitations as described in the zoning and landscape sections of the Land Development Code. Policy 6.1.3: Right to Farm Lawfully existing agricultural activities may continue within the Urban Designated Area as provided by the State of Florida Right to Farm Act, 823.14, F.S. Adopted LAMP Reference: Policy 1.1.6: Existing agricultural activities may continue within the Urban Designated Area. New agricultural uses are permitted as long as they do not become either a nuisance or create noxious conditions Policy 6.1.4: Farmworker Housing Collier County recognizes the need for farm labor to support the County's agricultural industry. Collier County will encourage the provision of housing for seasonal, temporary or migrant farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions of Section 64E -14, Florida Administrative Code, and does not conflict with the existing zoning districts or the Immokalee Area Future Land Use Map. Adopted IA MP Reference: Policy 1.5.1: New housing for seasonal, temporary or migrant workers shall be permitted in any land use designation provided that such housing is permitted under Section 10D -25, F.A.C., and does not conflict with the existing zoning districts or the Immokalee Area Future Land Use Map. 27 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or st- thFeUgh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFHEl( thFft o language for deletions. Urban Form Policy 6.1.5: Compact Mixed -Use Development Collier County will encourage compact mixed -use development in appropriate zoning districts and particularly within the HR and C -MU designations, as an innovative planning technique to create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area Ale -new New mobile homes shall be peFFAitted allowed in the Immokalee Urban Area except as a temporary residence as identified in LDC Section 5.04.02 C; Dn1i^1ec -91.4 and 6.1.9 or within an existing mobile home park or subdivision as identified in Policy 6.1.7;9 or as part of a new mobile home park or subdivision approved in the Low Residential (LR) or Medium Residential (MR) Subdistricts. EXiStino mobile homes Will Gontin o he oo„erned by nonconforming regulations of the I and Development Gede Policy 6.1.7: Existing Mobile Homes Rams within the Immokalee Urban Area a. Existing mobile homes not located within an approved mobile home park or subdivision may continue in any Future Land Use Subdistrict; however, said mobile homes may only be enlarged, altered, improved or replaced in accordance with the nonconforming provisions provided in LDC Section 9.03.00. b. Existing mobile home parks that have an approved Site Development Plan (SDP) or Site Improvement Plan (SIP) as of the effective date of this Policy are allowed in all subdistricts that allow residential development. c. Additionally, within two (2) years of the effective date of this Policy, jefffective , 20111, the County will amend LDC Section 2.03.07 G.6, Nonconforming Mobile Home Park Overlay Subdistrict, to include mobile home subdivisions as well as mobile home parks, and to extend the compliance deadline for an additional two (2) year period from the date of that LDC amendment for mobile home parks and subdivisions that do not have an approved SDP or SIP, and which are located within subdistricts that allow residential development, . Policy 6.1.8: Public Educational Plants Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of the Future Land Use Element. Policy 6.1.9: Rezoninas All rezonings must be consistent with this Master Plan. For properties that are zoned inconsistent with the Wew�w Land Use Designation Description Section, the following provisions apply: 28 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or thfeugh . Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek threuo language for deletions. Urban Form a For such commercially -zoned properties zoning changes will be allowed provided the new zoning district is the same or a lower intensity commercial zoning district as the existing zoning district and provided the overall intensity of commercial land use allowed by the existing zoning district is not exceeded in the new zoning district. A zoning change of such commercial -zoned properties to a residential zoning district is allowed as provided for in the Density Rating System of this Master Plan. b For such industrially -zoned properties zoning changes will be allowed provided the new zoning district is the same or a lower intensity industrial or commercial zoning district as the existing zoning district and provided the overall intensity of industrial land use allowed by the existing zoning district is not exceeded in the new zoning district. c For such residentially -zoned properties, zoning changes will be allowed provided the authorized number of dwelling units in the new zoning district does not exceed that authorized by the existing zoning district and provided the overall intensity of development allowed by the new zoning district does not exceed that allowed by the existing zoning district. d Properties subject to the above limitations may be combined and developed with other Property, whether or not such other property is also zoned inconsistent with the Land Use Designation Description Section For residential and mixed use developments only, the accumulated density between these properties may be distributed throughout the project, as provided for in the Density Rating System or the underlying subdistrict, as applicable. e Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district. 29 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or sly thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struelgb language for deletions. Urban Form GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE APPROPRIATE FOR IMMOKALEE. OBJECTIVE 7.1: Collier County shall develop Immokalee- specific land development regulations to the extent required by this Master Plan, and which reflect the unique character and cultural diversity of the residents, encourage pedestrian - friendly urban form, and promote energy efficiency. Policy 7.1.1: Development of Land Development Code Standards Within two (2) years of adopting this Policy (effective . 20111, Collier County, in coordination with and funding from the Immokalee Community Redevelopment Agency, will develop LDC standards specific to Immokalee to address the unique needs of the Immokalee Urban Area. These standards include those related to permitted and conditional land uses density and intensity; signage; landscapince and buffering; native preservation retention; off - street and on- street parking and loading: architectural design; development standards, including setbacks to Lake Trafford; floor area ratio for certain nonresidential uses; par site access; and ass treatment of existing nonconforming uses and structures. Policy 7.1.2: Location of Service Uses Collier County will encourage parks, and other community facilities to be placed within one -half mile of residential and mixed -use centers in order to encourage walking, bicycling and non - vehicular access to and from these service uses. Collier County shall require interconnection of pedestrian facilities to the existing pedestrian network. Policy 7.1.3: Innovative Design Within two (2) years of the effective date of this policy reflective 20111, Collier County and the Immokalee Community Redevelopment Agency will develop incentives and /or regulations to promote: enhanced pedestrian access; pedestrian - friendly design; compact mixed -use development and redevelopment; shared infrastructure; enhanced public spaces and signage; and use of public transit. Policy 7.1.4: Downtown Pedestrian Amenities Within two (2) years of the effective date of this policy [effective 20111, Collier County, in coordination with the Immokalee Community Redevelopment Agency, will evaluate the need for additional passive recreation and outdoor dining and entertainment opportunities along downtown streets, and, if warranted, adopt amendments and incentives to the Collier County LDC (Ordinance 04 -41, as amended) to encourage the development of these amenities provided the free and safe movement of pedestrians is maintained. 30 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stfuek- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek threugh language for deletions. Version Dated April 22;. -2014 Urban Form Policy 7.1.5: Central Business District Within two (2) years of the effective date of this policy [effective 20111, subject to Policy 1.1.1., Collier County will amend the LDC (Ordinance 04 -41, as amended) to include a Central Business District in Immokalee. The District will be depicted in the LDC and will encourage high- intensity, multi -story, and pedestrian- oriented commercial and mixed -use development. Policy 7.1.6: Safe Neighborhood Initiatives Collier County, subject to Policy 1.1.1, will coordinate with local and state law enforcement, developers, and citizens to seek funding opportunities available under the Safe Neighborhood Act or other programs to improve safety within the Immokalee community and to provide for safe streets. This may include implementation of CPTED (crime prevention through environmental design) strategies, where such strategies are compatible with the community design objectives set forth herein and in other documents incorporated by reference herein. 31 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struek tlaeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and straek-thFeagli language for deletions. Version_Dated "April 22 201.6 Land Use Desiqnations GOAL 8: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, NOW PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL COUNCIL THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN. OBJECTIVE 8.1: Pursue effective interlocal and inter - governmental coordination in order to provide a range of human services to Immokalee residents. Policy 8.1.1: Regional Economic Development Initiatives Collier County will collaborate in regional initiatives with the Florida Heartland Rural Economic Development Initiative and the State of Florida to assist the Immokalee area in attracting businesses, marketing, and developing infrastructure. Policy 8.1.2: Redevelopment Implementation Partners Collier County, in coordination with the Immokalee Community Redevelopment Agency, Enterprise Zone Development Agency, Economic Development Council of Collier County, and the Immokalee Chamber of Commerce, will actively coordinate efforts to implement the Immokalee Area Master Plan, the Community Redevelopment Area Plan, and the Enterprise Zone. Policy 8.1.3: Immokalee Government Services Center Within two (2) years of the effective date of this Policy [effective 20111, subject to Policy 1.1.1, Collier County will consider the establishment of an Immokalee -based government service center that would allow co- location of the various county entities and departments to ensure effective collaboration, and where utilization warrants. This office may include but is not limited to the following services: a. Animal control b. Child support enforcement C. Code enforcement d. Court e. Domestic violence services f. Emergency management services g. Emergency medical services h. Permitting, planning, and economic development needs i. Public health services j. Housing and Human Services 32 IF1Jd, Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuel(- tlaeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuelc thFOUgh language for deletions. Uecsion Dated April 22,_201Q Land Use Desianations k. Board of County Commissioners Office I. Immokalee Community Redevelopment Agency m. Branch Office of the Collier County Tax Collector 33 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or StruElE - thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and StNek thFeUgli language for deletions. Land Use Designations i LAND USE DESIGNATION DESCRIPTION SECTION The Immokalee Area Master Plan Future Land Use Designations include the following Districts and Subdistricts. The following describes land use designations shown on the Immokalee Master Plan Future Land Use Map. These designations generally indicate the types of land uses for which zoning may be requested. However, these land use designations do not guarantee that a zoning district request will be approved. Adopted-TAMP Reference: The following section describes land use designations shown on the Immokalee Master Plan Future Land Use Map. These designations generally indicate the types of land uses for which zoning may be requested. However, these land use designations do not guarantee that a zoning request will be approved. A. URBAN - MIXED USE DISTRICT The purpose of this District is to allow f^F ^ ''` ixt ur° ^f residential and nonresidential land uses, includinq mixed uses. Mixed uses can be located within individual buildings and /or projects in areas deemed appropriate and identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but are not limited to: agriculture, 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 or overlay. New commercial development will be allowed in the Low Residential, Medium Residential or High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the following limitations: Commercial development shall be permitted within a PUD, provided the following size and development criteria are met. The commercial component within a PUD will be allowed to develop up to the maximum acreage specified in the table below: 34 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and s-tFud(- thFeuglt language for deletions. Version Dated April 22;w2010 CATEGORY I CATEGORY II CATEGORY III PUD Acres >80 >160 >300 Min. Gross Density 2.5 du /gross acre 2.5 du /gross acre 3.0 du/gross acre Max. Commercial Acres 5 acres 10 acres 20 acres Permitted Zoning C -2--3 C -2, C -3 C -2 through C -4 34 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and s-tFud(- thFeuglt language for deletions. Version Dated April 22;w2010 Land Use nations In addition to the above criteria, the following standards must also be met: a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size; b. The configuration of the commercial parcel shall be no more frontage than depth unless otherwise authorized by the Board of County Commissioners; C. Commercial zoning or development shall be no closer than a % mile from the nearest existing elementary school boundary, unless otherwise authorized by the Board of County Commissioners; d. The commercial development shall be integrated with the residential portion of the project including common elements such as signage, and providing vehicular and non - vehicular interconnection; and e. No construction in the commercial designated area shall be allowed until construction has commenced on at least 30% of the project's residential units, unless otherwise authorized by the Board of County Commissioners. Adopted LAMP Reference: Planned Unit Development Commercial Subdistrict Commercial development shall be permitted within a Planned Unit Development provided the following size and development criteria are met. There are three (3) categories for PUD Commercial. The commercial component within a PUD will be allowed to develop up to the maximum acreage specified in the table below: CATEGORY 1 CATEGORY 1l CATEGORY 111 PUD Acres 80+ 160+ 300+ Maximum Commercial Acres 5 acres 10 acres 20 acres Permitted Zoning C -2 C -3 C -2, C -3 & C -4 In addition to the above criteria, the following standards must also be met: a. Commercial zoning shall be no closer than one (1) mile to the nearest commerce center and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size; b. The configuration of the commercial parcel shall be no more frontage than depth unless otherwise authorized by the Board of County Commissioners; c• Commercial zoning or development shall be no closer than a % mile from the nearest existing elementary school boundary; and d. No construction in the commercial designated area shall be allowed until 30% of the project has commenced construction unless otherwise authorized by the Board of County Commissioners. K11 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek thFeuo language for deletions. Versiori'Dated Apr 22 2010' Land Use Desianations 1. Low Residential Subdistrict (LR) The purpose of this subdistrict is to provide for low- density residential development and supporting ancillary uses. Residential dwellings will be limited to single - family detached structures and duplexes; and multi - family dwellings and single - family attached dwellings provided they aFe within a Planned Unit Development Mobile homes are allowed pursuant to the provisions of Policies 6.1._ 4, 6.1.8, 6.1. 9, and 6.1.710 of this lnnno Residential densities are allowed as providd below, except for properties within the Lake Trafford /Camp Keais Strand System Overlay. Since agriculture is a significant economic driver in Immokalee, agricultural research and technology facilities focusing on agri- business and reliant upon proximity to active agriculture are also allowed through a Conditional Use process. Such facilities must demonstrate compatibility with adiacent properties. The LB6 —shall be anwn ed to Base Density: less than or equal to f Four (4) dwelling units per gross acre. Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. Adopted IAMP Reference: 1. Low ResidentialSubdistrict The purpose of this designation is to provide a Subdistrict for low density residential development. Residential dwellings shall be limited to single - family structures and Duplexes. Multi - Family dwellings shall be permitted to provide they are within a Planned Unit Development. Mobile Home development shall be permitted in the form of mobile home sub - divisions or parks and as a mobile home overlay as defined by the Land Development Code. A density less than or equal to four (4) dwelling units per gross acre is permitted. 2. Medium Residential Subdistrict (MR) The purpose of this subdistrict is to provide for a mixture of housing types, including single - family, duplex, and multi - family structures, and supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.64,, 6.1.8 -;-.9; and 6.1.710 of this. lonno Residential densities are allowed as provided below, except for properties within the Lake Trafford /Camp Keais Strand System Overlay. Base Density: Less s than ar equal to s Six (6) dwellings units per gross acre. 36 Changes made prior March 4, 2010 are reflected as clean text (not underlined or threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFHeak thFeUgh language for deletions. Land Use Desianations Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. Adopted .TAMP Reference; 2, Mixed Residential Subdistrict The purpose of this designation is to provide for a mixture of housing types within medium density residential areas. Residential dwellings shall include single- family structure, multi - family dwellings, individual mobile homes, and duplexes on a lot by lot basis. A density less than or equal to six (6) dwellings units per qross acre is permitted. 3. High Residential Subdistrict (HR): The purpose of this subdistrict is to provide for all types of heWGiRg a mixture of housing des including single- family, duplex, and multi - family structures, and supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.647 6.1.x, -8, 6.1.9T and 6.1.710 of this Benno Residential densities are allowed as provided below, except for properties within the Lake Trafford /Camp Keais Strand System Overlay. Base Density: Less than eF equal to a Eight (8) dwelling units per gross acre. Maximum Density: Sixteen dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. Adopted IAMP Reference: 3, High Residential Subdistrict The purpose of this designation is to provide a Subdistrict for high density residential development. Residential dwellings shall be limited to multi- family structures and less intensive units such as single family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. A density less than or equal to eight (8) dwelling units per gross acre is permitted. 4. Commercial - Mixed Use Subdistrict (C -MU): The purpose of this Subdistrict is to provide for pedestrian - scaled, higher density residential and mixed -use development, .,myiding for employment 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 37 FWAM Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck through). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuelk thFfto language for deletions. Land Use Desiqnations this Subdistrict, except that mobile homes are only allowed as provided by Policy 6.1.64-, 6.-1.9 and 6.1.740. Residential densities are allowed as provided below, except for properties within the Lake Trafford /Camp Keais Strand System Overlay. Nonresidential uses allowed within this Subdistrict include those uses allowed in the C -1 through C -4 zoning districts in the Collier County Land Development Code, Ord. No. 04 -41, as amended. Base Density: Less than equal to Less than „r equal to s Sixteen (16) dwelling units per gross acre. Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. Transient lodging is allowed at a maximum density of thirty -two (32) units per acre. Adopted LAMP Reference. 5, Commerce Center — Mixed Use Subdistrict The purpose of this designation is to create a major activity center that services the entire Immokalee Urban Designated Area and surrounding agricultural area. The Mixed -Use District shall function as an employment center and shall encourage commercial and institutional uses. Uses permitted within this Subdistrict shall include shopping center, governmental institutions, middle or high school, Community Park and other employment generating uses. Other permitted commercial uses shall include transient lodging facilities at 26 dwelling units per acre. The appropriate zoning districts include C -1 through C -4 as identified in the Land Development Code. In considering new commercial zoning, priority shall be given to protecting existing residential uses. Residential development is permitted within the mixed -use Subdistrict at a maximum density of twelve (12) units per gross acre. Residential dwellings shall be limited to multi- family structures and less intensive units such as single- family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. The mixed -use district will be controlled via a series of performance standards that address issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and landscaping. 5. Recreational/Tourist Subdistrict (RT) The purpose of this Subdistrict is to provide for recreational and tourist activities related to the natural environment, and to allow for limited compact residential development. Uses allowed in this Subdistrict include, but are not limited to: passive parks; nature preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas; 38 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck thretrgh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuck through language for deletions. Version Datetl April 22 2010 Land Use Desi transient lodging facilities (including hotel /motel, rental cabins, bed and breakfast establishments, campsites); restaurants; recreational vehicle parks; sporting and recreational camps; low- intensity retail directly associated with the purpose of this Subdistrict; single- family ^'chin^°; agriculture; and essential services as defined in the Land Development Code. Mobile homes are allowed pursuant to the provisions of Policies 6.1.66.1 1-9, and 6.1.75.1.10 of this AMP Single and multi - family dwelling units are allowed. To minimize impacts on the natural environment residential development shall be clustered subject to the following: • Within any project the average single family home parcel shall not exceed 6,000 square feet and in no case shall any individual single family lot or parcel exceed 12,000 square feet: • Multi - family development projects shall be submitted in the form of a Planned Unit Development: and • The maximum allowable zoned building height is 50 feet; S VON 15F 11 IM MM 001- l�l�lll Base Density: Four (4) dwelling units per gross acre. Maximum Density: Four (4) dwelling units per gross acre, inGl , °ive of all density bonuses. Density bonuses do not apply in this subdistrict. Transient lodging is permitted at a maximum density of twenty -six (26) units per acre. Rezonings are encouraged to be in the form of a Planned Unit Development (PUD). The minimum acreage requirement for a PUD within this Subdistrict will be two (2) contiguous acres. 39 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or s- t-hreugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and s#FHEI( thFeuo language for deletions. Versiori`Dated Apnlh22 201.4 Land Use Desiqnations Adopted IA MP Reference: 5. Recreational /Tourist Subdistrict The purpose of this Subdistrict is to provide centers for recreational and tourism activity that utilize the natural environment as the main attraction. The centers should contain low intensity uses that attract both tourists and residents while preserving the environmental features of the area. Uses allowed within this Subdistrict include: passive parks, nature preserves; wildlife sanctuaries; open space; museums; cultural facilities; marinas; transient lodging facilities (including: hotel /motel, rental cabins, bed and breakfast establishments, and campsites); restaurants; recreational vehicle parks; sporting and recreational camps; low - intensity retail uses, single family homes; agriculture; and essential services as defined in the Land Development Code. Residential development is permitted at a density of four (4) residential units per gross acre, or less. Transient lodging is permitted at a maximum density often (10) units per acre. Rezones are encouraged to be in the form of a Planned Unit Development (PUD). The minimum acreage requirement for a PUD within this Subdistrict shall be two (2) contiguous acres. 40 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFUEk threegh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek threugh language for deletions. Land Use Desiqnations Density Rating System The Density Rating System is applicable to areas designated 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 Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (rezone). Density achieved by right (as may be permitted for qualifying Affordable Workforce Housing projects) shall not be combined with density achieved through the rezone public hearing process. Adopted LAMP Reference; Density Rating System The Density Rating System is only applicable to areas designated Urban, Mixed Use District, as identified on the Immokalee Future Land Use Map. The Density Rating System is applicable to the Low Residential Subdistrict to the extent that the residential density cap of 4 dwelling units per acre is not exceeded, except for the density bonus provisions for affordable- workforce housing. Except as provided below, the final determination of permitted density via implementation of this Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (rezone). Density achieved by right shall not be combined with density achieved through the rezone public hearing process. 1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: a. Within the applicable Urban designated areas, the base density of the subdistrict is allowed, though not an entitlement. The base level of d Density may be increased using applicable density bonuses adjusted depeRdi., the loGatien and GhaFaGter?st ?es of the pFojec±. For purposes of calculating the eligible number of dwelling units for the project, the total number of dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is exclusive of commercial portions of the project, except within the Commercial Mixed -Use Subdistrict, wherein residential project densities will be calculated on total gross acreage, and portions of a project for land uses having an established equivalent residential density in the Collier County Land Development Code. b. This Density Rating System only applies to residential dwelling units. This Density Rating System is not applicable to accessory dwelling or accessory structures that are not intended and /or not designed for permanent occupancy, nor is it applicable to caretaker residences. 41 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or strtAEl- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and strtrek threugh language for deletions. Land Use Desiqnations C. All new residential zoning located within the Urban Mixed Use District shall be consistent with the Density Rating System, except as provided for in Policy 6.1.9. d. Within the applicable areas of the Urban Mixed Use District, all properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single Family, for which an affordable workforce housing project is proposed and approved, in accordance with Section 2.06.00 of the LDC (Ordinance 04 -41, as amended, adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base density of four (4) dwelling units per gross acre by right, except in the case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum permitted density of the zoning district for the subject property: that is, a rezone public hearing shall not be required. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process. The Table below illustrates the maximum "by right" density based on the FLUM subdistrict and the zoning district. Zoning District Zoned Maximum Densi (Per Acre) Maximum Density (per acre) with "By Maximum Density (per Right" Density Bonus Outside of LR acre) with "By Right" Within LR Designation Designation A_ 0.2 4 0.3 E 0.46 4 0.69 RSF -1 1.0 4 1.5 RSF -2 2.0 4 3.0 RSF -3 3.0 4 4.0 42 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek t-r). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek thFeugli language for deletions. Land Use Desiqnations Adopted LAMP Reference: 1. The Density Rating System is applied in the following manner a. Within the applicable Urban designated areas, a base density of 4 residential dwelling units per gross acre is allowed, though not an entitlement. The base level of density may be adjusted depending upon the location and characteristics of the project. For purposes of calculating the eligible number of dwelling units for the project, the total number of dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit .5 or greater. Acreage used for the calculation of density is exclusive of commercial portions of the project, except mixed residential and commercial uses as provided for in the C -1 through C -3 zoning district in the Collier County Land Development Code; and, portions of a project for land uses having an established equivalent residential density in the Collier County Land Development Code. b. This Density Rating System only applies to residential dwelling units. This Density Rating System is not applicable to accessory dwelling or accessory structures that are not intended and /or not designed for permanent occupancy, and is not applicable to accessory dwelling or accessory structures intended for rental or other commercial use; such accessory dwellings and structures include guest houses, guest suites, and the like. c. All new residential zoning located within the Mixed Use District shall be consistent with the Density Rating System, except as provided in Policy 5.1 of the Future Land Use Element. d. Within the applicable areas of the Mixed Use District, all properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single Family, for which an affordable workforce housing project 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) dwelling units per gross acre by right; that is, a rezone public hearing shall not be required. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process 2. DENSITY BONUSES In order to encourage infill development, the creation of affordable- workforce housing, 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 only be exceeded if utilizing an affordable- workforce housing bonus. In no case shall the resulting density exceed the maximum density specified in each subdistrict, unless except when utilizing the Transfer of Development Rights (TDR) provision contained in 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 project is within the Commercial - Mixed Use Subdistrict, then the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen (16) dwelling units per acre applies to the entire project, except that this bonus 43 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek thFeuo language for deletions. Land Use Desiqnations cannot be used to increase density on lands within the project designated Low Residential. Buffering to achieve compatibility with adjacent lower intensity uses shall be addressed. Adopted IAMP Reference: 2. Density Bonuses a. Proximity to Neighborhood Center and Commerce Center - Mixed Use If 50% or more of a project is within a Neighborhood Center or the Commerce Center -Mixed Use District, then the maximum density allowed within the Neighborhood Center or Commerce Center -Mixed Use District of twelve (12) units per acre can be averaged in with the density of the portion of the project outside of the Neighborhood Center for the entire project; however, aoorooriate buffering to adiacent lower intensity uses must be achieved. b. Affordable - Workforce Housing Bonus, by Public Hearing To encourage the provision of affordable- workforce housing within certain Subdistricts in the Urban Designated Area, a maximum of up to eight (8) dwelling units per gross acre may be added to the base density if the project meets the definition and requirements of the Affordable - Workforce Housing Density 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 project or portions of a project provided that the project is located within the Commercial - Mixed Use (C -MU) Subdistrict or any residential subdistrict. Adopted IA MP Reference: b. Affordable- workforce Housing Bonus, By Public Hearing To encourage the provision of affordable- workforce housing within certain Subdistricts in the Urban Designated Area, a maximum of up to eight (8) residential units per gross acre may be added to the base density if the project meets the definition and requirements of the Affordable - workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04.41, as amended, adopted June 22, 2004 and effective October 19, 2004). This bonus may be applied to an entire project or portions of a project provided that the project is located within the Neighborhood Center (NC) Subdistrict, Commerce Center -Mixed Use (CC -MU) Subdistrict or any residential subdistrict. 44 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struel( thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek— threuo language for deletions. Land Use Designations C. Affordable - Workforce Housing Bonus, by Right To encourage the provision of affordable- workforce housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, 4, 5, 6, Residential Single Family and /or RMF -6, Residential Multi - Family, for which an affordable- workforce housing project is proposed in accordance with the definitions and requirements of the Affordable - workforce Housing Density 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), a maximum of four (4) residential units per gross acre shall be added to the base density of 4 dwelling units per acre, except in the case of lands designated LR on the [AMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum permitted density of the zoning district for the subject property. Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per acre. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process. The Table below illustrates the maximum "by right" density based on the FLUM subdistrict and the zoning district. Zoning District Zoned Maximum Density (Per Acre Maximum Density (per acre) with "'By Maximum Density (per acre) with "By Right" Within LR Designation Right" Density Bonus Outside of LR Desi nation A 0.2 8.0 0.3 E 0.46 8.0 0.69 RSF -1 1.0 8.0 1.5 RSF -2 2.0 8.0 3.0 RSF -3 3.0 8.0 4.5 RSF -4 4.0 8.0 6.0 RSF -5 5.0 8.0 7.5 RSF -6 6.0 8.0 8.0 RMF -6 6.0 8.0 8.0 45 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck tlaeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and strtel o language for deletions. VersiorrDated LLApnl 22 201;0 Land Use Desiqnations Adopted LAMP Reference: C. Affordable- workforce Housing Bonus, By Right To encourage the provision of affordable- workforce housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, 4, 5, 6, Residential Single Family and /or RMF -6, Residential Multi- Family, for which an affordable- workforce housing project is proposed in accordance with the definitions and requirements of the Affordable- workforce Housing Density 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), a maximum of four (4) residential units per gross acre shall be added to the base density of 4 dwelling units per acre. Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per acre. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process. d. Residential Infill To encourage residential infill, three (3) residential dwelling units per gross acre may be added if the following criteria are met: The project is twenty (20) acres or less in size; at the time of development, the project will be served by central public water and sewer; at least one abutting property is developed; the project is compatible with surrounding land uses; the property in question has no common site development plan with adjacent property; there is no common ownership with any adjacent parcels; and the parcel in question was not created to take advantage of the residential infill density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989. This bonus cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. If a TDR program is developed pursuant to Policy 5.1.1, consideration shall be given to incentivize the use of TDRs within areas that qualify for the Residential Infill bonus, including but not limited to allowing the bonus by right if all of the additional density (up to 3 additional units per acre) is derived from TDRs; or allowing an additional density bonus of up to 0.5 units per acre (for each of the 3 bonus units derived from TDRs (resulting in a maximum density bonus of 4.5 DUs per acre where three of the units are derived from TDRs)). At any given location, this Residential Infill bonus shall only be applicable on a one time basis and shall not be expanded or continued to other adiacent properties, except for additional properties not exceeding 20 acres in aggregate when added to the original application of this provision and meeting all the above criteria. «I TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or thfeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struek thFeHo language for deletions. Version Dated April 22,2010 Land Use Desiqnations Adopted LAMP Reference: d. Residential In -fill To encourage the provision of affordable- workforce housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, 4, 5, 6, Residential Single Family and /or RMF -6, Residential Multi- Family, for which an affordable - workforce housing project is proposed in accordance with the definitions and requirements of the Affordable- workforce Housing Density 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), a maximum of four (4) residential units per gross acre shall be added to the base density of 4 dwelling units per acre. Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per acre. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process. e. Roadway Access If the project has direct access to two (2) or more arterial or collector roads or if there is project commitment for provision of interconnection of roads accessible to the public with existing or future adjacent projects, one (1) dwelling unit per gross 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. Adopted LAMP Reference: e. Roadway Access If the project has direct access to two (2) or more arterial or collector roads or if there is project commitment for provision of interconnection of roads with existing or future adjacent projects, one (1) residential dwelling unit per gross acre may be added above the maximum density of the district. 3. Density and Intensity Blending a. This provision is intended to encourage unified plans of development and to preserve the high quality wetlands, wildlife habitat, and other natural features that exist within areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in existence and under unified control as of October 22, 2002, the allowable gross density and /or intensity may be shifted from the Urban designated lands to lands within the RLSA which are contiguous and under unified control, and which are designated 47 IGUyiI % Changes made prior March 4, 2010 are reflected as clean text (not underlined or struek thfaugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and strael h language for deletions. Land Use Desiqnations as a Stewardship Receiving Area (SRA) in the RLSA. The density and /or intensity may be shifted on an acre per acre basis. This Density and Intensity Blending provision is further subject to the following conditions and limitations: i. The project in aggregate must be a minimum of 200 acres in size and the Urban portion must be designated Recreational/Tourist subdistrict (RT) in the Immokalee Area Master Plan; ii. It must be demonstrated the lands designated Urban have a high natural resource value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA; iii. Density and Intensity may only be shifted from lands within the Immokalee Urban Area containing this high natural resource value (as measured above) to the lands within a contiguous SRA, on an acre per acre basis, providing such lands were under unified control as of October 22, 2002; and iv. Lands within the Urban area, from which the density and /or intensity has been shifted, shall be placed in a conservation easement in perpetuity. ft7 48 [AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struelk- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuelk threuO language for deletions. - IN - - - _ . _ .. - . _ _ . 48 [AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struelk- threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuelk threuO language for deletions. Land Use Desi . -. -- - b. For properties containing two or more Future Land Use Subdistricts, Future Lard Use hog indaFies may he reoonfig firer) the overall density and intensity that could be achieved in aaareaate, may be distributed throughout the proiect provided the total allowable density and intensity is not exceeded, and subject to the following is demonstrated: i. The sNft project furthers the protection, enhancement or restoration of wetlands, listed species habitat, or other natural features, iii.Thiy shift does not result in a ^h^noe in the °aG eage of e^nh Ianrd use b distri t within the s bje^t nroneFt •7 s�r�TP. r'w'rmirr-n�c- �vJccc- prvpc� -cam iii. The s#Efproject is consistent with and furthers applicable the objectives of the Immokalee Master Plan and is compatible with surrounding properties and environment, ed s b djStFj^t hog �r+daFies ^re iiiv. The r^ - project is approved as a Planned Unit Development; an rezoning by the Board —ef SeaRty G emrniss;enern f iv. The s rp oiect mitigates for any negative impacts on adjacent properties through appropriate measures, such as buffering, separation, or other land design techniques, adequate to lessen these effects. 49 IAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or str-uek thretrgh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struck- threugh language for deletions. Land Use Desiqnations Adopted LAMP Reference: 4. Density and Intensity Blending This provision is intended to encourage unified plans of development and to preserve the high quality wetlands, wildlife habitat, and other natural features that exist within areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in existence and under unified control as of October 22, 2002, the allowable gross density and /or intensity may be shifted from the Urban designated lands to lands within the RLSA which are contiguous and under unified control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and /or intensity may be shifted on an acre per acre basis. This Density and Intensity Blending provision is further subject to the following conditions and limitations: a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion must be designated Recreational/Tourist District (RT) in the Immokalee Area Master Plan; b. It must be demonstrated the lands designated Urban have a high natural resource value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA; c. Density and Intensity may only be shifted from lands within the Immokalee Urban Area containing this high natural resource value (as measured above) to the lands within a contiguous SRA, on an acre per acre basis, providing such lands were under unified control as of October 22, 2002; and d. Lands within the Urban area, from which the density and /or intensity has been shifted, shall be placed in a conservation easement in perpetuity. 50 !AMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or struck thFeUgh ). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuelh language for deletions. VersionDated Ap ril 22; - _, Land Use Desiqnations B. URBAN — INDUSTRIAL DISTRICT The purpose of this District is to function as a major employment center and is intended to accommodate industrial, distribution, trade, agriculture, and manufacturing 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 manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and associated uses, including: u-s°vTjeGt to– conditional use approval; manufacturing; processing; storage and warehousing; wholesaling; distribution; packing houses; recycling; high technology industries; laboratories; assembly; storage; computer and data processing; and services intended to serve the needs of employees and visitors, such as daycare centers, restaurants, and convenience stores. Accessory uses and structures customarily associated with these principal uses include ancillary offices and retail sales. Adopted LAMP Reference: 1. Industrial Subdistrict The purpose of this Subdistrict is to provide for industrial type uses, including: airports, uses related to light manufacturing, processing, storage and warehousing, wholesaling, distribution, packing houses, recycling, high technology, laboratories, assembly, storage, computer and data processing, business services, limited commercial uses, such as child care centers, restaurants and other basic commercial uses, except retail uses, as described in the Land Development Code for the Industrial and Business Park Zoning Districts, and, vehicle racing, subject to conditional use approval. Accessory uses and structures customarily associated with the uses allowed in this Subdistrict include, but are not limited to, offices and retail sales, campgrounds accessory to vehicle racing, and, campgrounds accessory to special events at the airport, such as air shows. 2. Industrial – Mixed Use Subdistrict (I -MU) The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict to adjacent commercial and residential land uses. The State Farmers Market and related facilities are located in this Subdistrict. This Subdistrict allows for: higher intensity commercial uses as described in the LDC (Ordinance 04 -41, as amended) for Commercial (C -4 and C -5) and Research and Technology Parks and Business Park Districts, subject to development standards set forth in the LDC. This Subdistrict also allows for light manufacturing, processing, and packaging in fully enclosed buildings; research, design and product development; printing, lithography and publishing; and similar lig* industrial uses; agriculture and agricultural - related uses, such as packing 51 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or stFuek threugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuel( thFeu r language for deletions. Land Use Designations houses; warehousing; and targeted industries. Targeted industries include distribution; medical laboratories, research, and rehabilitative centers; high technology; and computer software, services, and processing, and similar uses. Commercial uses are permitted on up to 30% of the total IMU acreage. The percentage and mix of each category of use shall be determined at the time of rezoning in accordance with the criteria specified in the Land Development Code. The acreage and building square footage figures and percentages shall be included in the PUD ordinance or rezone ordinance so as to demonstrate compliance with this requirement. In order to ensure compatibility and ameliorate impacts on adjacent residentially zoned properties (including A -Rural Agricultural or E- Estates zoned properties), a minimum 75- foot setback within which a minimum 20 -foot wide vegetated landscape buffer shall be provided. This vegetated buffer shall be located adjacent to the property line and shall contain, at a minimum, two staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of three feet height within one year. Existing native trees must be retained within this 25 -foot wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirement. Water retention /detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfall. For properties adjacent to residentially zoned property, including properties zoned Agriculture (A) and Estates (E), the required 75 -foot setback may be reduced to 50 feet if a minimum 6 -foot tall decorative wall or fence providing at least 80 percent opacity is installed within the reduced setback, and providing that the required 20 -foot wide landscape buffer and all required vegetation is located between the wall and residential zoned properties. 3. Industrial — Immokalee Regional Airport Subdistrict The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and leaseholders to develop the Immokalee Regional Airport and surrounding lands for the economic health and development of the greater Immokalee area and Collier County as a whole. Because the CCAA needs to retain flexibility to provide various general aviation and revenue - generating opportunities via land leases as the Airport grows and changes overtime, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses permitted in the Industrial Subdistrict, allowable uses include all other uses deemed to be compatible and consistent with the adopted Airport Master Plan, as may be amended. 52 r_wM Changes made prior March 4, 2010 are reflected as clean text (not underlined or struek thFeugh). Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and struck thFeuo language for deletions. Version_Dated April 22; 20:1,0 Land Use Desiqnations C. OVERLAYS AND FEATURES 1. Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), identifies possible high quality wetland systems connected to the Lake Trafford /Camp Keais Strand system within the Immokalee Urban Area. These wetlands require greater protection measures than wetlands located in other portions of the Urban Designated 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 Immokalee Future Land Use Map by the Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO) designation. Essential co.,,i, o� `hall be limited to these allowable m the Ganse Fvation -Designation. The Density and Intensity Blending provisions of this Master Plan may be utilized for lands within this LT /CKSSO. The maximum allowable gross density for lands within the LT /CKSSO is four (4) dwelling units per gross acre. Lands within the LT /CKSSO are not eligible for any density bonuses, including by right. Essential Services shall be limited to: those necessary to ensure public safety: and, those necessary to serve permitted uses, such as private wells and septic tanks utility lines lift stations, and water pumping stations. The additional wetland protection measures do not apply to properties within the LT /CKSSO that have been legally cleared of native vegetation as of the adoption of this Master Plan, but do apply to all new development and redevelopment pursuant to the applicable nonconforming provisions set forth in the LDC (Ordinance 04 -41, as amended). If development on the Seminole Reservation functionally severs the connectivity of the wetland system for properties within the LT /CKSSO, east of the Reservation, the additional wetland protection measures will not be applied to those severed eastern wetlands. The standard measures for wetlands in Urban designated lands shall be applied as described in the CCME to those severed eastern wetlands. 2. Seminole Reservation (SR) Feature The Seminole Reservation within Immokalee comprises approximately 600 acres of largely undeveloped land owned by the Seminole Tribal Council and located on the east side of First Street, South of (SR 29). The Seminole Reservation is not controlled or regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as amended) and is identified on the Future Land Use Map for illustrative purposes only. 53 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or strtElF- threugh . Revision . made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stFuek- thFebigh language for deletions. Version',Dated April 22 16i 6, Land Use Desiqnations 3. Urban Infill and Redevelopment Area Feature In order for local governments to designate a geographic area within its jurisdiction as an Urban Infill 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 Infill 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 goals of this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000 -66 and the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000 -71. This designation is informational and has no regulatory effect. Adopted LAMP Reference: Overlays and Special Features 1. Urban Infill and Redevelopment Area The Urban Infill 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 goals of this plan. This designation is informational and has no regulatory effect 54 TAMP Changes made prior March 4, 2010 are reflected as clean text (not underlined or StFud( thFeugh . Revision made pursuant to the March 4 CCPC hearing or pursuant to subsequent meetings between staff and the consultant are highlighted and reflected with underlined language for additions and stmek threugh language for deletions. of Ire LR LR IMU 1 S j WESTCLOX ST \\ �j1I �4 WI y CMU HR e ° p �x.xxxx a x�W .. " IARE TMFFORD RD 7 I M e xF CMU ° H\ HR a ° ri, R s . k °.xat m a LR IN S" , / ysl e r LR SR LR CMU 1�O IF xIMMOkAIEE*CRA tip. I FR III A' I I' Ai I Immokalee Future Land Use Map Legend Immokalee Future Land Use URBAN DESIGNATION URBAN MIXED USE DISTRICT RT- Recreational Tourist Subdistrict LR -Low Residential Subdistrict _ MR - Medium Residential Subdistrict HR- High Residential Subdistrict CMU - Commercial Mixed Use Subdistrict URBAN INDUSTRIAL DISTRICT C IMU - Industrial Mixed Use Subdistrict IN - Industrial Subdistrict APO - Industrial - Immokalee Regional Airport Subdistrict OVERLAYS AND SPECIAL FEATURES Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads QWetlands Connected to Lake Trafford/ Camp Keais Strand System Overlay SR - Seminole Reservation Urban Infill and Redevelopment Area 0 1,000 2,000 4,000 6,000 \\ Feet W N T T !T X / `T/ `INC. CONSULTING JI t V VA. 1 IMMOKALEE CRA Community Re4evelopment Agency i The Place to Call Home! COLLIER COUNTY GROWTH MANAGEMENT PLAN IMMOKALEE AREA MASTER PLAN DATA & ANALYSIS Prepared by IMMOKALEE MASTER PLAN AND VISIONING COMMITTEE Prepared for COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY and the BOARD OF COUNTY COMMISSIONERS MARCH 2010 1. 1.1 1.2 1.3 1.3.1 1.3.2 1.3.3 1.4 1.5 1.6 1.6.1 1.6.2 2. 2.1 2.2 3. 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9 3.10 4. il 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 4.9 5.1 5.1.1 5.1.2 5.1.3 5.1.4 5.1.5 5.2 Table of Contents TAMP Data & Analysis March 2010 Introduction....................... ............................... ............................... 1 Historyof Immokalee .............................................................. 2 History of Planning Efforts in Immokalee ............................... ............................... •........ ............ 3 State and Federal Designations ........................... ............................... Rural Area of Critical Economic Concern ( RACEC) . ............................... Florida Enterprise/Empowerment Zone ................... ............................... 4 Immokalee Brownfield Designation .................... ............................... ......... 5 Public Meetings and Workshops ............................................. ............................... 5 Demographics.......................................................................... ............................... 8 EconomicOverview ................................................................. ............................... ............................... 8 Incomeand Housing ................................................................ Agricultural Statistics .............................................................. ............................... 9 Population Projections ........... .................................... ............................... 12 Population Projections Prepared by Collier County .............. ............................... 14 Population Projections Prepared by BEBR ........................ ... ............................... Existing Land Use .............................................................................................. 15 Agriculture............................................. ............................... . .. ........ 16 Conservation.......................................................................... ....................... 16 Commercial............................................................................ ............................... 20 Government............................................................................ ............................... 20 Industrial .......... ............................... ....................................... ............................... 24 Institutional............................................................................ ............................... 24 Residential.............................................................................. ............................... ............................... 29 Roadways / Rights -of- way ....................................................... Seminole Reservation ............................... 29 ............................................................ VacantLand ........................................................................... ............................... 29 33 NaturalResources .................................................................. ............................... ....... 33 Soils ............................... ............................... ................... ............................... 35 Wellfields .......................... ............................... ............... ...... ............... ................ 36 FLUCCS................................................................................ ............................... 39 Wetlands ......................................................... ............................... ..................... 40 DrainageBasins ..................................................................... ............................... 41 Groundwater Resources ......................................................... ............................... ListedSpecies ........................................................................ ............................... Sites ............................... 42 Archaeological & Historical ......................................... .... 42 Mineral Resources ............................................................. .......•..............•........ 43 Future Land Use Analysis ...................................................... ............................... 43 Changes to Future Land Use Designations ............................ ............................... 46 Residential Designations ....................... ......... •••••••••••••••••••••••••••••• ........................ 46 Recreational Tourist Designation .......................................... ............................... Commercial Designations .................................... ............................... 47 Industrial Designations ......... .............................................. .................•............. 48 Future Land Use and Density Potential Analysis .................. ............................... 52 Future Land Use Overlays and Special Features ................... ............................... TAMP Data & Analysis March 2010 5.2.1 Overlays Related to Wetlands and Environmentally Sensitive Areas .................. 52 5.2.2 Urban Infill and Redevelopment Area ............ ............................... 57 5.2.3 Seminole Reservation ..................................... ............................... 58 5.3 Proposed FLUM and Zoning Map ......................................... ............................... 61 6. Public Facilities .............................................................. ............................... 62 6.1 Parks and Recreational Facilities ........................................... ............................... ....... 63 6.2 Schools ................................................................ ............................... 66 6.3 Transportation ........................................................................ ............................... ............................... 66 6.3.1 Existing Roadway Network ................................................... Collectors) ............................... 66 6.3.2 Roadway LOS (Arterials and .............................. 68 6.3.3 Roadway Improvements ........................................................ ............................... 70 6.3.4 SR 29 Loop Road ................................................................... ............................... 6.3.5 Freight ...................................................................................... .............................73 74 6.3.6 Pedestrian and Bicycle Facilities ........................................... ............................... .. 76 6.3.7 Transit ........................................................................... ............................... 77 6.3.8 Transportation Concurrency System ...................................... ............................... 77 6.4 Water and Wastewater Facilities ........................................ ............................... 79 6.4.1 Potable Water ......................................................................... ............................... 80 6.4.2 Sanitary Sewer ....................................................................... ............................... 81 6.5 Drainage /Stormwater ............................................................. ............................... 82 6.6 Solid Waste ............................................. ............................... ............................... 6.7 Fire ................................ ............................... .......................... 6.8 Police....... .............................. ................................................... .............................83 Demand Analysis from Potential Residential Build- Out ....... ............................... 8 7. Other Other Items ............................................................................. ............................... 87 7.1 House Bill 697/Energy Efficiency ................................... ............................... 88 7.2 Changes to Other Growth Management Elements ................. ............................... 88 7.3 Government Services in Immokalee ...................................... ............................... 7.4 Analysis of Potential Impacts to Transportation Facilities .... ............................... 90 TAMP Data & Analysis March 2010 List of Tables Table 1 -1 Estimate of Permanent Population, 1970 to 2008 .................. ............................... 6 Table 1 -2 Age Distribution in Immokalee and Collier County .................. ............................... 7 Table 1 -3 Race in Immokalee and Collier County ................................... ............................... 8 Table1 -4 Income and Housing ................................................................ ............................... 9 Table 1 -5 Collier County, Selected Data, Census of Agriculture, 1997, 2002, and 2007.... 10 Table 1 -6 Collier County, 2007 Average Weekly and Annual Pay for Selected NAICS Codes..................................................................................... ............................... 11 Table 2 -1 Immokalee Population Estimates and Projections, 2000 - 2025 ........................... 12 Table 2 -2 BEBR Population Projections for Collier County, 2008 - 2035 .............................. 14 Table 3 -1 Existing Land Use in the Immokalee Urban Area ................. ............................... 15 Table 3 -2 Commercial Development within the Immokalee Urban Area by DOR Use Code 17 Table 3 -3 Office Development within the Immokalee Urban Area by DOR Use Code........ 18 Table 3 -4 Industrial Development within the Immokalee Urban Area ... ............................... 21 Table 3 -5 Collier County Industrial /Business Park Land Surplus /Deficit ............................. 23 Table 3 -6 Residential Planned Unit Developments in Immokalee ........ ............................... 25 Table 3 -7 Mobile Home Parks in Immokalee, 2000 Inventory .............. ............................... 27 Table 3 -8 Immokalee Housing Inventory, Definitions and Aggregated Points ..................... 28 Table 3 -9 Immokalee Housing Inventory, Overall Results, All Categories .......................... 28 Table 3 -10 Vacant Acreage by Future Land Use Designations .............. ............................... 30 Table 3 -11 Vacant Acreage by Proposed Future Land Use Designations ............................ 31 Table 3 -12 Vacant Acreage by Zoning District ........................................ ............................... 32 Table 4 -1 Soil Types within the Immokalee Urban Area ....................... ............................... 33 Table 4 -2 Suitability of Soil Associations for Septic Tank Installation ... ............................... 35 Table 4 -3 Immokalee Urban Area by Level One FLUCCS Category .... ............................... 37 Table 4 -4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions ................... 38 Table 5 -1 Proposed Future Land Use Designations ............................. ............................... 43 Table 5 -2 Adopted Future Land Use Designations and Acreages ........ ............................... 44 Table 5 -3 Proposed Future Land Use Designations and Acreages ...... ............................... 44 Table 5 -4 Adopted Future Land Use by Generalized Categories ......... ............................... 45 Table 5 -5 Proposed Future Land Use by Generalized Categories ....... ............................... 45 Table 5 -6 Difference between Adopted and Proposed Future Land Use (Generalized Categories) ............................................................................. ............................... 45 Table 5 -7 Adopted Future Land Use, Maximum Density Calculations . ............................... 49 Table 5 -8 Proposed Future Land Use, Maximum Density Calculations .............................. 49 Table 5 -9 Adopted Future Land Use, Maximum Density with Bonuses ............................. 50 Table 5 -10 Proposed Future Land Use, Maximum Density with Bonuses ............................ 50 Table 5 -11 LT /CKSSO FLU Acreages and Densities ............................. ............................... 57 Table 5 -12 Proposed FLU Categories with Zoning Districts ................... ............................... 58 Table 6 -1 Immokalee Park Land Inventory ............................................ ............................... 62 Table 6 -2 Immokalee Area Schools ....................................................... ............................... 63 Table 6 -3 Immokalee Student Enrollment ............................................. ............................... 64 Table 6 -4 Immokalee School Capacity and Projected Enrollment ........ ............................... 65 Table 6 -5 2008 Peak Hour /Peak Directional Volume and LOS for Arterials & Collectors in Immokalee.............................................................................. ............................... 68 IAMP Data & Analysis March 2010 Table 6 -6 Unfunded Priorities List, 2008 -2009, Immokalee Projects .... ............................... 69 Table 6 -7 Roadway Projects within Immokalee from the 2009 -2014 TIP ............................ 69 Table 6 -8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further Study...................................................................................... ............................... 72 Table 6 -9 Bicycle and Pedestrian Improvement Priorities ..................... ............................... 75 Table 6 -10 IWSD Population Projections, 2009 - 2041 ............................. ............................... 78 Table 6 -11 IWSD Water Treatment Plants .............................................. ............................... 79 Table 6 -12 Potable Water Demand Projections, 2009 - 2041 ................... ............................... 80 Table 6 -13 Wastewater Flow Demand Projections, 2009 - 2041 .............. ............................... 81 Table 6 -14 Difference between Adopted and Proposed Future Land Use Maximum Residential Build -Out Potential .............................................. ............................... 85 Table 6 -15 Difference between Adopted and Proposed Future Land Use Maximum Facility DemandPotential ( Base) ....................................................... ............................... 86 Table 6 -16 Difference between Adopted and Proposed Future Land Use Maximum Facility Demand Potential ( Bonuses) ................................................. ............................... 86 TAMP Data & Analysis March 2010 iv List of_Figures Figure 1 -1 Acres in Farms, Collier County, 1997 - 2007 ....................... .............................10 Figure 2 -1 Immokalee Population Estimates and Projections, 2000- 2020 ..................... Figure 3 -1 Existing Land Use by Percent of Total Acreage ............... .............................16 Figure 3 -2 Industrial Park Locations at Build -Out, RLSA and Immokalee Figure 3 -3 Vacant Acreage by Future Land Use Designations ................. .....................30 Figure 3 -4 Vacant Acreage by Proposed Future Land Use Designations ::::::::::::......::..32 Figure 3 -5 Vacant Acreage by Generalized Zoning Categories .............. 37 Figure 4 -1 Immokalee Urban Area by FLUCCS .............................. ............................... Figure 5 -1 Immokalee Urban Area GIS Mapping Discrepancy ........... .............................53 Figure 5 -2 Lake Trafford Urban Wetlands Aerial ................................ .............................54 Figure 5 -2 Lake Trafford Urban Wetlands FLUCCS ............................ .............................54 Figure 5 -3 Lake Trafford Urban Wetlands Soils .................................. .............................55 Figure 5 -4 Lake Trafford Urban Wetlands per SFWMD ...................... .............................56 Figure 6 -1 SR 29 Loop Road Alignments Recommended for Further Study ................. 7 Figure 6 -2 SR 29 PD&E Study Schedule ............................................. .............................73 IAMP Data & Analysis March 2010 v List of Maps IAMP Data & Analysis March 2010 vi After Page Map 1 -1 Incentive Program Areas .............................................................................................. Immokalee Planning Boundaries Map 1 -2 Map 3 -1 __-• .............................................. ..............................6 Immokalee Existing Land Use Exhibit .......................................... .............................15 Map 3 -2 3 Planned Unit Developments Map ................................................ .............................24 Immokalee Existing Vacant Land Use Exhibit 9 Map -3 Map 4 -1 .......................................................... Immokalee Soils Exhibit .................................•--..............------.....-•---- .........................33 Map 4 -2 Wellfield Cones of Influence, Immokalee Water & Sewer District .......................... 36 Map4 -3 Immokalee FLUCCS ................................................................................................... 37 Map4 -4 Map 4 -5 Immokalee Wetlands .....................•---............---•-•----••-•--------......... .............................39 Major Drainage Basins in Collier County .................................... .............................40 Map 4 -6 Map 4 -7 Drainage Sub-basins .................................................................................................. Groundwater Recharge to Surficial Aquifer ................................ .............................41 40 Map 4 -8 Groundwater Recharge to Lower Tamiami Aquifer, ................... .............................41 Map 4 -9 Map 4 -10 Immokalee Listed Species ......................................................................................... Immokalee Archaeological and Historic Sites ............................ .............................41 41 Map 4 -11 Commercial Mineral Extraction Sites ........................................................................ 42 Map 5 -1 Immokalee Proposed Future Land Use Map .............................. .............................43 Map 5 -2 Map 5 Immokalee Future Land Use Map ............................................... .............................43 Existing Land Uses in LT /CKSS Overlay -3 Map 5 -4 .................................... .............................56 Immokalee Zoning Map .............................................................................................. 57 Map6 -1 Map6 -2 Immokalee Parks ........................................•-•-•---•--•-•--...........---•--. .....-- ......................62 Immokalee Schools ..................................................................................................... 63 Map 6 -3 Existing Roadway Network, Arterials & Collectors ...............•..... .............................66 Map 6 -4 Existing Roadway Network, Local Roads ................................................................. 66 Map 6 -5 Existing Immokalee Bicycle /Pedestrian Facilities .................................................... 4 Map 6 -6 Map 6 -7 Collier Area Transit Routes .................•............................. .............................76 Immokalee Water & Sewer District, Franchise Area and Treatment Plants .......... 77 Map 6 -8 Immokalee Water & Sewer District, Potable Water Facilities ,___ __________________ __________ _79 Map 6 -9 Immokalee Water & Sewer District, Sanitary Sewer Facilities .. .............................80 Map 6 -10 Existing Immokalee Utilities ....................................................................................... 80 IAMP Data & Analysis March 2010 vi Support Documents Airport Master Plan Update for Immokalee Regional Airport (excerpts), prepared by URS, March 2009 Collier County Business Park Lands Study, prepared by Fishkind & Associates for the Economic Development Council of Collier County, August 2007 DRAFT Immokalee Area Master Plan and Data and Analysis, prepared by RMPK, September, 2007 DRAFT Immokalee CRA Concurrency Options Transportation Considerations, prepared by Tindale Oliver and Associates, April 2009 Immokalee Housing Initiative, Phase I (Mobile Home Park Initiative) and Phase II (Immokalee Housing Condition Inventory), prepared by Community Development and Environmental Services Division (CDES) staff, September 2004 Immokalee Master Plan Study Economic Analysis, prepared by Regional Economic Research Institute at Florida Gulf Coast University, November 2006 Immokalee Regional Airport Legal Description and Sketch, prepared by Grady Minor & Associates, September 2008 Immokalee Water and Sewer District Master Plan Study, Final Report, prepared by Boyle Engineering, July 2008 "Population Need as a Criteria for Changes to a Local Government's FLUM," The Florida Senate, Interim Report 2010 -107, October 2009 Statement of Compliance with 9J -5, 9J -11, F.A.C., and Chapter 163 Part II, F.S. ( "Attachment A "), prepared by RWA, November 2009 IAMP Data & Analysis March 2010 vii Collier Counly Regorts Referenced Annual Update & Inventory Report on Public Facilities, 2008 AUIR, prepared by Comprehensive Planning Department, October 2008 Capital Improvements Plan, FY2010 -29, District School Board of Collier County, April 2009 Collier County 2005 Fire /Rescue Services Impact Fee Update Study, prepared by Tindale Oliver & Associates, Inc., January 2006 Collier County Bus Stop /Shelter Needs Plan, prepared by Michael Greene, Collier County Transportation Services Division, prepared for the Collier Metropolitan Planning Organization, October 2009 The Collier Interactive Growth Model (CIGM), Executive Summary, prepared by Van Buskirk, Ryffel & Associates, Inc., September 2008 Immokalee Storm Water Management Plan, Hydrologic and Hydraulic Water Quality Modeling, Collier County, prepared by H.W. Lochner, Inc., December 2004 IAMP Data & Analysis March 2010 viii 1. Introduction 1.1 History of Immokalee When Collier County was formed in 1923, the only non - coastal settlement in Collier County was located in the Immokalee and Corkscrew areas. Today, Immokalee is the only community of considerable size in interior Collier County. Immokalee was first settled by the Seminole Indians, who used the land as a camping and resting place. Hunters, cattlemen, and Indian traders were the next inhabitants of Immokalee. They found their way to Immokalee around the middle of the 19th century. No permanent settlers appeared in Immokalee until 1872. Immokalee has been known by several different names, changing with its varied settlers. The Seminoles gave Immokalee the name "Gopher Ridge" because of the unusual number of land turtles and gophers in the area. Immokalee was also known at one time as "Allen Place" after William "Billy" Allen, one of the first settlers. The Community received its current name, Immokalee, meaning my home, in October 1897 with the naming of the first post office. The name was suggested by Bishop William Crane Gray, who argued that the name should be a Seminole word with pleasant associations. The population in Immokalee continued to grow, and the first school and church opened not long after the establishment of the post office. Immokalee possessed all the elements of a flourishing community, but was relatively isolated until 1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from LaBelle and broke the isolation. Before the railroad was extended to Immokalee, trips were made by waterway or by sand trails, which were terrible for traveling during the wet season. When Collier County was created in 1923, the transportation situation for the 74 citizens of Immokalee did not immediately improve. In fact, in order to reach the County seat at Everglades (now known as Everglades City), the residents of Immokalee had to first go to the County seat of Lee County, Fort Myers, and then by boat to Everglades City, or they could drive south along poor road conditions to Marco Island and continue from Caxambas by boat. Barron Collier and his associates were aware of the importance of opening a direct route from Immokalee to Everglades City. They made a strenuous effort to open a North -South road and to induce the ACL to extend its lines to Everglades City. Efforts continued for the building of a roadway into Immokalee, but the transportation problem was not resolved until Immokalee Road (CR -846) was rebuilt and resurfaced a second time in 1955 -56. With such a major improvement in the transportation system, Immokalee became a thriving center for ranching, farming, and lumbering. The Immokalee community, with the improvements in transportation and its increasing popularity as an agricultural community, began to witness an influx of residents to the area. With such growth came the need for regulations to manage the activities occurring in the area. The Board of County Commissioners established an Immokalee Area Planning Commission ( IAMPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations, separate from the coastal area of Collier County. The Immokalee Area was governed under its own Zoning Ordinance until January 1982, when a unified Zoning Ordinance was adopted for the entire unincorporated Collier County. The duties of the IAMPC continued until September IAMP Data & Analysis March 2010 1985 when the nine - member Collier County Planning Commission was established with representatives from all areas within Collier County. Today, there are two representatives from County Commission District 5, which include Immokalee, serving on the Collier County Planning Commission. 1.2 History of Planning Efforts in Immokalee Immokalee has long been recognized as a distinct community within Collier County due to its unique geographic, social, and economic characteristics. This distinction led to the establishment of the Immokalee Area Planning Commission in 1965 and separate zoning and subdivision regulations, which were in effect through 1982. While Immokalee is now regulated through the county -wide Land Development Code, Collier County reaffirmed the distinctive nature of Immokalee by designating it as a distinct Planning Community in the 1983 Comprehensive Plan. In 1989, Collier County adopted revisions to the comprehensive plan, renamed it the Growth Management Plan (GMP), and recommended that an area master plan for Immokalee be developed. This was completed in 1991 with the establishment of the Immokalee Area Master Plan (TAMP) as a separate element of the GMP. The IAMP supplements the county -wide goals, objectives, and policies of the Collier County GMP by providing Immokalee- specific provisions. As stated in Objective 4.1 of the GMP's Future Land Use Element, the IAMP specifically "addresses conservation, future land use, population, recreation, transportation, housing, and the local economy" of the Immokalee urban area. On March 14, 2000, the Collier County Commission made a finding of conditions of blight for Immokalee through Resolution 2000 -82, allowing for the establishment of the Immokalee Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as found within the GMP and IAMP, but rather to encourage economic and social improvement in the urban areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee Community Redevelopment Plan, which addresses the unique needs and overall goals for redevelopment of Immokalee, and identifies the types of projects planned for the area. By statute, the Redevelopment Plan is required to conform to the GMP. The Board of County Commissioners found it necessary to restudy the Immokalee Urban Designated Area after designating the CRA. On May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, thereby establishing the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory committee to the Board. On September 28, 2004, the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). The IMPVC assisted the County in selecting a consultant to update to the IAMP. Over a four year period, the IMPVC and consultant conducted extensive public outreach, collected and analyzed data, and drafted recommended amendments to the IAMP. Despite this extensive effort, the amendments were not finalized. The Board of County Commissioners again extended the timeframe for the IMPVC and selected a new consultant to help fulfill the original purpose and duties of the Committee. These duties include: • Assisting County staff with the review of general planning matters related to the Immokalee Community, such as housing, zoning, economic and /or other issues as may be brought before the Committee; • Identifying and providing recommendations to the Board of County Commissioners relating to road improvements; economic incentives; increasing the quality and quantity IAMP Data & Analysis March 2010 2 of affordable housing; land uses and improvements relative to the Immokalee Regional Airport; density increases in mixed -use districts; restructuring of future land use designations boundaries; the facilitation of construction of commercial development in commercial districts; the preparation of revisions to current zoning districts and the development of associated Unified Land Development Code standards; and the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee community. Assisting in the development of revised goals, objectives, and policies, and land use designation descriptions for the Immokalee Area Master Plan; and Assisting in the review and updating of the Immokalee Area Master Plan in order to establish consistency between the Master Plan and the County Rural Lands Stewardship Area Overlay provisions. The IMPVC has been working steadily towards achieving these goals over the last five years. The adoption of this revised IAMP and Future Land Use Map represents the first step in completing the objectives of the Committee. Once complete, the IMPVC will recommend changes to the Collier County Land Development Code in order to establish Immokalee- specific land development regulations that are necessary to implement the Goals, Objectives, and Policies of the TAMP, followed closely by an update to the CRA- specific Capital Improvements Plan, and the creation of a long -term transportation strategy. Additionally, the County and CRA should amend the Immokalee Area Redevelopment Plan to ensure that it conforms to the updated IAMP. This IAMP presents a comprehensive program for guiding the physical, social, and economic well -being of the Immokalee community. The proposed IAMP guides economic development, environmental preservation efforts, future land use decisions, and redevelopment efforts in a manner that best reflects the wishes of the Immokalee community. Specific guidelines for support documentation for optional Growth Management Plan elements such as the IAMP are not provided in Chapter 163, Florida Statutes, or Rule 9J -5, Florida Administrative Code. This Support Document includes the following sections: 1. Introduction; 2. Population Projections; 3. Existing Land Use; 4. Natural Resources; 5. Future Land Use Analysis; 6. Public Facilities; 7. Other Items Appendix 1.3 State and Federal Designations The need for economic development in Immokalee has been recognized on the state and federal level, through its designation as a Florida Enterprise /Empowerment Zone, Brownfield designation for lands at the Immokalee Regional Airport, and as a Rural Area of Critical Economic Concern (RACEC) through Governor's Executive Order 06 -34. These programs are discussed in greater detail in the following sections. Map 1 -1 on the following page shows the boundaries for the incentive program areas (RACEC, Enterprise /Empowerment Zone, and Community Redevelopment Area). IAMP Data & Analysis March 2010 3 ju dMmokA1EE•CRA j MASIM PLAN uPVATE Map 1 -1 Incentive Program Areas Legend Immokalee Urban Area Boundary Rural Area of Critical Economic Concern Enterprise Zone #1101 & Federal Empowerment Zone J Community Redevelopment Area Sections Townships & Ranges -- Collier County Arterial and Collector Roads Collier County Local Roads 0 O.s 2 3 Miles N 'DI'X[A INC. CONSULTING AL t V Vl 1 IMMOKALEE CPA Community Rec evelopment Agency IThe Place to Call Home! 1.3.1 Rural Area of Critical Economic Concern (RACEC) Through Executive Order Number 06 -34, authorized February 24, 2006, Governor Jeb Bush designated Immokalee a Rural Area of Critical Economic Concern. This status establishes Immokalee as a priority assignment for the Rural Economic Development Initiative (a program sponsored by twenty -one state and regional economic development agencies). Programs now made available to Immokalee through the REDI include, but are not limited to: • Qualified Target Industry Tax Refund Program (Section 288.106 F.S.) • Quick Response Training Program (Section 228.047 F.S.) • Quick Response Training for Welfare Transition Program Participants (Section 228.047(8) F.S.) • Special Transportation Projects (Section 288.063) • Brownfield Redevelopment Bonus Refund (Section 288.107 F.S.) • Rural Job Tax Credit Program (Sections 212.098 and 220.1895 F.S.) 1.3.2 Florida Enterprise /Empowerment Zone An Enterprise Zone is a state - defined geographic area targeted for economic revitalization. The Enterprise Zone designation offers tax advantages and incentives (which may be augmented by local tax breaks) to businesses locating within the Zone boundaries. Immokalee was designated a Federal Enterprise Community in 1999. During the application process for the Empowerment Zone /Enterprise Community grant, a series of community meetings resulted in input used to develop a Strategic Plan. The Plan identifies four areas of concern: 1. Reduced accessibility of education and /or training 2. Weak diversification of the local economic base and lack of higher wage jobs 3. The reduced availability of decent and affordable housing 4. Lack of community pride As an Enterprise Community, Immokalee is authorized to receive economic and other assistance that will help it achieve its future growth and revitalization goals. 1.3.3 Immokalee Brownfield Designation On March 3, 2004, 211 acres in the Florida Tradeport area received a state brownfield designation. According to the Florida Brownfield Redevelopment Act (Florida Statute 376.79), "brownfield sites are defined as real property, the expansion, redevelopment, or reuse of which may be complicated by actual or perceived environmental contamination." Brownfields are often an ideal redevelopment opportunity as numerous incentives are available for clean -up and redevelopment activities. Florida, in particular, offers tax incentives for job creation on brownfield sites and reserves 30% of its Quick Response Training program funding for employees of businesses that establish on designated brownfield sites. This designation will reduce the work and time involved in the approvals process for redevelopment schemes that will enhance the economic potential of the Tradeport and surrounding area. Immokalee will benefit from the availability of these new programs, and is strongly advised to take full advantage of this assistance. The revision to the Master Plan will address these assistance programs and how they may expedite the attainment of the economic and social goals of the community. IAMP Data & Analysis March 2010 4 1.4 Public Meetings and Workshops The master plan update has been an extensive process, initiated in 2005 and involving many stakeholders. The following is a summary of the key dates of public meetings and workshops held in Immokalee related to the preparation of the Immokalee Area Master Plan. Additionally, the Immokalee Master Plan and Visioning Committee (IMPVC) and the Immokalee Community Redevelopment Agency Advisory Board (CRAAB) met at least monthly from January 2006, through the present, November, 2009, to track and direct the progress of the Immokalee Area Master Plan. 1. February 22, 2006 at IPM: special meeting of the IMPVC; 2. May 2, 2006 at 5:30PM: public workshop; 3. September 19, 2006 at 6:30PM: public meeting to review the Inventory and Analysis Report, priorities for development and redevelopment, and strategies for the Immokalee Area Master Plan; 4. October 3, 2006 at 6:30PM: workshop to receive input regarding the "Illustrative Plan "; 5. October 17, 2006 at 6:30PM: workshop to continue October 3 public input regarding the "Illustrative Plan "; 6. November 3, 2006 at 10:OOAM: Bus tour of Immokalee to do "ground - truthing" of draft Immokalee Area Master Plan and to stimulate discussion regarding goals, objectives and policies related to development and redevelopment in Immokalee; 7. November 7, 2006 at 6:30PM: Public workshop to review code enforcement, Housing Sub - committee recommendations, and the draft Immokalee Area Master Plan; 8. November 29, 2006 at 8:30AM: Joint meeting of the IMPVC and the Community Redevelopment Advisory Board to review the Immokalee Master Plan Economic Analysis Study. 9. January 31, 2007 at 2:OOPM: Special meeting to review the draft Immokalee Area Master Plan; 10. February 20, 2007 at 6:30PM: Public meeting to review the draft Immokalee Area Master Plan 11. September 25, 2008 at 5:30 PM: Public workshop to review the draft Goals, Objectives, and Policies of the Immokalee Area Master Plan 12. November 6, 2008 at 10 AM: Public meeting to review draft Immokalee Area Master Plan prior to submittal 13. August 10, 2009 at 9 AM: Public meeting to review revised draft Immokalee Area Master Plan prior to resubmittal 1.5 Demographics Documenting demographics for the Immokalee area is a critical step in formulating an Immokalee Area Master Plan. Demographics provide the basis for major planning decisions and are essential in forecasting demand for housing, potable water, recreation facilities, transportation facilities, and other public facilities and services. This section outlines the population characteristics of Immokalee. Topics reviewed include historical and existing population estimates, age breakdown, population projections, race, sex, IAMP Data & Analysis March 2010 and income. Much of the information is taken from the most recent U.S. Census as the best available data; however, the Immokalee Census Designated Place (CDP) has slightly different boundaries than the Immokalee Community Planning Area, as shown on Map 1 -2. Other data sources were consulted, but they do not provide information for Immokalee, as it is not an incorporated municipality. The Immokalee CDP had a dramatic increase in population between 1970 and 1980. However, population growth for Immokalee has slowed down and has been less than the rest of the County. Table 1 -1 contrasts the growth in Immokalee with growth in the County as a whole. Table 1 -1 Estimate of Permanent Population, 1970 to 2008 Source: 1970, 1980, 1990, and 2000 population rrom u.a. %,ensus, NWN County Comprehensive Planning Department n estimate, Collier Collier County, as a whole, experiences major fluctuations in population each year between November and April. The coastal influx comes from winter visitors and part-time residents. Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly a result of an influx of workers in the agricultural industry. This increase occurs when the harvest season for vegetables and citrus is at its peak. Table 1 -2 provides comparative statistics regarding age distribution. The age distribution in Immokalee is considerably different from the County as a whole. The 2000 median age in Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it has stayed about the same in Immokalee. IAMP Data & Analysis March 2010 6 IMMOKALEE CDP COLLIER COUNTY Year Persons % Increase Persons % Increase 1970 3,764 38,040 1980 11,038 193.25% 85,971 126.00% 1990 14,120 27.92% 152,099 76.92% 2000 19,410 37.46% 251,377 65.27% 2008 24,519 - 26.32% 332,854 - ^- 32.29% /l - nno ... .I- +;_ Source: 1970, 1980, 1990, and 2000 population rrom u.a. %,ensus, NWN County Comprehensive Planning Department n estimate, Collier Collier County, as a whole, experiences major fluctuations in population each year between November and April. The coastal influx comes from winter visitors and part-time residents. Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly a result of an influx of workers in the agricultural industry. This increase occurs when the harvest season for vegetables and citrus is at its peak. Table 1 -2 provides comparative statistics regarding age distribution. The age distribution in Immokalee is considerably different from the County as a whole. The 2000 median age in Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it has stayed about the same in Immokalee. IAMP Data & Analysis March 2010 6 )1mmokAtEE®CRA Map 1 -2 Immokalee Planning Boundaries Legena QImmokalee Urban Area Boundary Immokalee Urban Area Expansion Immokalee Census Designated Place Corkscrew Planning Community Sections Collier County Arterial And Collector Roads -- -- Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N VXXTA INC. CONSULTING AL t v T1 1 Tahip 1 -2 Aae Distribution in Immokalee and Collier County AGE DISTRIBUTION 1980 CENSUS IMMOKALEE CDP COLLIER COUNTY Total % of Total % of Age_ Persons Total Persons Total Under 14 years 3,186 28.9% 15,874 18.5% 15 -24 years 2,360 21.4% 12,628 14.7% 25-44 years 3,222 29.2% 20,283 23.6% 45 -64 years 1,762 15.9% 20,796 24.2% 65 over 508 4.6% 16,390 19.0% TOTAL 11,038 100.0% 85,971 100.0% Median Age I 38.0 AGE DISTRIBUTION 1990 CENSUS IMMOKALEE CDP COLLIER COUNTY Total % of Total % of Age Persons Total Persons Total Under 14 ears 4,579 32.4% 25,785 17.0% 15 -24 years 2,605 18.4% 16,006 10.5% 25-44 years 4,503 31.9% 42,249 27.8% 45 -64 years 1,813 12.8% 33,503 22.0% 65 over 620 4.4% 34,556 22.7% TOTAL 14,120 100.09/6 152,099 100.0% Median A e 21.4 40.7 AGE DISTRIBUTION 2000 CENSUS) IMMOKALEE CDP COLLIER COUNTY Total % of Total % of Age Persons Total Persons Total Under 14 years 5,707 28.9% 41,562 16.5% 15 -24 years 4,294 21.7% 25,090 10.0% 25-44 years 6,169 31.2% 61,720 24.6% 45 -64 years 2,791 14.1% 61,492 24.5% 65 over 802 - 4.1% 61,513 24.5% TOTAL 19,763 100.0% 251,377 100.0% Median Age 24.7 44.1 source: u.5. uensus i yov, l zmu, The racial composition of Immokalee's population is substantially different from the County as a whole. In 1980, 3,962 people or 36% of Immokalee's population was identified as white, in contrast to 84% of the remainder of Collier County population. In 1990, 65% of Immokalee's population was of Hispanic Origin, compared to 7% of the remainder of Collier County's population. In 2000, 70% identified themselves as Hispanic or Latino in Immokalee, compared to 15% for the rest of the County. Refer to Table 1 -3 for a comparison of the racial composition of Immokalee and the balance of the County. IAMP Data & Analysis March 2010 7 Table 1 -3 Race in Immokalee and Collier County RACIAL COMPARISON -1980 Balance of Race Immokalee CDP Percent Count Percent White 3,962 36% 70,699 84% Black 2,739 25% 1,811 2% 14% Others 4,289 39% 100% 11,726 84,236 100% TOTAL 10,990 RACIAL COMPARISON -1990 Balance of Race Immokalee CDP Percent Count Percent White 7,518 53% 130,059 95% Black 3,381 24% 3,505 3% Others 3,221 23% 100% 2,554 136,115 2% 100% TOTAL 14,120 Persons of Hispanic Origin* 9,199 65% 9,789 7% RACIAL COMPARISON -2000 Balance of Race Immokalee CDP Percent County Percent White 7,201 37% 208,504 90% Black 3,641 19% 8,032 3% 7% Others 8,568 44% 19,410 100% 15,431 231,967 100% TOTAL Persons of Hispanic Origin* 13,670 70% 35,626 15% * People who identify their origin as Spanish, Hispanic, or Latino may be of any race. Source: U.S. Census Bureau, 1980, 1990, 2000 1.6 Economic Overview 1.6.1 Income and Housing The main focus of this revised master plan is economic development. The introduction discussed the many designations and programs that are in effect in the Immokalee area to help address economic concerns and promote economic development. A brief review of key statistics is included to again highlight the challenges that face Immokalee and the importance of economic development to the area. The statistics included in Table 1 -4 are taken from the U.S. Census as the best available data, and the area covered, the Immokalee CDP, is slightly different from that of the Immokalee Planning Community; see Map 1 -2. Collier County data is provided for comparison. The data indicates a low- income community with a high percentage of the population living below the poverty level. The majority of housing is renter - occupied, and a third of the housing stock is made up of mobile homes. Almost one out of ten homes lack complete kitchen or plumbing facilities, and median home values are less than half of that reported for Collier County as a whole. TAMP Data & Analysis March 2010 8 Table 1 -4 Income and Housing Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85 1.6.2 Agricultural Statistics Most of the County's agricultural production occurs in and around Immokalee and it continues to be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee, but it is assumed that it will continue to be a key industry throughout the planning timeframe, given the ability of the area to continue to meet winter demand for vegetables. According to the "Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and around 20 percent of all business establishments in Immokalee were based in agriculture in 2005. To put it another way, one out of every five businesses is related to agriculture, and over half of the employed population — more than one out of two — works in an agricultural industry. (A copy of the full report is included as a support document). As shown in Table 1 -5, from 1997 to 2007, overall farm acreage in Collier County has decreased by approximately 60 percent, while the value of agricultural sales has remained about the same. Data specific to Immokalee are not recorded by the Census of Agriculture. IAMP Data & Analysis March 2010 9 Immokalee CDP Collier Count Median household income, 1999 $24,315 $48,289 Median family income, 1999 $22,628 $54,816 Per capita income, 1999 $8,576 $31,195 Income below poverty level ( %), 1999 40% 10% Tenure: owner-occupied units % 39% 76% Renter-occupied units % 61% 24% Mobile homes % of housing units 29% 7% Median year structure built (housing units 1980 1987 Lack complete plumbing facilities of housing units 79/6 0.5% Lack complete kitchen facilities (% of housing units 7% 0.5% Median gross rent $406 $753 Median value for mobile homes $19,700 $41,100 Median value for all owner- occupied housing units $56,000 $149,000 Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85 1.6.2 Agricultural Statistics Most of the County's agricultural production occurs in and around Immokalee and it continues to be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee, but it is assumed that it will continue to be a key industry throughout the planning timeframe, given the ability of the area to continue to meet winter demand for vegetables. According to the "Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and around 20 percent of all business establishments in Immokalee were based in agriculture in 2005. To put it another way, one out of every five businesses is related to agriculture, and over half of the employed population — more than one out of two — works in an agricultural industry. (A copy of the full report is included as a support document). As shown in Table 1 -5, from 1997 to 2007, overall farm acreage in Collier County has decreased by approximately 60 percent, while the value of agricultural sales has remained about the same. Data specific to Immokalee are not recorded by the Census of Agriculture. IAMP Data & Analysis March 2010 9 Table 1 -5 Collier County, Selected Data, Census of Agriculture, 1997, 2002, and LVV! 1997 2002 2007 235 273 322 Farms number 277,279 180,852 109,934 Farms acres Estimated market value of land and buildings: Average per farm $ $2,152,046 $1,652,022 $2,039,523 $ $1,796 $2,660 $5,974 Average per acre Market value of agricultural products sold $276,924,000 $267,636,000 $278,822,000 Vegetables, potatoes, and melons 17,010 17,947 12,982 harvested for sale acres 34,861 35,930 21,551 Citrus acres n+ of Andr -i dti irP. 1997. 2002, and 2007 Source: The Census of Agncuiture, UrIIICU OLCILUJ vUFc l U. -. — • Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from: httr)://www.aq— blications /2007 /Full Report loume 1. Chapter 2 County Level/ Florida /index.asp, accessed July 7, 2009. Figure 1 -1 Acres in Farms, Collier County, 1997 -2007 Farms (acres) 300,000 250,000 200,000 i °-' 150,000 ILI -I 100,000 y k 50,000 0 1997 2002 2007 Year Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007 Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from: http / /www aacensus usda aov /Publications /2007 /Full Report/Volume 1. Chapter 2 County Level/ Florida /index.asg, accessed July 7, 2009. Graphic prepared by RWA, Inc. The Census of Agriculture does not report on lands used for grazing (ranching) or ornamental crops (nurseries). However, the property appraiser does record information regarding use and the type of agriculture for parcels in Collier County. According to the Collier County Property Appraiser, approximately 5,071 acres are used for grazing land (DOR Code 60) within the Immokalee Urban Area (30 percent of the IUA), and approximately 18 acres are used for ornamental or miscellaneous agricultural (DOR Code 69) (0.1 percent of the ILIA). IAMP Data & Analysis March 2010 10 In order to expand the local economy, it must be diversified beyond its agricultural base. As documented by the Bureau of Labor Statistics (BLS), a federal agency, individuals working on farms earn substantially less than those working in other jobs. In 2007, the average weekly salary for a person working in agriculture in Collier County was $377. Other occupations are shown for comparison in Table 1 -6 — workers in the retail trade sector earned an average weekly wage of $561; those in the construction trade earned $1,108, and those in the repair business earned $625 weekly. Table 1 -6 Collier County, 2007 Average Weekly and Annual Pay for Selected KI n irk¢ i`_nAnQ * 2007 data not available Tor mmuo 1 14, f_VVU Ua. — Source: Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2007, available on -line at: htto' / /www.bis.aov /cew /, accessed July 7, 2009. The "Immokalee Master Plan Study Economic Analysis" also includes forecasts on the future of agriculture in the area. The report forecasts an annual growth rate in agricultural employment of between -1.0 percent and -2.6 percent. As the report explains: Forecasts predict that agriculture will to continue to play a very important role in Collier County and Immokalee. Agricultural land is expected to taken out of production as new towns ... are developed. The additional construction and growth in business and industrial parks will compete for the available workforce as Eastern Collier County develops into a more diversified economy. Currently, Immokalee has about 4,000 agricultural employees identified by quarterly surveys done by the Agency for Workforce Innovation. This number is expected to understate the number of agricultural workers since many are self - employed and not counted by in the unemployment compensation survey. Collier County uses a rough estimate for peak seasonal farm workers of around 15,000 during the winter months. The acreage required for agriculture is expected to decline slowly as land is developed for communities and business parks. IAMP Data & Analysis March 2010 11 2. Population Projections Per Chapter 9J- 5.005, Florida Administrative Code, (2)(e): The comprehensive plan shall be based on resident and seasonal population estimates and projections. Resident and seasonal population estimates and projections shall be either those provided by the University of Florida, Bureau of Economic and Business Research, those provided by the Executive Office of the Governor, or shall be generated by the local government. The County uses a Peak Season population methodology that is adopted in the Capital Improvements Element and has been approved by the Department of Community Affairs. 2.1 Population Projections Prepared by Collier County Table 2 -1 presents the projected average April and October permanent population and peak population for the Immokalee Planning Community, as prepared by Collier County. Table 2 -1 Immokalee Population Estimates and Projections, 2000 -2025 April 1 October 1 Percent Permanent Percent Peak Year Population 2000 21,845 2001 22,219 2002 22,410 2003 22,800 2004 23,872 2005 24,244 2006 24,453 2007 24,790 2008 24,519 2009 24,372 2010 24,225 2011 25,539 2012 26,878 2013 28,244 2014 29,636 2015 31,056 2016 32,399 2017 33,777 2018 35,205 2019 36,891 2020 39,317 Increase Population Increase Population' 22,032 26,438 1.7% 22,314 1.3% 26,777 0.9% 22,605 1.3% 27,126 1.7% 23,336 3.2% 28,003 4.7% 24,058 3.1% 28,870 1.6% 24,348 1.2% 29,218 0.9% 24,622 1.1% 29,546 1.4% 24,654 0.1% 29,585 -1.1% 24,445 -0.8% 29,334 -0.6% 24,298 -0.6% 29,158 -0.6% 24,882 2.4% 29,858 5.4% 26,208 5.3% 31,450 5.2% 27,561 5.2% 33,073 5.1% 28,940 5.0% 34,728 4.9% 30,346 4.9% 36,415 4.8% 31,727 4.6% 38,072 4.3% 33,088 4.3% 39,706 4.3% 34,491 4.2% 41,389 4.2% 36,048 4.5% 43,258 4,8% 38,104 5.7% 45,725 6.6% 40,530 6.4% 48,636 onsistent with peak population calculated for -, Estimated at 20% above October 1 population figures, c Collier County as a whole. IAMP Data & Analysis March 2010 12 Permanent Increase Population Increase Population' 22,032 26,438 1.7% 22,314 1.3% 26,777 0.9% 22,605 1.3% 27,126 1.7% 23,336 3.2% 28,003 4.7% 24,058 3.1% 28,870 1.6% 24,348 1.2% 29,218 0.9% 24,622 1.1% 29,546 1.4% 24,654 0.1% 29,585 -1.1% 24,445 -0.8% 29,334 -0.6% 24,298 -0.6% 29,158 -0.6% 24,882 2.4% 29,858 5.4% 26,208 5.3% 31,450 5.2% 27,561 5.2% 33,073 5.1% 28,940 5.0% 34,728 4.9% 30,346 4.9% 36,415 4.8% 31,727 4.6% 38,072 4.3% 33,088 4.3% 39,706 4.3% 34,491 4.2% 41,389 4.2% 36,048 4.5% 43,258 4,8% 38,104 5.7% 45,725 6.6% 40,530 6.4% 48,636 onsistent with peak population calculated for -, Estimated at 20% above October 1 population figures, c Collier County as a whole. IAMP Data & Analysis March 2010 12 -, Estimated at 20% above October 1 population figures, c Collier County as a whole. IAMP Data & Analysis March 2010 12 Figure 2 -1 Immokalee Population Estimates and Projections, 2000 -2020 60,000 50,000 40,000 30,000 20,000 10,000 0 °Nb °,moo °,yo ti ti ti ti ti ti ti ti'I ti ti Year April 1 --- October 1 --- Peak IAMP Data & Analysis March 2010 13 2.2 Population Projections Prepared by BEBR While not specific to Immokalee, the most recent population projections for Collier County from the Bureau of Economic and Business Research at the University of Florida (BEBR) are also included in Table 2 -2. BEBR prepares a low, medium, and high population projection for each county. They do not include seasonal residents in their projections. Collier County utilized BEBR medium range projections in calculating projections for each planning community (including Immokalee). Table 2 -2 BEBR Population Projections for Collier County, 2008 -2035 Count Census Estimate Pro ections, A ril 1 April 1, April 1, 2000 2008 2010 2015 2020 2025 2030 2035 328,400 341,600 350,900 355,800 355,900 COLLIER 251,377 332,854 315,200 Low 331,800 363,300 400,700 437,400 472,000 504,200 Medium 401,300 462,100 526,300 592,900 661,000 1:_� 348.400 14 IAMP Data & Analysis March 2010 3. Existing Land Use The purpose of the existing land use analysis is to provide an understanding of how Immokalee functions: the relationship of residential areas to shopping, employment, and recreational centers; the relationship between the transportation system and land use activities that attract large numbers of people and vehicles; and the relationship between development patterns and the natural environment. The analysis assists in determining strengths and weaknesses of the existing land use pattern, and aids in developing overall planning strategies, to produce a development pattern desired by the residents of Immokalee. The following table and figure summarize existing land uses within the Immokalee Urban Area. Map 3 -1 on the following page shows existing land uses within Immokalee. Tahip 3 -1 Existing Land Use in the Immokalee Urban Area Land Use arcel 0'a- Count Acres Percent Agriculture 103 9,442.1 55.2% Commercial Conservation 198 4 187.6 90.6 1.1% 0.5% Government 77 2,683.0 15.8% Industrial 57 127.1 0.7% Institutional 120 386.6 2.3% Multi-Family 163 140.7 0.8% Single-Family 2,973 1,790.8 10.5% Seminole Reservation 2 423.9 2.5% Roadways 60 718.0 4.2% Vacant Land 1,467 1 1,101.6 6.4% Total 5,224 17, 092.0 n-n 100.0% Source: Collier County Property Appraiser, 2-005 TAMP Data & Analysis March 2010 15 Source(s): Existing Land Use (Collier County Property Appraiser Parcels 0212009) 5� 41mmokAIEEOCRA O \t l" I I I: PI AN IIPDATF �1 Map 3 -1 Immokalee Existing Land Use Exhibit Legend Immokalee Urban Area Boundary - Agriculture Conservation - Commercial - Government - Industrial ^k Institutional L� Single - Family Multi- Family nVacant Land Collier County Arterial and Collector Roads Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N TA INC. CONSULTING JL t V VA. 1 IMMOKALEE CRA Community Redevelopment Agency IThe Place to Call Home! Figure 3 -1 Existing Land Use by Percent of Total Acreage 6% * Agriculture ■ Conservation ■ Commercial ■ Government ■ Industrial ❑ Institutional 56% ❑ Multi - Family ❑ Single - Family ❑ Roadways ■ Seminole Reservation ❑ Vacant Land Each of the existing land uses will be further analyzed in the subsections that follow. 3.1 Agriculture Agriculture is the dominant land use type within the Urban Designated Area (UDA), making up approximately 55 percent of the land, or approximately 9,440 acres. Agricultural lands are generally located at the periphery of the Immokalee boundary, surrounding the downtown core. Agriculture is a permitted use within Immokalee, provided the areas used for agriculture are zoned for such use. The Immokalee Future Land Use Map does not identify a Future Land Use category for agriculture within the LIDA. 3.2 Conservation The parcels designated as conservation for the purposes f existing land use are and 0 5 percent of taut total areas within the Arrowhead PUD, making up approximately 91 land within Immokalee. 3.3 Commercial Commercial land use makes up only about one percent of Immokalee, or about 188 acres. A more detailed analysis by specific Department of Revenue Use Codes, which are used by the Collier County Property Appraiser to classify land, included in Table 3 -2, below, shows approximately 161 acres developed as commercial, with a total of 1,140,025 square feet of commercial building space. This equates to approximately 39 square feet of commercial building space per resident, using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 16 Table 3 -2 Commercial Development within the Immokalee Urban Area by DOR Use Code Total Use Number of Code Description 11 Stores, one story Total Acres Mixed use — store and office 12 residential or residential com 14 Su ermarkets 16 Com nunity Shopping Center 26.76 Airports (private or commerc bination terminals, marine terminals, 20 marinas 21 Restaurants, cafeterias 22 Drive -in Restaurants s Financial institutions (banks, 23 loan companies, mortgage) repair, Repair service shops (exclu, 5.18 automotive), radio and T. V. refrigeration service, electric 25 laundries, laundromats 26 Service stations Auto sales, auto repair and service shops, body and fe commercial garages, farm sales and services, auto re equipment, trailers and rela equipment, mobile home s 27 motorc cles, construction v 29 Wholesale outlets, roduce 32 Enclosed theaters, enclose 33 Nightclubs, cocktail lounge Bowling alleys, skating rink 34 enclosed arenas Tourist attractions, perman other entertainment faciliti 35 (privately owned 39 Hotels, motels al), bus Number of Building )iers, Parcels Total Acres Square Feet 66 39.88 363,292 or store and 38 26.76 198,111 bination 4 8.46 37,767 ling 5 2.88 23,874 s 3 28.88 152,483 al), bus )iers, 1 5.00 3,321 11 6.79 38,231 3 2.42 8,702 savings and 4 8.46 37,767 ling repair, repair, g 5.18 44,394 10 5.51 40,152 storage, auto nder shops, and machinery ntal, marine ted ales, 100,273 ehicle sales 17 14.19 houses 9 10.07 86,862 d auditoriums 1 1.56 14,683 s, bars 4 0.87 12,285 s, pool halls, 3,505 2 0.34 ent exhibits, es, fairgrounds 1 0.26 2 1.41 __12.091 TOTAL 186 160.49 1,140,025 008 d RWA Inc Source: Collier County Property Appraiser, 2 , an , There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within Immokalee. This information is shown in Table 3 -3, below. This equates to 3 square feet of office space per resident, again calculated using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 17 Source: Collier County Property Appraiser, 2 , an , There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within Immokalee. This information is shown in Table 3 -3, below. This equates to 3 square feet of office space per resident, again calculated using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 17 Table 3 -3 Office Development within the Immokalee Urban Area by DOR Use n~Le WV"- Number of Use Code Description Parcels Acres E71,450 Office buildings, non - professional 7 11.02 17 service buildings, one story Office buildings, non - professional 1 1.03 6,579 18 service buildings, multi -sto 19 Professional service buildings 2 1.90 6,713 TOTAL 10 13.94 84,741 Source: Collier County Property Appraiser, 2008, and RWA, Inc. The Immokalee Master Plan Study Economic Analysis," prepared by Florida Gulf Coast University, developed retail and office space forecasts out to the year 2020. The study forecasts employment and then converts projected employment into acreage, using the ratio of employees to building square footage from the Fiscal Impact Analysis Model (FIAM). The FIAM model was developed by Fishkind and Associates for the Florida Department of Community Affairs to forecast the fiscal impacts of development. The acreage forecasts indicate the need for developed retail and office space, not for commercial zoning. It is also important to note that the study did not look at whether there is an existing deficiency in retail and office supply in Immokalee. An excerpt from the retail and office space analysis included in the study is provided, below. A full copy of the study is included as a support document. Generally, the analysis shows a medium -range forecasted need for developed commercial space of 49 acres by 2020 and of developed office space of 33 acres. Again, any existing deficiencies in commercial or office space are not considered. The forecast is based on projected population growth only, and does not take into consideration the need for economic development, the targeted expansion of tourist - related business, growth outside of Immokalee that may influence the need for retail services, or increases in needed office space resulting from a growth in industry. Excerpt from the "Immokalee Master Plan Study Economic Analysis:" 3.2.1. Retail Space Forecast Currently, Immokalee has about 55 residents per retail employee. The state average is about 18.2 residents per employee and Collier County has an average of about 16.8 residents per employee. It is expected that Immokalee will move over time to a ratio closer to the state and county. The low case assumes that the ratio of residents to retail employees falls from 55 to 36 by 2030. The medium case assumes that Immokalee's population to retail employees falls to the state average of 18.2 by 2030 and the high case assumes that the ratio falls to Collier County's average of 16.8 by 2030. Florida's Agency for Workforce Innovation (AWI) provides an annual forecast for Collier County's retail employment that predicts an average annual growth rate of about 2.1 percent per year from 2005 to 2013. The medium forecast's growth rate or trend developed for this study for Immokalee is much faster, growing at about six percent per year over the forecast horizon. This faster growth would be expected as development shifts eastward in the county and as local incomes rise. The surrounding developments of Ave Maria and Big Cypress are expected to create increased retail traffic during their IAMP Data & Analysis March 2010 18 Excerpt from the "Immokalee Master Plan Study. Economic Analysis:" (continued -1 development and this is expected to continue even after they develop their own town centers. Tables 3.2 though 3.4 provide the low, medium, and high forecasts for employment, square footage, and acres needed to support the retail sector. The medium or reference case shows a local need for 12 additional acres by 2010. This need increases to 28 acres by 2015 and to 49 acres by 2020. The high forecast increases the need for retail acres to 65 by 2020 while the low case shows a need for only about 16 additional acres by 2020. Table 3.2 Irr Year to 201 to Low Case Retail Planning Forecast Employment Square Footage Growth 136 219 Table 3.3 Immokalee Medium Case Retail P Year Employment 2005 to 2010 2005 to 2015 2005 to 2020 Table 3.4 Immokalee High C 2010 to to 164 373 650 81,6, 131,3' Forecast re Footage Retail Plan nin Forecast rment Square Footage Growth 3.2.2 Office Space Forecast 115,746 281,470 518.751 Acres Needed 5 10 16 Acres Needed 12 15 35 65 The Office space requirements to meet Immokalee's future growth will be primarily driven by the need to locate in the local area to meet customer needs. This forecast for office space is based on the projected increases in the local population. The ratio of office employees to population for both Immokalee and Collier County were both about one office employee for each 17 people. Office employees were defined as those in information, financial, professional, education, health, other services, and government. The FIAM model assumption of 600 square feet on average per employee and an estimate of 8,000 square feet per acre were used to arrive at the square footage and acres needed forecasts. Table 3.5 shows the low forecast case for office employment growth, square footage, and acres needed. Growth in the service and professional occupations are expected to create additional employment opportunities for Immokalee and Eastern Collier County. The low case shows increased employment by 2020 of about 278 employees. The number of acres of office land to support the growth rises to 21 acres by 2020. Table 3.5 Immokalee Low Employ Office ment S ace Sq Forecast t Year Square Footage ge Acres Needed Growth 9 2005 to 2010 120 72'225 2005 to 2015 197 118,298 15 2005 to 2020 278 166,722 21 IAMP Data & Analysis March 2010 19 Excerpt from the "Immokalee Master Plan Study Economic Analysis:" (continued -2 The medium or reference forecast for Immokalee's office employment and space planning forecast is shown in Table 3.6. The employment rises by 436 employees by 2020 and the office land to support the employment rises to 33 acres by 2020. Table 3.6 Immokalee Medium p� acne nt ice S Square Footage Forecast Acres Needed Year Y Growth 14 2005 to 2010 188 112,763 23 2005 to 2015 310 186,027 2005 to 2020 436 261,545 33 Table 3.7 shows the office employment and space planning high forecast case. Faster growth in employment adds 689 employees by 2020 and the land to support the employees is estimated at 52 acres. Table 3.7 Immokalee Hi Employmelnt S ace Square rootage st Acres Needed Year Growth 18 2005 to 2010 236 141,318 449 269,089 34 2005 to 2015 689 413,649 52 2005 to 2020 Currently, approximately 525 acres are zoned for commercial uses (including office). Of this, approximately 93 acres are vacant. 3.4 Government There are approximately 2,680 acres of government -owned land in Immokalee, making up approximately 16 percent of the total land area. Examples of government -owned land uses include the Immokalee Regional Airport; public schools; Farmworker's Village, which is owned by the Collier County Housing Authority; and the South Florida Water Management spoil site, being used for the remediation of Lake Trafford. 3.5 Industrial Immokalee consists of approximately one percent developed industrial lands, or approximately 127 acres. The majority of industrial uses in Immokalee are related to agriculture, such as packing houses and farm machinery sales and repair. A more detailed analysis of industrial lands, by specific Department of Revenue Use Codes (used by the Collier County Property Appraiser to classify land), included in Table 3 -4, below, shows approximately 127 acres developed as industrial, with a total of 1,316,718 square feet of industrial building space. This equates to approximately 45 square feet of industrial building space per resident, using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 20 Table 3 -4 Industrial Development within the Immokalee Urban Area Use Number of Total Building Code Description Parcels Total Acres Square Feet 42 Heavy industrial, heavy equipment 2 5.67 40,359 Packing plants, fruit and vegetable 44 packing plants, meat packing plants 24 82.80 1,043,875 Mineral processing, phosphate processing, cement plants, refineries, 47 clay plants, rock and gravel plants 1 0.94 6,481 Warehousing, distribution terminals, trucking terminals, van and storage 48 warehousing 13 19.43 140,439 Open storage, new and used building supplies, junk yards, auto wrecking, fuel 49 storage, equipment and material storage 17 1 18.28 1 85,564 TOTAL 57 1 127.11 1 1,316,718 Source: Collier County Property Appraiser, 2008, and RWA, Inc. Economic development is the main goal of the Immokalee Area Master Plan. The community particularly looks to the industrial lands surrounding the Immokalee Regional Airport as key economic drivers for Immokalee. These lands have been designated for industrial development and three future land use categories for industrial development have been developed — Industrial, Industrial Mixed -Use, and the Immokalee Regional Airport Subdistricts — to better encourage and manage industrial growth in these areas. Designating land for industrial development is a policy decision, as Van Buskirk notes in the Collier Interactive Growth Model Executive Summary (September 2008): The industrial sub -model is not a demand model based on the demand of the population. Rather, it is a design model determined by the community's policy makers. The CIGM design is one scenario based on economic diversification. One economic objective is to insure employment opportunities for future residents. In the early and intermediate stages, a community is developing a large portion of its labor force in construction and construction related business. As the community matures, construction opportunities diminish and are replaced with opportunities in manufacturing, research and development and services. In order to meet this objective, industrial or tech parks are needed. Another objective for industrial development for a community is to diversify its tax as well as its economic base. These industrial lands will serve to diversify not only the economy of Immokalee, which has been based on predominantly low -wage agricultural jobs, but also of Collier County as a whole. Three different studies to determine future demand for industrial land were consulted: the Collier Interactive Growth Model Executive Summary, prepared by Van Buskirk, Ryffel and Associates, Inc.; an industrial lands needs analysis prepared for the Economic Development Council of IAMP Data & Analysis March 2010 21 Collier County by Fishkind & Associates; and the Immokalee Master Plan Study Economic Analysis, prepared by the Regional Economic Research Institute at Florida Gulf Coast University. The Van Buskirk/CIGM study, already cited, shows the majority of industrial development at build -out located within the Immokalee Urban Area, and estimates that Collier County will need 52 50 -acre industrial parks (2,600 acres) by build -out. While not specifically prepared for this amendment, the report was prepared for and accepted by Collier County, which includes Immokalee. Fiaure 3 -2 Industrial Park Locations at Build -Out, RLSA and Immokalee i •- _ CR 846 i ?� IWM{?iChLE RD *loop CR W 1u LEGEND: • Industrial Park • 2007 Existing Industrial Park . RLSA Source: Collier Interactive Growth Model txecutive oummary, Jan Buskirk, Ryffel and Associates, Inc, September 2008 The second study consulted, prepared by Fishkind & Associates, reviewed and determined the future need for business park/light industrial space in Collier County through the year 2030. The study found that the County will have more than a 2,000 -acre deficit of industrial and business park land by 2030. See Table 3 -5, contained on the following page. A complete copy of the study is attached as a support document. IAMP Data & Analysis March 2010 22 Table 3 -5 Collier Co Industrial Sq. Ft. Total Demand Industrial Acres Demanded Indus /Business Park Acreage Available Acreage Surplus or Deficit Cumulative Acreage Surplus ,anty Industrial /Business Park Land Surplus /Deficit 2005 2010 2015 2020 2025 2030 30,652,642 6,247,194 6,549,116 6,506,391 6,160,814 6,161,395 3,832 781 819 813 770 770 1,878 379 586 315 299 299 - (402) (232) (498) (471) (472) (402) (634) (1,132) kl (1,604) --.J- A 1 is (2,075) or uericit Source: Fishkind & Associates, August 2007, Industrial /Business Park Land nl l Y� '. The final study consulted was developed by the Regional Economic Research Institute at Florida Gulf Coast University. This is excerpted from the larger report, which is included as a support document and was prepared for this amendment. The report estimates the need for approximately 1,630 acres of developed industrial land by 2020. Excerpt from the "Immokalee Master Plan Study Economic Anal sti is_" Immokalee's industrial employment and acreage forecast is dependent upon Collier County's overall growth. It is likely that most of the new industrial growth will be located in Eastern Collier County where most of the undeveloped land in the county is located. Given that Immokalee [has established] industrial areas that can meet Collier County's projected industrial needs, it should be a strong candidate for Collier County's future industrial development. This study defines industrial companies for this study as those in construction, manufacturing, wholesale trade, and transportation and warehousing. Companies in these sectors would want to locate company buildings and sites in areas designated for industrial use. Based on the FIAM model and other sources, the assumptions for square feet per employee for this study are 200 square feet per construction employee; 2,500 square feet for wholesale trade and manufacturing employee; and 5,000 square feet per transportation and warehouse employee. An average of 8,000 square feet per acre is assumed to transform square feet to acres. Each year the Florida's Agency for Workforce Innovation (AWI) forecasts Collier County employment trends using regression analysis and shift -share analysis for 2005 through 2013. These trends are used by this study to provide a medium case forecast for Collier County's industrial employment for 2010, 2015, and 2020.... Table 3.9 provides the medium or reference case employment forecasts and acres needed for industrial development. Employment grows by over 17,000 from 2005 to 2020. The need for additional acres of land to support the growth in industrial companies grows to approximately 1,600 acres by 2020. )AMP Data & Analysis March 2010 23 Excerpt from the "Immokalee Master Plan Study Economic Analysis" (continued): r_,,_ � n rn.J6... RAeA; — r'nan Inrinctrial Planning Forecast I aule 0..7 v%j wci w-1 111 Years .,....., .....__.. ._.. ._- --- - -- Employment Acres Needed Growth 2005 to 2010 4,751 470 2005 to 2015 10,387 1,009 2005 to 2020 17,078 1,629 Source: Immokalee Master Plan 5tuay r.conomlc Hnarybib rxt:giv m "U,,omic Research Institute, College of Business, Florida Gulf Coast University, 2006 While each of the studies referenced calculates a different acreage amount for needed industrial lands, all three identify a significant shortfall in industrial lands, and a significant opportunity for industrial development in Immokalee. The community supports this economic development initiative and has therefore amended the future land use map to accommodate opportunities for additional industrial development. Currently there are 2,005 acres zoned industrial in Immokalee. Approximately 1,500 acres of this industrial land is government -owned land contained within the Immokalee Regional Airport. There are approximately 105 acres of vacant, industrially zoned land. 3.6 Institutional Institutional uses make up approximately 387 acres or about two percent of existing land uses in Immokalee. Institutional uses include churches, private schools, and non - profits. Institutional land uses offer essential community services and are an important component of any community. 3.7 Residential Within Immokalee, approximately 1,932 acres are in residential use, or about 11 percent of all land uses. Of that, about 1,791 acres are developed as single - family residential, and 141 acres as multifamily residential (refer to Table 3 -1). Residential development is generally located south of Westclox Road and west of New Market Road and the Immokalee Regional Airport. There are a number of Planned Unit Developments already approved in the Immokalee Planning Community, totaling 4,244 units on 1,052 acres. Some are completed and some are under construction. Refer to Table 3 -6 for a list and Map 3 -2, contained on the following page. IAMP Data & Analysis March 2010 24 1w soorw(ay. P.. — *co. --oa —) BERTY IDINO LAKE TRAFFORD RD \LAKE TRAFFORD MARINA AMONFlS1D .ASS .Ni`'SO�G HERITAGE I i I I T tiF 4i T SANl1FIT3 PWES qA LA IGe CYPR SSGREENAPTS. �O GA � A RTA�NTS LJ I . _ _P I WIMEG w / PACE.'I L-1 , ." I IW.Ell - NAFARTMENTS R ROBERTS ESTATE MAIN S W bqA� No�Fr, I'll I COWER �"l VILIAGE —� RD N_. N • ImmoWEEOCRA ,MASTER PLAN UPDATE '1 Map 3 -2 Immokalee Planned Unit Developments F ee Urban Area Boundary ounty Arterial and Collector Roads ounty Local Roads 0 1,000 2,000 4,000 6,000 \ Feet I N « INC. CONSUL IN G 1<1 VA. 1 IMMOKALEE CPA Community Rec evelopment Agency i The Place to Call Home! ,n _ _ .. .... ii_:i& n_",ftit%nmantc in Immokalee (B) — Built -out (S) — Sunsetted, no activity within allotted timeframe Source: PUD Master List, July 2009, prepared by the PUD Monitoring Section of the Engineering & Environmental Services Department, Collier County There are very few residential areas in Immokalee that do not have mobile homes. Unlike the coastal area, Immokalee contains many areas with mixed housing types. Mobile homes are next to duplexes, next to single - family homes, next to apartments. To accommodate that situation, the County developed the Village Residential Zoning District in 1982, which allows such mixing of residential types. However, mobile homes, especially those that are seriously deteriorated, can negatively impact surrounding single - family homes property values, and new regulations to address existing mobile homes have been put forth in this TAMP. As demonstrated in Table 1 -4, mobile homes in the Immokalee Census Designate area have values significantly lower than Collier County as a whole. By direction of the Board of County Commissioners, in September, 1999, Collier County Community Development and Environmental Services (CDES) embarked on a program specifically targeting mobile home parks in the Immokalee Urban Area. The Immokalee Housing Initiative, Phase 1, the Mobile Home Park Initiative, created the Nonconforming Mobile Home Park Overlay Subdistrict. This subdistrict is identified in the Land Development Code Section 2.03.07(6) and requires nonconforming mobile home parks to upgrade their parks and obtain an approved Site Improvement Plan (SIP) by January 9, 2003. Parks that did not come into compliance within this time frame were supposed to eliminate all substandard mobile home units. Despite this requirement, only a small percentage of the nonconforming parks obtained a SIP, and there has been minimal enforcement to remove substandard units. 25 IAMP Data & Analysis March 2010 As part of the Mobile Home Park Initiative, a list of mobile home parks within the Immokalee area and the permit status of each was developed. The inventory found 33 mobile home parks with 515 confirmed mobile homes. No discussion of the condition of the units was undertaken, and the report did not look at mobile homes not located within mobile home parks. A summary of the findings of this Phase 1 is provided in Table 3 -7. Under the new mobile home policies of this TAMP, existing mobile homes (not within mobile home parks) are treated as nonconforming uses, and existing mobile home parks, such as those listed in Table 3 -7, may continue if they have obtained SDP or SIP approval or obtain it within a certain timeframe. IAMP Data & Analysis March 2010 26 Table 3 -7 Mobile Home Parks in Immokalee, 2000 Inventory Street Address No. MH'S No. Confirmed MH's Size Acres DU /AC Permits Issued Zoning & FLU Designation 607 10TH ST. N. 17 18 1.24 14.52 0 RMF -6 /HR 301 12TH ST SE. 19 13 2.2 5.91 1 MH /HR 301 13TH ST SE 8 8 2 4.00 0 MH /HR 402 15TH ST S.E. 3 3 0.19 15.79 2 MH /HR 331 15TH ST. N. 25 25 3 8.33 0 C- 4- RMF -6 /C 550 19TH ST. N. 102 103 18.71 5.51 0 PUD /HR 711 2ND AVE 38 41 2.74 14.96 1 MH /CC -MU 204 4TH ST. S. 4 4 1.32 3.03 0 VR/MR 207 4TH ST N. 4 3 0.34 8.82 1 RNP VR/CC -MU 617 5TH ST. S. 3 3 0.44 6.82 2 VR/LR 311 6TH CT. S. 3 3 0.14 21.43 0 VR/MR 318 6TH ST. S 3 3 0.18 16.67 0 VR/MR 302/ 304 7TH ST. S. 4 4 0.28 14.29 1 RNP VR/MR 1900 8TH AVE N. 117 102 3.41 29.91 32 RNP MH /MR 301 8TH ST. S. 8 8 1.65 4.85 2 VR/MR 110 9 TH ST S. 23 21 1.43 14.69 0 MH /CC -MU 108 9 TH ST S. 20 20 2.39 8.37 1 RNP MH /CC -MU 612 9TH ST S. 3 3 0.39 7.69 0 VR/LR 1101 ALACHUA ST. 29 15 0.92 16.30 0 I /CC -1 1123 ALACHUA ST. 4 5 0.92 5.43 0 I /CC -1 3003 ALAMO DR. 8 8 0.37 21.62 5 RNP VR/MR 815 ANDRES LN 7 7 1.01 6.93 6 VR/MR 610 BOOKER BLVD. 5 5 2.36 2.12 5 VR/MR 2700 BRADLEY DR 14 14 2.07 6.76 2 VR/MR 1503 CARSON RD. 12 3 1.69 1.78 0 VR/MR 1410 CARSON RD. 13 13 2.02 6.44 8 VR/MR 3507 CARSON RD. 20 18 3.33 5.41 0 MH /MR 408 MINERS LN 15 12 2.34 5.13 2 VR/MR 625 PALMETTO 5 5 0.25 20.00 0 VR/LR 310 WEEKS TERR 3 3 0.19 15.7895 2 MH /HR 3513 WESTCLOX ST. 6 4 2.02 1.9802 0 VR/MR 3503 WESTCLOX ST. 5 5 0.96 5.20833 1 VR/MR 3601 WESTCLOX ST. 15 13 1.34 9.70149 0 VR/MR Total 565 515 63.84 10.2* *Average Density Source: Immokalee Housing Condition Inventory, Phase 1, 2000 Notes: LR = 4 du /acre MR = 6 du /acre HR = 8 du /acre NC 12 CC -MU = 12 Affordable Housing = + 8 du /ac Maximum = 16 units maximum IAMP Data & Analysis March 2010 27 Phase 2 was the Immokalee Housing Condition Inventory, an assessment of the condition of housing in the Immokalee Urban Area, other than mobile home parks, based on observations of the exterior aspects of these dwelling units. These aspects include the physical condition of each dwelling unit, its visible infrastructure, and surrounding conditions. The Inventory was conducted between May and August, 2004, and represents the best available data on residential units in the Immokalee area. The report in its entirety is included as support document. The inventory includes 16 fields or categories representing the condition of each dwelling unit as well as infrastructure (drainage and driveway) and overall property condition. Points were assigned according to the condition of each feature, with a total tally indicating the overall condition of the property. Each dwelling unit was assigned a total rating, according to the following classifications and definitions: Table 3 -8 Immokalee Housing Inventory, Definitions and Aggregated Points Condition Description Aggregated Points Standard No visual defects 0 -9 Standard M Slight defects that can be corrected during the course of 10 -19 Substandard regular maintenance. The structure can still provide safe and 12.0 Deteriorated adequate structure. 8.1 Substandard Minor defects requiring more repair than would be provided 20 -29 Total Survey ruing regular maintenance. Structure still provides safe and 1 100.0 adequate shelter. Deteriorated Major defects requiring extensive repairs. Structure will not 30 or more provide safe and adequate shelter unless repairs are made. Dilapidated/ Does not provide safe and adequate shelter in present No points assigned Demolition condition and endangers health, safety, and well -being of occupants. Structure cannot be economically repaired. Repair costs would exceed 50% of the total value of the shelter. Source: Immokalee Housing Condition Inventory, 2004 Field participants visited and evaluated 3,558 dwelling units on 2,898 parcels. On 363 parcels, two or more dwelling units were observed (including apartment complexes). The overall results for all properties covered by this inventory are shown in Table 3 -9, below. Approximately three - quarters of the dwelling units were determined to be "standard," and about eleven percent — more than one out of ten — was determined to be "deteriorated" or "dilapidated," requiring extensive repairs in order to provide safe and adequate shelter. Table 3 -9 Immokalee Housing Inventory, Overall Results, All Categories Classification No. of Dwelling Units Percent Standard 2,024 56.9 Standard M 701 19.7 Substandard 427 12.0 Deteriorated 287 8.1 Dilapidated* 1 119 1 3.3 Total Survey 3,558 1 100.0 *These properties were specifically identified for further review by Building Department specialists. They were either identified verbally as possible demolitions, or received scores in the first 5 fields of at least 30 (of 35) points. Source: Immokalee Housing Condition Inventory, 2004 IAMP Data & Analysis March 2010 28 3.8 Roadways /Rights -of -way There are approximately 718 acres, or about four percent of the land area, dedicated to roadway rights -of -way and other rights -of -way, such as those used for utilities. The 718 acres only represent roadways that are publicly dedicated, and do not reflect all of the roads within Immokalee. The majority of roadways in Immokalee are privately owned and maintained. 3.9 Seminole Reservation The Seminole Reservation contains approximately 600 acres. Currently the Reservation is developed with the Seminole Casino at the northwest corner, located on South ist Street, and single - family homes along the southern border, which are accessed via Stockade Road. Areas of the Reservation developed as residential have been included in that total (approximately 176 acres). The remaining 424 acres, or about 3 percent of the land area within the Immokalee Urban Area, has been coded as Seminole Reservation for the purposes of the existing land use discussion. 3.10 Vacant Land Approximately six percent, or 1,102 acres, of the land area within Immokalee is vacant, developable land. The following tables and figures classify the vacant acreage by Future Land Use Category, Proposed Future Land Use Category, and Zoning District. The majority of vacant land (26 percent) is zoned for agriculture, followed by vacant land with PUD zoning (18 percent), the majority of which is within Arrowhead PUD, located on the south of Lake Trafford Road, and single - family zoning (13 percent). Arrowhead was approved in 2005, and construction had started when the real estate market crashed. Under the proposed FLUM, most of the vacant lands would be designated Medium Residential (29 percent), Low Residential (20 percent), or Commercial Mixed -Use (25 percent). The majority of vacant land (see Map 3 -3) is within developed areas and would not be expected to have significant environmental constraints. Likewise, the majority of these lands have roadway access and all are within the Immokalee Water and Sewer District service area for potable water and sanitary sewer. IAMP Data & Analysis March 2010 29 11 14 Source(s): Existing Land Use (Collier County Property Appraiser Parcels 0212009) SA S6.1 0 R n7n ui CD LAKE TRAFFORD RD 1, tj LL 4 �4. 6 ■ U -.F1 J '7 f— ----- 41MmokA1EE*CRA MASTER PLAN LIPDAT'E Map 3-3 Immokalee Existing Vacant Land Use Exhibit Legend Immokalee Urban Area Boundary vacant Land Collier County Arterial and Collector Roads Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N IX TA INC. CONSULTING -AL IL. T T.L J& IMMOKALEE CPA Community Redevelopment Agency Me Place to Call Home! Table 3 -10 Vacant Acreage by Future Land Use Designations FLU Acres Commercial 24.2 Commerce Center -Mixed Use 38.8 Neighborhood Center 132.2 Industrial 26.8 Commerce Center - Industrial 127.5 Recreational Tourist 3.0 Low Residential 557.6 Mixed Residential 73.9 High Residential 115.6 Seminole Indian Reservation 2.0 Total 1,101.7 Source: Collier County Property Appraiser Data, 2008 and RWA, Inc. Figure 3 -3 Vacant Acreage by Future Land Use Designations IAMP Data & Analysis March 2010 30 Commercial 11% 2% 4% ■ Commerce Center -Mixed 12% Use 7% ® Neighborhood Center 2% 11 Industrial ■ Commerce Center - 12% Industrial ■ Recreational Tourist 0% ❑ Low Residential 50% ❑ Mixed Residential 50 High Residential IAMP Data & Analysis March 2010 30 Tahlp 3_11 Vacant Acreaqe by Proposed Future Land Use Designations Proposed FLU Acres Commercial Mixed Use 233.9 Industrial 26.8 Industrial Mixed Use 128.2 Low Residential 393.8 Medium Residential 169.0 Hi h Residential 103.4 Recreational Tourist 46.6 Total 1,101.7 Source: Collier County Property Appraiser Data, 2008 and RWA, Inc. Figure 3 -4 Vacant Acreage by Proposed Future Land Use Designations 15% 4% 37% ❑ Commercial Mixed Use ■ Industrial 2% ■ Industrial Mixed Use ❑ Low Residential ❑ Medium Residential 12% o High Residential ❑ Recreational Tourist IAMP Data & Analysis March 2010 31 Table 3 -12 Vacant Acreage by Zoning District Zoning District Acres A 23.2 A -MHO 254.0 C -1 10.7 C -3 8.9 C-4 30.0 C -5 43.6 E 125.6 1 104.4 MH 22.6 P 3.4 PUD 192.1 RMF -12 0.1 RMF -16 2.4 RMF -16 13 9.1 RMF -6 58.0 RSF -3 71.8 RSF -4 31.7 RSF -5 6.0 RSF -5 4 30.1 VR 74.0 Total 1,101.7 Source: Collier County Property Appraiser Data, 2008 and RWA, Inc. Figure 3 -5 Vacant Acreage by Generalized Zoning Categories 7% 13% 26% ■ Agriculture ■ Commercial ❑ Estates Industrial 6% 11 Mobile Home ® Public g% ❑ Planned Unit Development ❑ Residential Multi - Family 18% ❑ Residential Single - Family Y 11% ■ Village Residential 0 %J 9% 2% IAMP Data & Analysis March 2010 32 4. Natural Resources When developing a comprehensive land use plan for an area, it is essential to identify the known natural resources, and ensure that important natural resources areas are appropriately protected. This section identifies and analyzes the various biological, geological, and hydrological resources that exist in and around the Immokalee Urban Area. A description of these resources and their significance to Immokalee is presented. 4.1 Soils The soil types present in Collier County reflect both the past and present environmental characteristics of the sites where they are found. Soils are derived from physical and chemical weathering of rock or mineral material. This material is then acted upon and used by living organisms. The characteristics of soil depend upon the parent material, the climate, the types of organisms in and on the soil, the topography of the land, and the amount of time these factors have acted on the material. Map 4 -1 depicts generalized soil distribution for Collier County and Table 4 -1 lists the acreage and percentage of each soil type within Immokalee. Table 4 -1 Soil Types within the Immokalee Urban Area SOIL ID DESCRIPTION ACRES PERCENT -AGE 3 Malabar Fine Sand 112 0.7% 6 Riviera, Limestone Substratum — Copeland Fine Sand 233 1.4% 7 Immokalee Fine Sand 4,222 24.7% 8 M akka Fine Sand 1,095 6.4% 14 Pineda Fine Sand, Limestone Substratum 13 0.1% 15 Pomella Fine Sand 595 3.5% 16 Oldsmar Fine Sand 2,431 14.2% 17 Basinger Fine Sand 672 3.9% 18 Riviera Fine Sand, Limestone Substratum 100 0.6% 20 Ft. Drum and Malabar, High, Fine Sands 6 0.0% 21 Boca Fine Sand 47 0.3% 22 Chobee, Winder and Gator Soils, De ressional 915 5.4% 23 Holo aw and Okeelanta Soils, De ressional 495 2.9% 25 Boca, Riviera, Limestone Substratum and Copeland FS, De ressional 494 2.9% 27 Holo aw Fine Sand 743 4.3% 28 Pineda and Riviera Fine Sands 298 1.7% 29 Wabasso Fine Sand 1,179 6.9% 31 Hilolo Limestone Substratum, Jupiter and Margate Soils 154 0.9% 32 Urban Land 9 0.1% 33 Urban Land — Holo aw — Basinger Complex 13 0.1% 34 Urban Land — Immokalee — Oldsmar, Limestone Substratum, Complex 1,668 9.8% 37 Tuscawilla Fine Sand 966 5.7% 38 Urban Land — Matlacha — Boca Complex 30 0.2% 43 Winder, Riviera, Limestone Substratum, and Chobee Soils De ressional 494 2.9% F 99 Water 108 0.6% TOTAL 17,092 100.0% source: south Fioriaa Water Management District, 1998 IAMP Data & Analysis March 2010 33 0 e ftklJl 99 iD t y ~ • r 31 n/ f otaivEl • t4 po\k%pi *0-7 1ImmokAtEE®CRA IT Map 4 -1 Immokalee Soils Exhibit Legend C3IMMOKALEE URBAN AREA BOUNDARY Soils 3, MALABAR FINE SAND 6, RIVIERA, LIMESTONE SUBSTRATUM- COPELAND FINE SAND 7, IMMOKALEE FINE SAND 8, MYAKKA FINE SAND 10, OLDSMAR FINE SAND, LIMESTONE SUBSTRATUM 11, HALLANDALE FINE SAND 14, PINEDA FINE SAND, LIMESTONE SUBSTRATUM 15, POMELLA FINE SAND 16, OLDSMAR FINE SAND 17, BASINGER FINE SAND 18, RIVIERA FINE SAND, LIMESTONE SUBSTRATUM 20, FT. DRUM AND MALABAR, HIGH, FINE SANDS 21, BOCA FINE SAND 22, CHOBEE, WINDERAND GATOR SOILS, DEPRESSIONAL 23, HOLOPAW AND OKEELANTA SOILS, DEPRESSIONAL 25, BOCA, RIVIERA, LIMESTONE SUBSTRATUM AND COPELAND FS, DEPRESSIONAL 27, HOLOPAW FINE SAND 28, PINEDAAND RIVIERA FINE SANDS 29, WABASSO FINE SAND 31, HILOLO LIMESTONE SUBSTRATUM, JUPITERAND MARGATE SOILS 32, URBAN LAND 33, URBAN LAND- HOLOPAW - BASINGER COMPLEX 34, URBAN LAND - IMMOKALEE - OLDSMAR, LIMESTONE SUBSTRATUM, COMPLEX 37, TUSCAWILLA FINE SAND 38, URBAN LAND- MATLACHA - BOCACOMPLEX 43, WINDER, RIVIERA, LIMESTONE SUBSTRATUM, AND CHOBEE SOILS DEPRESSIONAL 99, WATER DEPRESSIONAL WITH INDICATORS SLOUGH WITH LIMESTONE SLOUGH WITHOUT LIMESTONE WATER NON -HYDRIC SOILS - HYDRIC SOILS - DEPRESSIONAL COLLIER COUNTY ARTERIAL AND COLLECTOR ROADS COLLIER COUNTY LOCAL ROADS D 1,000 2,000 4,000 6,000 Feet • A D'X'X T / \INC. ® CONSUL I INU j t T Il 1 IMMOKALEE CRA Community Redevelopment Agency IThe Place to Call Home! Because plants differ in their nutrient requirements and in their ability to live in water- saturated areas, soil type also plays a role in determining plant distribution. The influence of soil, though not noticeable in South Florida as in other areas of the U.S., is reflected in plant cover. For example, the plants found on ancient sand dune deposits in the northwestern part of the County differ greatly from those found on lower elevation peat deposits. For the same reason, a completely different flora occurs on inland sandy- marisites. Thus, soil type is an important factor in defining Collier County's vegetative communities. Soil type also plays a role in determining suitability of different soil associations for septic tank installation and urban development. The United States Department of Agriculture, Natural Resources Conservation Service (USDA - NRCS), Soil Surrey Division, provides soil ratings for septic tank absorption fields. These interpretations are a tool for guiding the user in site selection for safe disposal of household effluent. Septic tank absorption fields are subsurface systems of tile or perforated pipe that distribute effluent from a septic tank into the natural soil. The centerline depth of the tile is assumed to be 24 inches or deeper. Only the soil between the depths of 24 and 60 inches is considered in absorption of the effu effluent, properties and affect theeconstr construction maintenance of the affect the absorption system, and those that may affect public health. Soils are rated and placed into septic tank absorption field interpretive rating classes per their rating indices. These are: not limited (rating index = 0), somewhat limited (rating index > 0 and < 1.0), or very limited (rating index = 1.0). Almost all of the soils found within Collier County were rated very limited in 2008. Soil properties and qualities that affect the absorption of the effluent are permeability, depth to a seasonal high andtboulde boulders a shallow depth to bedrock, cep susceptibility a cemented flooding. Stones s interfere with installation. This interpretation is applicable to both heavily populated and sparsely populated areas. While some general observations may be made, onsite evaluation is required before the final site is selected. Improper site selection, design, or installation may cause contamination of ground water, seepage to the soil surface, and contamination of stream systems from surface drainage or flood water. Potential contamination may be reduced or eliminated by installing systems designed to overcome or reduce the effects of the limiting soil property. The United States Soil Conservation Service (SCS) has analyzed the soil associations and assigned variegated numbers to individual soils within each association. These reflect the suitability for septic tank drainfields (Table 4 -2). The following list shows the suitability range: 90 -100 Very High Potential 80-89 High Potential 50-79 Medium Potential 30-50 Low Potential 0-29 Very Low Potential 34 IAMP Data & Analysis March 2010 Tahlp a_9 suitability of Soil Associations for Septic Tank Installation " This figure is the percentage of the association this sou represei I.S. Source: Collier Soil and Water Conservation Service 4.2 Wellf/elds Section 163.3202(2)(K), Florida Statutes, specifically mandates that local governments adopt land development regulations for the protection of potable water wellfields. The Growth Management Act also requires the Comprehensive Plan to show "cones of influence" for potable water wells, and to provide policies to protect water quality by restriction of activities known to adversely affect the quality and quantity of identified water resources, including existing cones of influence, water recharge areas, and water wells. The Conservation and Coastal Management Element of the County Growth Management Plan explains in detail the functions and importance of these water resource systems, and provides necessary programs to protect wells and wellfields from potential contamination sources. The IAMP amendments do not IAMP Data & Analysis March 2010 35 Weighted Soil Association Name Soil Name Percent* Potential Index 1. Urban - Udorthents Urban 72 72.0 Basinger Udorthents 17 13.3 2. Immokalee- Basinger Immokalee 57 49.4 Oldsmar Basinger 23 18.0 Oldsmar 20 17.9 3. Holopaw- Basinger Holopaw 59 48.9 Immokalee Basinger 28 22.0 Immokalee 13 11.2 4. Wabasso- Winder Wabasso 40 33.8 Holopaw Winder 31 10.2 Holopaw 29 24.0 5.Ochopee- Ochopee 81 32.8 Pennsuco Pennsuco 19 7.7 6. Pineda- Boca Pineda 40 30.7 Hallandale Boca 32 25.5 Hallandale 28 23.4 7. Riviera- Boca Riviera 39 13.1 Copeland Boca 38 14.0 Copeland 23 8.6 8. Winder- Riviera Winder 49 13.1 Chobee Riviera 36 13.3 Chobee 24 2.9 9. Durbin- Wulfert Durbin 73 0.0 Canaveral Wulfert 25 0.0 10. Kesson- Peckish Kesson 58 0.0 Anclote Peckish 19 0.0 Anclote 22 0.0 _a_ " This figure is the percentage of the association this sou represei I.S. Source: Collier Soil and Water Conservation Service 4.2 Wellf/elds Section 163.3202(2)(K), Florida Statutes, specifically mandates that local governments adopt land development regulations for the protection of potable water wellfields. The Growth Management Act also requires the Comprehensive Plan to show "cones of influence" for potable water wells, and to provide policies to protect water quality by restriction of activities known to adversely affect the quality and quantity of identified water resources, including existing cones of influence, water recharge areas, and water wells. The Conservation and Coastal Management Element of the County Growth Management Plan explains in detail the functions and importance of these water resource systems, and provides necessary programs to protect wells and wellfields from potential contamination sources. The IAMP amendments do not IAMP Data & Analysis March 2010 35 impact, or propose any changes to, these existing provisions. Wellfield Cones of Influence within Immokalee are shown in Map 4 -2. Wellfields are comprised of two or more wells that, when pumped, change the natural direction and speed of groundwater. The groundwater surface around a pumping well is pulled down (draw -down) as water is pumped into the well, creating a cone of depression. The extent of this cone can vary from a few feet to several miles depending on hydrogeological factors. Potable wellfields are considered to be very sensitive since the wells produce large quantities of water for a large segment of the population and since the step water gradient, which defines the cone of depression of the wellfield, causes relatively high groundwater velocities towards the well. A pollutant can therefore move very quickly and contaminate the water supply that may be serving a large number of people. Wellfield protection requires the prevention of hazardous and toxic materials from entering groundwater, and subsequent withdrawal by public drinking water wells. This may be accomplished by restricting hazardous and toxic materials or activities which use these materials from a predetermined distance. Zones have been established around the wells or wellfields with various degrees of restriction. Accurately establishing these protective zones requires a sophisticated computer analysis. The County has completed a study that resulted in the development of a computer model applicable to Collier County for determining groundwater flows in the County. This model provides the technical justification for defining zones of protection, which has been used in a comprehensive groundwater protection ordinance for establishing land use controls and land development regulations around well - fields. In 1991, Collier County adopted the Ground Water Protection Ordinance, as included in Section 3.06.00 of the Collier County Land Development Code, to protect existing and future public potable water supply wells. In addition, the Wellfield Protection Zones are designated on Collier County Zoning Maps as special treatment overlays. 4.3 FLUCCS FLUCCS mapping, or Florida Land Use, Cover and Forms Classification System, is an evaluation of land use, vegetation cover and land form classification, based on satellite and aerial imagery. The FLUCCS system is arranged in hierarchical levels, with each level containing land information of increasing specificity. Level One is the most general data, with land use broken down into nine broad categories. Eight of these categories occur within the Immokalee Urban Area, and Table 4 -3 shows the amount and distribution of each within Immokalee. According to the FLUCCS mapping, prepared by the South Florida Water Management District in 2005, the majority of Immokalee, 37 percent, is "Agriculture;" followed by "Wetlands," 23 percent; and "Urban and Built -up," 18 percent. More than 75 percent of the Immokalee area is classified as one of these three categories. IAMP Data & Analysis March 2010 36 THE CARSON ROAD WATER TREATMENT PLANT WELLFIELD THE JERRY V. WARDEN WATER TREATMENT PLANT WELLFIELD so (r ): weer w Cw a M.... lc.el. c. -ty c...m moat, MR L..— (Can c...4 c...1— (200) THE AIRPORT WATER TREATMENT PLANT WELLFIELD 1mmokA1EE•CRA SO Map 4 -2 Wellfield Cones of Influence Immokalee Water and Sewer District Legend Immokalee Urban Area Boundary ST/W -1 - One Year - ST /W -2 -Two Year - ST/W -3 - Five Year = ST/W -4 - Twenty Year • Well Locations Collier County Arterial and Collector Roads Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feel Z\ N 'D'X"X / nINC. CONSULTING 1 t 1 Vl 1 IMMOKALEE CPA Community m4evelopment Agency Me Place to Call Home! Figure 4 -1 Immokalee Urban Area by FLUCCS 23 1% 14 4% M Urban and Built -Up IM Agriculture ■ Rangeland o Upland Forests ■ Water * Wetlands ❑ Barren Land ® Transportation ation for Immokalee is shown on Map 4 -3 and in Table 4 -4, which follow. More detailed inform 37 IAMP Data & Analysis March 2010 Urban Area by Level One FLUCCS Category Table 4 -3 Immokalee FLUCCS L evel One Acres Percent 18.1% Urban and Built -U 3,102.18 6,385.48 37.4% A riculture 627.42 3.7% Ran eland 2,395.60 14.0% U land Forests 90.98 0.5% Water 3,861.48 22.6% Wetlands 103.65 0.6% Barren Land &Utilities 526.22 3.1% Trans ortation 17,093-U-1 100.0% TOTAL Water Management District Source: South Florida Figure 4 -1 Immokalee Urban Area by FLUCCS 23 1% 14 4% M Urban and Built -Up IM Agriculture ■ Rangeland o Upland Forests ■ Water * Wetlands ❑ Barren Land ® Transportation ation for Immokalee is shown on Map 4 -3 and in Table 4 -4, which follow. More detailed inform 37 IAMP Data & Analysis March 2010 I r I{ y� I Source(s): FLUCCS (South Florida Water Management District 10/2004) 99 s4,2 . 141 '. '. 719 - G, 6atz 221 R - 4t19...- ' &11' xit 21t I_ il. 911 `oX ES1C 4119 r: I 2„ ] 2 �. s4, t _ 4 \ 9 i1� - , 1 121 2„ htl 7 ` � 1 147 ' � 11 r J 9 o i l� 11 , "��i�i�■■i 6 zs, 1 1J] Szt � 219 19] –1341 hTt 21 IJr— 4 „9 9119 • •i jj,.rI4 211 643 4 3 6 a fill 3 690 t —'t ]29\ 221 4 n, `! v 921 1MmokA1EE®CRA 80- Map 4 -3 Immokalee FLUCCS Legend Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads FLUCCS AGRICULTURE I J BARREN LAND RANGELAND - TRANSPORTATION, COMMUNICATION AND UTILITIES n UPLAND FORESTS URBAN AND BUILT -UP WATER - WETLANDS 0 1.000 2,000 4,000 6,000 Feet N TA INC. CONSULTING 1. t v Tl 1 IMMOKALEE CPA Community Redevelopment Agency I The Place to Call Home! „ Table 4 -4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions FLUCCS Code FLUCCS First Level Description FLUCCS Fourth Level Description Acreage 1009 URBAN AND BUILT -UP RESIDENTIAL MOBILE HOME UNITS -ALL 111.67 1110 URBAN AND BUILT -UP FIXED SINGLE FAMILY UNITS 2041.89 1310 URBAN AND BUILT -UP FIXED SINGLE FAMILY UNITS > 5 DWL UNITS /ACRE 209.39 1330 URBAN AND BUILT -UP MULTIPLE DWL UNITS -LOW RISE 2 STORIES OR LESS 23.96 1340 URBAN AND BUILT -UP MULTIPLE DWL UNITS -HIGH RISE 3 STORIES OR MORE 6.74 1410 URBAN AND BUILT -UP RETAIL SALES AND SERVICES 2.75 1411 URBAN AND BUILT -UP SHOPPING CENTERS 11.64 1470 URBAN AND BUILT -UP MIXED COMMERCIAL AND SERVICES 43.45 1550 URBAN AND BUILT -UP OTHER LIGHT INDUSTRIAL 349.12 1710 URBAN AND BUILT -UP EDUCATIONAL FACILITIES 149.02 1720 URBAN AND BUILT -UP RELIGIOUS 3.22 1850 URBAN AND BUILT -UP PARKS & ZOOS 11.16 1860 URBAN AND BUILT -UP COMMUNITY RECREATIONAL FACILITIES 26.17 1910 URBAN AND BUILT -UP UNDEVELOPED LAND WITHIN URBAN AREAS 28.19 1920 URBAN AND BUILT -UP INACTIVE LANDS WITH STREET PATTERN BUT WITHOUT STRUCTURES 68.19 1930 URBAN AND BUILT -UP URBAN LAND IN TRANSITION W/O POSITIVE INDICATORS OF INTENT 15.62 2110 AGRICULTURE IMPROVED PASTURES 2722.80 2120 AGRICULTURE UNIMPROVED PASTURES 107.06 2130 AGRICULTURE WOODLAND PASTURES 94.50 2140 AGRICULTURE ROW CROPS 371.78 2210 AGRICULTURE CITRUS GROVES 2859.13 2430 AGRICULTURE ORNAMENTALS 9.67 2510 AGRICULTURE HORSE FARMS 81.18 2590 AGRICULTURE OTHER 5.22 2610 AGRICULTURE FALLOW CROP LAND 134.15 3100 RANGELAND HERBACEOUS 98.35 3210 RANGELAND PALMETTO PRAIRIES 348.90 3290 RANGELAND OTHER SHRUBS AND BRUSH 162.04 3300 RANGELAND MIXED RANGELAND 18.13 4110 UPLAND FORESTS PINE FLATWOODS 1187.91 4119 UPLAND FORESTS PINE FLATWOODS /MELALEUCA INFESTED 936.61 4220 UPLAND FORESTS BRAZILIAN PEPPER 14.24 4240 UPLAND FORESTS MELALEUCA 43.22 4250 UPLAND FORESTS TEMPERATE HARDWOODS 23.64 4340 UPLAND FORESTS HARDWOOD,CONIFER MIXED 165.01 4380 UPLAND FORESTS MIXED HARDWOODS 24.97 5100 WATER STREAMS & WATERWAYS 5.83 5210 WATER LAKES > 500 ACRES 15.94 5240 WATER LAKES < 10 ACRES 5.00 IAMP Data & Analysis March 2010 38 Table 4 -4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions (continued) Source: South Florida Water Management District, 2005 Wetlands are discussed in further detail in Section 4.4. 4.4 Wetlands Wetlands are areas where water is present on an annual, seasonal, or periodic basis, and where the water regime or hydrology is the dominant factor determining the existing assemblage of plants and animals (Day, et al., 1988; Gosselink and Lee, 1987). It is a general term referring to a configuration of diverse ecosystems that are periodically inundated with fresh and /or salt water. Small differences in ground elevation have a major effect on the hydrological characteristics of a site. South Florida vegetation is closely associated with these differences in water characteristics. Generally, wetlands have shallow water or saturated soil during part of the year. Wetlands accumulate organic plant material and support a variety of plants and animals that have adapted to these saturated conditions (Mitsch and Gosselink, 1986). The major freshwater wetlands habitats found in Collier County include Low Pinelands, Inland Swamps, Cypress Forests, Freshwater Marshes, and Wet Prairies. Fresh Water Marshes are the type of wetland found largely concentrated within and around the Immokalee Community (see Map 4 -4 for generalized location of wetlands in Immokalee). IAMP Data & Analysis March 2010 39 FLUCCS First Level Description WATER WETLANDS WETLANDS WETLANDS WETLANDS WETLANDS WETLANDS WETLANDS WETLANDS WETLANDS WETLANDS BARREN LAND FLUCCS Fourth Level Description RESERVOIRS < 10 ACRES MIXED WETLAND HARDWOODS MIXED WETLAND SHRUBS CYPRESS CYPRESS /MELALEUCA INFESTED CYPRESS /PINE /CABBAGE PALM WETLAND FORESTED MIXED FRESHWATER MARSHES CATTAIL WET PRAIRIES WET PRAIRIES WITH PINE BORROW AREAS Acreage 64.20 64.27 381.91 632.19 269.44 483.00 11183.783.7 5 127.81 365.77 28.61 96.31 FLUCCS Code 5340 6170 6172 6210 6218 6240 6300 6410 6412 6430 6439 7420 7430 BARREN LAND TRANSPORTATION, COMMUNICATION AND UTILITIES TRANSPORTATION, COMMUNICATION AND UTILITIES SPOIL AREAS AIRPORTS ELECTRICAL POWER TRANSMISSION LINES 7.34 440.49 44.82 8110 8320 8330 TRANSPORTATION, COMMUNICATION AND UTILITIES WATER SUPPLY PLANTS TOTAL 40.91 17,093.01 Source: South Florida Water Management District, 2005 Wetlands are discussed in further detail in Section 4.4. 4.4 Wetlands Wetlands are areas where water is present on an annual, seasonal, or periodic basis, and where the water regime or hydrology is the dominant factor determining the existing assemblage of plants and animals (Day, et al., 1988; Gosselink and Lee, 1987). It is a general term referring to a configuration of diverse ecosystems that are periodically inundated with fresh and /or salt water. Small differences in ground elevation have a major effect on the hydrological characteristics of a site. South Florida vegetation is closely associated with these differences in water characteristics. Generally, wetlands have shallow water or saturated soil during part of the year. Wetlands accumulate organic plant material and support a variety of plants and animals that have adapted to these saturated conditions (Mitsch and Gosselink, 1986). The major freshwater wetlands habitats found in Collier County include Low Pinelands, Inland Swamps, Cypress Forests, Freshwater Marshes, and Wet Prairies. Fresh Water Marshes are the type of wetland found largely concentrated within and around the Immokalee Community (see Map 4 -4 for generalized location of wetlands in Immokalee). IAMP Data & Analysis March 2010 39 • �' . •. �. f INV for Wa -7 • 0. 4 • 1. ® 4 � • • • �immokAtEE•CRA • • - _ x M A5 I f R (I .AN UPDAl h a Ir w ' ,� • e , ,� Map 4- • �" ► I '� _ = ` y* Immokalee Wetlands W ESTCLOX ST- • • r ,. s_ ti• ' G y r'sq i t f 1P j I� JP • . • +� y i i. ! �i ♦ & w ` ` ! : • ♦,r r $ - 0 1,000 2,000 4,000 6,000 ♦� ® �- she �1. es S • Feet P dP ® �• , s �1 e • ♦ • 0, "� 7 • ,� t • ♦ i ■+ ■ • 4 INC. y y • , � ,' ; . �� A� CONSULTING .01 1w 1 • �~ t IMMOKALEE CRA /A Community Recevelopment Agency ,:+• . • « .� ® I The Place to Call Home! •IMO&I EE \` IN " •� N , �i • Soum(s): We�YnEa Ns. Flah.nd Wtl6N ts9z) The Freshwater Marsh habitat around Immokalee connects to the slough /swamp system known as Corkscrew Swamp. The swamp and marsh serve as primary water storage areas and provide drainage for surface flow. Lake Trafford, the largest Lake in Collier County, is a natural lake located directly west of the Immokalee urban area. Oval in shape, it measures approximately 1.7 miles by 2.0 miles along the major and minor axes (Gore, 1987). The average depth is between 6 -8 feet, with the maximum depth at 10 feet. Lake Trafford contains a watershed of approximately 30 square miles and provides water to the Corkscrew Swamp /Bird Rookery Swamp ecosystem. There are wetlands within the Immokalee Urban Area that are connected to the Camp Keais Strand, and therefore stricter preservation requirements have been developed for these wetland areas. The area is delineated as the "Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay" on the Future Land Use Map, and is discussed in greater detail in Section 5.2.1 of this report. The wetland protection measures of the CCME and the LDC continue to apply within Immokalee and are not affected by this amendment. 4.5 Drainage Basins Both man -made and natural drainage systems collect and transport surface water run -off that occurs during and immediately following rainfall. The two major facilities can function independently of one another or in combination. Natural drainage systems are defined by the topography of an area. The largest feature of a natural drainage system is the drainage basin or watershed. The boundary of the basin is called the basin divide, and is created by an upper elevation feature so that the natural land elevation direct run -off is from the highest areas to the lowest ones, toward a common major drainage feature, such as a stream, lake, bay or ocean. In the case of Immokalee, due to its relatively flat topography, drainage occurs in sheet flow pattern within a very shallow but wide depression classified as a slough. The major drainage feature is often called the receiving body and smaller features are its tributaries. Man -made drainage facilities are artificially constructed elevation differences designed to store or convey stormwater run -off. Some typical manmade conveyance structures include ditches, canals, swales or storm sewers. They function to collect stormwater and direct it toward downstream waters. Stormwater storage structures can be classified as either retention or detention facilities. Retention facilities are designed to impound stormwater run -off until it is released by evaporation into the atmosphere and /or percolation into the ground, with no direct discharge to other nearby surface waters. Detention facilities are designed to temporarily impound run -off and gradually release it through an outlet structure at a designed outflow rate to downstream portions of the drainage system. Map 4 -5 displays the major drainage basins in Collier County. Two drainage basins cover the Immokalee area: Barron River Canal Basin and Fakahatchee Strand Basin. Map 4 -6 shows drainage sub - basins in Collier County. Three sub - basins pass through Immokalee: Corkscrew Slough Basin; Urban Immokalee Basin; and Barron River Canal Basin (North). IAMP Data & Analysis March 2010 40 1 1 i t Source(s): Drainage Basins (Collier County 03/2005) )IMMokA[EE•CRA .MASTFR- PLAN LIPDATF - TS Map 4 -5 Major Drainage Basins in Collier County Legend Collier County Boundary Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Major Drainage Basins - Barron River Canal Basin - Cocohatchee River Canal Basin - Fafa -Union Canal Basin - Fakahatchee Strand Basin - Gateway Triangle Basin - Gator Hook Strand Basin i J Gordon River Extension Basin - Henderson Creek Basin - L -28 Tieback Basin Lely Canal Basin - Lely Manor Canal Basin Main Golden Gate Canal Basin ® Micellaneous Coastal Basins - Palm Street Basin - Rock Creek Basin - Southern Coastal Basin Turner River Canal Basin 0 1.25 2.5 5 7.5 Miles a N DXATA INC. CONSUL,rING AL t V V1 1 IMMOKALEE CRA Community Redevelopment Agency /The Place to Call Home! 0 L Source(s): Collier County Transportation Division Road Maintenance Department Stormwater Management Section (2005) , mmokAIEE•CRA MASIFR PI,AN UPDATF Map 4 -6 Drainage Subbasins Legend Collier County Boundary Immokalee Urban Area Boundary Collier County Arterial and Collector Roads 0 1.25 2.5 5 T5 miles a N "DA / AINC. CONSULTING AL t IF I1 1 IMMOKALEE CRA Community Rey evelopment Agency I The Place to Call Home! 4.6 Groundwater Resources Water found below the surface constitutes groundwater. The speed and direction of groundwater flow depends on the permeability of the soil and rock layers, in addition to the relative pressure of groundwater. Groundwater moves down gradient from areas of high water pressure to areas of low water pressure. Aquifers are water- bearing layers of porous rock, sand or gravel. Several aquifers may be present below one surface location, separated by confining layers of materials which are impermeable or semi - permeable to water. Rainfall is the primary source of water for aquifers. Under the force of gravity, rainfall percolates downward through porous surface soils to enter the aquifer. Areas having this downward groundwater flow are called recharge areas. Due to the variable permeability of different soil types, the rate of aquifer recharge from rainfall may vary from one location to another. The areas of highest recharge potential are known as prime recharge areas. These are found where the aquifer is exposed on the land's surface. The presence of overlying confining beds also determines which surface areas will be effective recharge areas for a given aquifer, and is another factor in identifying prime recharge areas. Collier County's Natural Groundwater Aquifer Recharge Sub - Element identifies and provides protection measures for recharge areas in Collier County. Two maps, taken from this Sub - Element, show groundwater recharge rates for the surficial (Map 4 -7) and Tamiami (Map 4 -8) aquifers in Immokalee. The maps show that recharge rates within most of Immokalee are relatively low compared to other areas of the County. The IAMP amendments do not impact, or propose any changes to, the provisions of this Sub - Element. 4.7 Listed Species Although Collier County has experienced one of the fastest growth rates in the nation, the County contains a large amount of land area devoted to conservation use, much of it in eastern Collier County. The Corkscrew Swamp Sanctuary is a major preserve located immediately west of the Immokalee Urban Area. It is largely cypress swamp, with freshwater marsh and occasional pine flatwoods. This swamp contains the most extensive virgin cypress forest, and the largest woodstork rookery on the continent. Within the Immokalee Urban Area, areas of primary and secondary panther habitat have been designated, see Map 4 -9. Thirty -eight panther telemetry points from radio - collared cats have been recorded within the Immokalee Urban Area, the majority along the western boundary. The 38 points represent seven panthers active between 1994 and 2007. More than eighty percent of the telemetry points (31) are from two panthers, active between 1998 and 2002. Other listed species that have been observed within the Immokalee Urban Area are the bald eagle, Florida scrub jay, little blue heron, northern yellow bat, great egret, and the gopher tortoise. The goal, objectives, and policies of the Conservation and Coastal Management Element provide protection standards for listed species that apply to all of unincorporated Collier County. The Immokalee Urban Area will continue to be governed by these provisions, as well as all State and Federal regulations. IAMP Data & Analysis March 2010 41 I 1 Source(s): South Florida Water Management District (1995) r.11 I r� 9 4MmoWEEOCRA '� �,t,�5►t It I't. ;aiv tn�t�nn Map 4 -7 Groundwater Recharge to Surficial Aquifer Legend Collier County Boundary Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Surficial Aquifer 31 to < 43" n 43 to < 56" 56 to 67" 0 1.25 2.5 5 7.5 Mlles N DAVA INC. CONSULTING Z t I Y1 1 IMMOKALEE CRA Community Rec evelopment Agency Me Place to Call Home! r 1:�._:.) t Source(s): South Florida Water Management District (1995) M Iti1 a Map 4 -8 Groundwater Recharge to Lower Tamiami Aquifer Legend Collier County Boundary Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Lower Tamiami Aquifer 7to <14" 14 to <21" 21 to 102" 0 125 25 5 7.5 roues N "DA TA INC. CONSULTING IL. v v1 1 IMMOKALEE 0A Community Rec evelopment Agency I The Place to Call Home! • K*_1 C] -- ..T�( _.ISj*SA i J ' r _j I LAKE TRAFFORD RDI itd L Tr L !- - 1 �t l MAIN ST 01 �IMMOI(A[EE®CRA 'MASrf R H A\ L11'1?\11 'T- Map 4 -9 Immokalee Listed Species Legend = Immokalee Urban Area Boundary • Eagle Nest * Panther Telemetry Panther Primary Zone Panther Secondary Zone Wildlife Observation Locations A Florida Scrub -Jay A Gopher Tortoise A Great Egret A Little Blue Heron Northern Yellow Bat Collier County Arterial and Collector Roads -- Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N D111A INC. CONSULTING 1 \ IF Vl 1 IMMOKALEE CPA Community Redevelopment Agency I The Place to Call Home! saurce(s)'Amh —bgi.[ SR.. (Division W FRWt ]R-- --20N) 4 �1.mokA[EE®CRA .bIf15EE1: 111A tWDATf. Map 4 -10 Immokalee Archaeological and Historical Sites Legend Immokalee Urban Area Boundary Collier Archaeological Sites Collier County Arterial and Collector Roads -- Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N -DA'X / A INC. CONSULTING AL t V VA. 1 IMMOKALEE CPA Community Redevelopment Agency i The Place to Call Home! 4.8 Archaeological & Historical Sites Collier County identifies six archaeological and historic sites within the Immokalee Urban Area. They are shown on Map 4 -10. The largest, totaling 29.4 acres and located east of the Immokalee Regional Airport, is the location of the Tradeport Trail, a historic road segment. The others represent Indian middens and mounds, ranging in size from 0.4 acres to 1.5 acres. 4.9 Mineral Resources The principal mineral commodities occurring in Collier County are limestone, sand, peat, and petroleum. Of these minerals, lime -rock and sand are mined extensively throughout the County for use by the construction industry. Lime -rock is also an important mineral used in the agricultural industry to adjust soil properties for crop production. Mineral extraction sites associated with major commercial lime -rock and sand mining in Collier County as recorded by the Florida Department of Environmental Protection are depicted on Map 4 -11. One of the sites, Site 14, is within the Immokalee Urban Area. Site 14 is the Silver Strand III Partnership 14.6 -acre mine. The goal, objectives, and policies of the Conservation and Coastal Management Element continue to apply to mining operations in unincorporated Collier County and no change to the land use of this site is proposed. TAMP Data & Analysis March 2010 42 0 IM Source(s)', Fbeida Depadmenl of Envimnmenlal Peoteclon (300 �� f, Y 5 9 iU 04 3r7 ,6 • �IMmoWEE•CRA TRAFF�n\ T Map 4 -11 Commercial Mineral Extraction Sites Legend QImmokalee Boundary Collier County Major Roads Collier County Boundary Approximate Areas of Mineral Extraction Sites 1 APAC- Southeast, INC. -APAC Mine 2 Barron Collier Partnership, LLLP 3 Big Island Excavating, Inc. - Big Island Pit 4 Darryl J. Damico 5 East Naples Land Company - East Naples Mine 0 6 Florida Rock Industries, Inc. - Naples Mine 7 Florida Rock Industries, Inc. - Sunniland Mine 8 Jesse J. Hardy 9 Mining Venture, LLC 10 Orangetree Associates - Orangetree Mine 11 R.H. Of Naples 12 Richard Johnson 13 Rinker Materials of Florida, Inc. 14 Silver Strand III Partnership 15 Southern Sand & Stone, Inc. - Willow Run Quarry 16 Stewart Mining Industries - Immokalee Mine 0 6,000 12,000 24,D00 36,000 Feet A N DIX [A P"C'. CONSULTING 1 \ T Tl 1 IMMOKALEE CPA Community Redevelopment Agency IThe Place to Call Home! 5. Future Land Use Analysis efficient The IAMP encourages a mix of uses, fosters compact, pedestrian- oriented and energy development patterns, and makes economic development a priority. The Future Land Use Map (FLUM) graphically represents . The following subsections provide an analysis of redevelopment he reccommended Immokalee Urban Area. g changes to the Future Land Use Map (FLUM). 5.1 Changes to Future Land Use Designations The Immokalee Urban Area currently includes three (3) Districts and eleven (11) Subdistricts on the adopted FLUM. The proposed IAMP restructures the FLUM into two (2) Districts and eight (8) Subdistricts. Within the Urban -Mixed Use District, the Neighborhood Center and Planned Unit Development Commercial Subdistricts have been combined into the Commercial -Mixed Use District. Further discussion on the PUD subdistrict is provided in Section 5.1.3. The Urban - Commercial District and Commercial subdistrict have been eliminated. The Urban Industrial District has replaced the Commerce Center— Industrial and Business Park Subdistricts with the Industrial Mixed Use Subdistrict. Also, the Immokalee Regional Airport Subdistrict has been introduced within the Urban — Industrial District. Table 5 -1 lists the existing and proposed Future Land Use designations. A copy of the proposed FLUM and adopted FLUM are included as Maps 5 -1 and 5 -2, respectively. A summary and analysis of the proposed changes is provided in the following sections. Table 5 -1 Proposed Future Land Use Designations rLR Adopted Future Land Use Designations Proposed Future Land Use Designations BAN -MIXED USE DISTRICT URBAN -MIXED USE DISTRICT L ow Residential LR Low Residential M MR Medium Residential R Mixed Residential H HR High Residential R High Residential CMU Commercial -Mixed Use NC Neighborhood Center RT Recreational/Tourist CC -MU Commerce Center — Mixed -Use PUD Planned Unit Development Commercial RT Recreational Tourist URBAN - COMMERCIAL DISTRICT C Commercial – SR 29 and Jefferson Ave. URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT I D Industrial IN Industrial IMU Industrial Mixed Use CC -1 Commerce Center — Industrial APO Immokalee Regional Air BP Business Park Tables 5 -2 and 5 -3 summarize the acreages for each of the futue land use 100 designations ares of land included in the adopted and proposed FLUM, respectively. Approximately has been added to the Immokalee Urban Area as part of the Immokalee Regional Airport runway expansion, thereby increasing the Immokalee Urban Area from 16,989 acres to 17,089.6 acres. The Seminole Indian Reservation, which is identified as a Future Land Use 43 IAMP Data & Analysis March 2010 G7 RT 0 W1 it LR s MR y HR —_ -- � _- j vucErv,! �o, j WESTCLO %ST __ I f f CMU HR �E M CMU IE?MR S9 M m Q 7 MR � s LR IT A I HR LR MR "� eQ'4,MHR !� LR HR MR IMU I APO IN �e egis SIR CMU i l LR IMMOkA1EE*CRA Map 5 -9 Immokalee Proposed Future Land Use Map Legend Immokalee Future Land Use URBAN DESIGNATION URBAN MIXED USE DISTRICT ! RT- Recreational Tourist Subdistrict LR - Low Residential Subdistrict I MR - Medium Residential Subdistrict HR - High Residential Subdistrict u CMU - Commercial Mixed Use Subdistrict URBAN INDUSTRIAL DISTRICT — IMU - Industrial Mixed Use Subdistrict IN- Industrial Subdistrict I - -- APO - Industrial - Immokalee Regional Airport Subdistrict OVERLAYS AND SPECIAL FEATURES Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads QWetlands Connected to Lake Trafford/ Camp Keais Strand System Overlay j SR - Seminole Reservation C___ 1 Urban Infill and Redevelopment Area 0 1,000 2,000 4,000 6,000 /\ Feet W N A \A T/ ,INC. CONSULTING; 1t1 V1 1 IMMOKALEE CPA Community Redevelopment Agency IThe Place to Call Home! Feature and is further discussed in Section 5.2.3, has been revised to reflect actual locations, resulting in a reported decrease of six acres. Table 5 -2 Adopted Future Land Use Designations and Acreages Future Land Use ABBREV. ACRES Commercial C 162.6 Commerce Center —Mixed -Use CC -MU 395.0 Commerce Center — Industrial CC -1 589.7 Industrial ID 2,053.8 Low Residential LR 10,405.6 Mixed Residential MR 463.9 High Residential HR 1,603.1 Neighborhood Center NC 466.8 Recreational Tourist RT 251.2 Seminole Indian Reservation* RES 597.3 TOTAL 16,989.0 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Table 5 -3 Proposed Future Land Use Designations and Acreages PROPOSED Future Land Use Abbrev. Acres Commercial Mixed Use CMU 1,104.4 Industrial Mixed Use IMU 869.7 Immokalee Regional Airport APO 1,484.0 Industrial IN 752.0 Low Residential LR 9,160.3 Medium Residential MR 1,110.4 High Residential HR 1,565.7 Recreational Tourist RT 451.8 Seminole Reservation* SR 591.3 TOTAL 17,089.6 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Of the adopted subdistricts that have been retained in the proposed FLUM, the Low Residential subdistrict saw a decrease of 1,245.3 acres, while the Medium (previously Mixed) Residential and High Residential subdistricts increased by 646.5 and 37.4 acres, respectfully. The proposed FLUM also adds 200.6 acres to the Recreational Tourist subdistrict. To help summarize the proposed FLUM changes, Tables 5 -4 and 5 -5 combine similar Future Land Use designations into broad land use categories. For example, the Commercial, the Commerce Center – Mixed Use, and the Neighborhood Center Subdistricts, as provided on the adopted FLUM, have been combined as Commercial FLU designations in Table 5 -4. Commercial designations on the proposed FLUM include the Commercial – Mixed Use subdistrict only. Table 5 -6 shows the difference in acreage of generalized land use categories between adopted and proposed FLUM. IAMP Data & Analysis March 2010 44 Table 5 -4 Adopted Future Land Use by Generalized Categories Future Land Use Generalized Cate ories Acrea e All commercial FLU designations C, CC -MU, NC 1,024.4 All industrial FLU designations CC -I, ID 2,643.5 All residential FLU desi nations (LR, MR, HR 12,472.6 Recreational Tourist 251.2 Semi *The area for the Seminole Reservation 597.3 TOTAL 16,989.0 not accurately depicted on the adopted FLUM. Table 5 -5 Proposed Future Land Use by Generalized Categories PROPOSED Future Land Use Acrea e Generalized Categories All commercial FLU desi nations CMU 1,104.4 All industrial FLU designations IMU, IN, APO 3,105.7 All residential FLU designations (I-R, MR, HR 11,836.4 Recreational Tourist 451.8 Seminole Reservation* 591.3 TOTAL 17,089.6 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Table 5 -6 Difference between Adopted and Proposed Future Land Use (Generalized Categories) PROPOSED FLUM Acrea a FLUM Acreage Difference All commercial FLU designations 1,024.4 1,104.4 80.0 462.2 All industrial FLU designations 2,643.5 3,105.7 11,836.4 -636.2 All residential FLU designations 12,472.6 451.8 200.6 Recreational Tourist 251.2 597.3 591.3 -6.0 Seminole Reservation* 16,989.0 17,089.6 t 100.6 ** TOTAL *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. ** Additional Urban Area to accommodate the Immokalee Regional Airport runway expansion As demonstrated in the preceding tables, the proposed FLUM reduces the amount of land with a residential designation by 636 acres and increases the areas designated as commercial ( +80 acres), industrial ( +462 acres), and Recreational Tourist ( +201 acres). These proposed changes are illustrated on Map 5 -3, Future Land Use /Proposed Future Land Use Comparison Map and are further discussed in the following sections. IAMP Data & Analysis March 2010 45 5.1.1 Residential Designations The proposed FLUM converts 636.2 acres of residentially designated land to other uses. Areas designated as Low Residential are predominately located along the periphery of the Immokalee Urban Area and in existing agricultural areas. In many cases, areas designated Low Residential on the adopted FLUM that are currently developed and located proximate to the commercial areas of SR 29 and CR 846 have been designated to allow for higher densities and non - residential uses. In total, the proposed FLUM results in a 12 percent decrease of Low Residential areas totaling almost 1,250 acres. Much of the revised Low Residential Areas are being designated as Medium Residential subdistrict. The Medium Residential subdistrict (identified as Mixed Residential on the adopted FLUM) includes an additional 646.5 acres on the proposed FLUM, and helps create a transitional land use category between the higher intensity areas along SR 29, Lake Trafford Road, and New Market Road and the outlying Low Residential and Agricultural areas. Areas designated as High Residential subdistrict are located adjacent to commercial and employment areas. The amount of High Residential areas saw a slight decrease, 2 percent, from the proposed FLUM. The densities allowed in the Medium and High Residential subdistricts are appropriate adjacent to the downtown area. The densities proposed in these subdistricts will help establish downtown Immokalee as a walkable community. This in turn will encourage a multi -modal transportation system and public transit. Additionally, higher densities will help reduce land and energy consumption, allow for more efficient delivery of public services, and provide opportunities for a better mix of housing options. 5.1.2 Recreational Tourist Designation The Recreational Tourist subdistrict is located adjacent to Lake Trafford. The proposed FLUM expands this subdistrict by 201 acres, by extending RT subdistrict to the east of Pepper Road and south of Lake Trafford Road. The TAMP seeks to expand and diversify the economic opportunities of the Immokalee Urban Area, and specifically references the potential for additional tourism, recreation, and entertainment opportunities in Objective 1.3. The RT subdistrict is intended to provide for recreational and tourist activities related to the natural environment, primarily ecotourism. Residential development is permitted in the RT subdistrict; however, it must be compatible with the natural resource and recreational value of the area. The additional 200 acres are currently designated Low Residential on the adopted FLUM. The RT and Low Residential subdistricts both allow for a base density of not more than 4 dwelling units per acre. The proposed changes do not affect the residential development potential for these areas, but provide additional opportunities for recreation and tourism uses. Additionally, since the RT subdistrict is not eligible for bonus densities and cannot exceed 4 dwelling units per acre, the additional 201 acres of RT will actually decrease the overall development potential. 5.1.3 Commercial Designations The proposed FLUM provides significant changes in regards to Commercial future land use designations. As demonstrated in Table 5 -1, the existing Commerce Center — Mixed Use (CC- MU), Neighborhood Center (NC), Planned Unit Development Commercial (PUD), and Commercial — SR 29 and Jefferson Ave (C) subdistricts have been replaced with a single IAMP Data & Analysis March 2010 46 Commercial — Mixed Use subdistrict (CMU). The CMU subdistrict allows for both commercial and residential development and supports the smart growth principles that are a focus of the TAMP. Also, greater flexibility is provided by utilizing a single commercial category that also supports residential development at higher densities. Lands on the adopted FLUM that are designated with one of the existing commercial designations have been identified as CMU. Additionally, since this new mixed use district allows for residential development, areas along SR 29 and South 1 St Street that are currently residential have also been designated as CMU on the proposed FLUM. This designation appropriately allows for a mix of commercial and higher density residential uses along this corridor, which is well - served by transit and is the focus of redevelopment efforts by the CRA. In total, the proposed FLUM provides for an additional 80 acres of commercial areas. As noted in Section 3.2, commercial uses are currently underrepresented in Immokalee and there will be a need for additional commercial land for retail and office space to support future growth. The proposed FLUM designates significant areas as CMU to provide additional opportunities for expanded commercial development, while retaining the potential for residential development. The adopted IAMP includes a Planned Unit Development Commercial Subdistrict, although there are no lands designated as such on the adopted Future Land Use Map. The purpose of this provision is to allow a reasonable amount of commercial development within planned residential developments. The proposed IAMP eliminates this designation as a separate subdistrict, but has incorporated these provisions under the Urban — Mixed Use District description. This will provide increased flexibility, by allowing mixed commercial and residential uses within a PUD without the need to amend the Future Land Use Map. Additionally, the proposed language incorporates a minimum number of dwelling units to ensure that any PUD is of sufficient size and density to support and warrant commercial development. 5.1.4 Industrial Designations The IAMP proposes changes to the industrial designations to stimulate economic development within the Immokalee Urban Area. As discussed in Section 3.4, additional industrial development is needed to provide employment opportunities, diversify the tax base and to meet future needs, not just for Immokalee, but Collier County as a whole. The Economic Development Council and Chamber of Commerce have both concluded that Immokalee and eastern Collier County should be the primary location for future industrial uses for the entire County. The existing FLUM includes the Industrial (ID) and the Commerce Center — Industrial (CC -1) subdistricts. The Industrial subdistrict has been retained, and the proposed FLUM has revised the CC -I subdistrict, and renamed it Industrial Mixed -Use (IMU). Additionally, the proposed IAMP introduces the Immokalee Regional Airport (APO) subdistrict to help accomplish the special goals and objectives of the Airport. The APO applies to the area included within the Immokalee Regional Airport Master Plan Update, as provided by the Airport's consultant. The IMU subdistrict allows for the light industrial and business park uses that are desired in the Immokalee Urban Area and are currently allowed in the existing CC -I subdistrict. The proposed FLUM designates areas to the north and northeast of the airport as IMU to increase economic development near the Immokalee Regional Airport. The IMU subdistrict allows for support uses IAMP Data & Analysis March 2010 47 to the airport, such as restaurants, lodging, and office space, and will serve as a transition between the intensive airport and adjacent residential areas. A substantial buffer is required for IMU developments adjacent to Residential Subdistricts to mitigate potential impacts to non - compatible uses. The IMU, in combination with the CMU subdistrict, will help meet the existing shortfall of land available for commercial and office space. In total, the proposed FLUM results in a net increase of just over 462 acres of industrial land from the adopted FLUM. One hundred acres of this increase is provided for the Airport's runway expansion and is not included in the adopted TAMP. Excluding the Immokalee Regional Airport subdistrict, approximately 1,621 acres are proposed for industrial development. This amount is consistent with various forecasts for industrial land use demand included in Section 3.4. 5.1.5 Future Land Use and Density Potential Analysis Tables 5 -7 and 5 -8 calculate the theoretical maximum number of dwelling units allowed under the adopted FLUM and the proposed FLUM. The maximum number of dwelling units is calculated by multiplying the total acreage by the base dwelling unit per acre allowed for each subdistrict. It should be noted that while the base density provided for each subdistrict is allowed, it is not an entitlement, as described within the Density Rating System of the TAMP. The actual amount of development is dependent on the permitted density of the zoning designation. See Section 5.3 for a discussion on FLU designations and zoning. IAMP Data & Analysis March 2010 48 -r "v- =_7 erInntpd Future Land Use, Maximum Density Calculations — Base Max. # Future Land Use Abbrev. Acres DU /AC DUs Commercial C CC 162.6 395.0 0 12 0.0 4,739. 5 Commerce Center — Mixed -Use -MU 869. 7 0 0.0 Commerce Center — Industrial CC-1 589.7 0 0 0.0 Industrial ID 2,053.8 0 4 36,641.2 LR 10,405.6 4 41,622.3 ential MR 463.9 6 2,783.2 idential VhResidential H R 1,603.1 8 12, 824.00d NC 466.8 12 5,601.6 Center RT 251.2 4 1,004.8 Recreational Tourist RES 597.3 n/a 0.0 Seminole Indian Reservation" 68,575.9 Total 16,989.0 *The area for the Seminole Reservation is not accurately depicted on the adopted rLUM. - r.,lkle 9_2 arnnnged Future Land Use, Maximum Density Calculations *The area for the Seminole Reservation is not accurately depicted on the auuN-cu To summarize the change in density potential between the adopted and proposed FLUMs, the maximum number of dwelling units changes by less than 10 percent, or 6,731 dwelling units. This increase is due to higher permitted densities proposed in the proposed subdistricts, and the increased acreage of Medium Residential and Commercial Mixed -Use subdistricts. The proposed increase in Recreational Tourist area does not result in a net increase in dwelling units, because the additional area was previously Low Residential, which also allows up to 4 dwelling units per acre. As previously discussed, all of the existing Commercial subdistricts have been combined into one commercial category, CMU, which allows for commercial and /or residential uses. The majority of the increase in units comes from this consolidation, which allows residential development at a maximum standard density of 16 units /acre. The majority of this subdistrict is likely to develop for commercial uses, so it is highly improbable that the mixed use areas will develop to the full residential potential. Also, there is little empirical evidence that development will actually occur at the maximum allowed densities. The adopted FLUM, as demonstrated in Table 5 -7, has an excess capacity of density units. IAMP Data & Analysis March 2010 49 Base Max. # PROPOSED Future Land Use Abbrev. Acres DU /AC DUs Commercial Mixed Use CMU 1,104.4 16 17,670.4 0.0 Industrial Mixed Use IMU 869. 7 0 0.0 Immokalee Regional Airport APO 1,484.0 0 0.0 Industrial IN LR 752.0 9,160.3 0 4 36,641.2 Low Residential MR 1,110.4 6 6,662.4 Medium Residential HR 1,565.7 8 12,525.6 High Residential RT 451. 8 4 1,807.2 Recreational/Tourist SR 591.3 n/a 0.0 Seminole Reservation* Total 17,089.6 75,306.8 r1 i one *The area for the Seminole Reservation is not accurately depicted on the auuN-cu To summarize the change in density potential between the adopted and proposed FLUMs, the maximum number of dwelling units changes by less than 10 percent, or 6,731 dwelling units. This increase is due to higher permitted densities proposed in the proposed subdistricts, and the increased acreage of Medium Residential and Commercial Mixed -Use subdistricts. The proposed increase in Recreational Tourist area does not result in a net increase in dwelling units, because the additional area was previously Low Residential, which also allows up to 4 dwelling units per acre. As previously discussed, all of the existing Commercial subdistricts have been combined into one commercial category, CMU, which allows for commercial and /or residential uses. The majority of the increase in units comes from this consolidation, which allows residential development at a maximum standard density of 16 units /acre. The majority of this subdistrict is likely to develop for commercial uses, so it is highly improbable that the mixed use areas will develop to the full residential potential. Also, there is little empirical evidence that development will actually occur at the maximum allowed densities. The adopted FLUM, as demonstrated in Table 5 -7, has an excess capacity of density units. IAMP Data & Analysis March 2010 49 The existing and proposed IAMP also allows for density bonuses that would increase the density potential in Immokalee; however, in order to achieve these bonuses, new developments would need to provide some form of public benefit, such as affordable or workforce housing. The proposed IAMP reduces the maximum density potential through the use of density bonuses in the Low Residential (LR) subdistrict from a maximum of 12 du /ac to 8 du /ac, and increases the potential bonuses in the Commercial Mixed Use (CMU) from 12 du /ac to 20 du /ac. These changes have reduced the overall density potential, inclusive of all density bonuses more than 18 %, or 30,583 dwelling units. Tables 5 -9 and 5 -10 show the maximum development potential for the Adopted and Proposed FLUM, inclusive of all density bonuses. Table 5 -9 Adopted Future Land Use, Maximum Density with Bonuses Future Land Use Abbrev. Acres Max DU /AC Max. # DUs Commercial C 162.6 0 0 Commerce Center — Mixed -Use CC -MU 395.0 12 4,740.00 Commerce Center — Industrial CC -1 589.7 0 0 Industrial ID 2,053.8 0 0 Low Residential LR 10,405.6 12 124,867.20 Mixed Residential MR 463.9 14 6,494.60 High Residential HR 1,603.1 16 25,649.60 Neighborhood Center NC 466.8 12 5,601.60 Recreational Tourist RT 251.2 4 1,004.80 Seminole Indian Reservation* RES 597.3 n/a 0 Total 16,989.0 168,357.80 Table 5 -10 Proposed Future Land Use, Maximum Density with Bonuses Future Land Use Abbrev. Acres Max DU /AC Max. # DUs Commercial Mixed Use CMU 1,104.4 20 22,088.0 Industrial Mixed Use IMU 869.7 0 0.0 Immokalee Regional Airport APO 1,484.0 0 0.0 Industrial IN 752.0 0 0.0 Low Residential LR 9,160.3 8 73,282.4 Medium Residential MR 1,110.4 14 15,545.6 High Residential HR 1,565.7 16 25,051.2 Recreational/Tourist RT 451.8 4 1,807.2 Seminole Reservation* SR 591.3 n/a 0.0 Total 17, 089.6 137, 774.4 Tables 5 -8 and 5 -10 show the maximum buildout potential for the proposed Future Land Use Map based on the total acreage. Table 5.8 calculates maximum base density per sub district, while Table 5.10 calculates maximum density with bonuses per subdistrict. However, this methodology does not take into account the public lands within the Immokalee Urban Area that will never be developed or will never be developed as residential projects. These public lands include preserves, such as the recently acquired Pepper Ranch, and existing schools and public facilities. In total, there is approximately 615 acres that can be classified as Public Land. Excluding these areas from the Density Calculations would reduce the maximum development IAMP Data & Analysis March 2010 50 potential by 3,785 base units and 6,036 bonus density units. Attachment C, Residential Buildout Potential Comparison identifies the acreages of Public Lands. The maximum development potentials identified in Tables 5 -8 and 5 -10 can be potentially reduced further by accounting for development limitations established in the Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay. These potential reductions could eliminate approximately 663 base units and 6,195 bonus units and are further discussed in Section 5.2.1. It should also be noted that GIS mapping inconsistencies with the Adopted Future Land Use Map have been corrected with the Proposed FLUM. The existing Collier County GIS shapefile shows the Immokalee Urban Area shifted slightly to the east compared to the actual location. This discrepancy is visibly noticeable by looking at where SR 29 intersects the Immokalee Urban Area Boundary as shown in Figure 5 -1. Correcting this mapping error has contributed to an increase in the maximum density potential. For example, the triangular area designated as High Residential surrounding Farmworker's Village has increased from 590 to 627 acres, which translates into an additional 296 potential dwelling units (8 dwelling units per acre x 37 acres). Figure 5 -1 Immokalee Urban Area GIS Mapping Discrepancy LR CMU MR Overall, the proposed changes to the FLUM only result in a slight increase in density potential for the base densities, and a substantial decrease in density potential when including bonus density. The increase in base densities, and the expansion of the CMU subdistrict, provides more flexibility and opportunities for developers, and the potential for economic development. Additionally, the higher densities proposed in the FLUM will allow for the compact design subdistricts and will help establish downtown Immokalee as a walkable community. The higher densities will help reduce land and energy consumption, allow for more efficient delivery of public services, and provide opportunities for a better mix of housing options, and support the desired energy efficient land patterns as discussed in Section 7.1. IAMP Data & Analysis March 2010 51 5.2 Future Land Use Overlays and Special Features Currently, the Immokalee FLUM has five overlays and special features: the "Wetlands connected to Lake Trafford/ Camp Keais Strand System Overlay," "Environmentally Sensitive Areas per Aerials and Soil Data," "Environmentally Sensitive Areas per SFWMD," "Seminole Reservation," and "Urban Infill". As proposed, the Immokalee FLUM will contain three overlays — the wetlands overlay, which was redrawn in accordance with the recommendation of Collier County Environmental Services; the Seminole Reservation Overlay, and the Urban Infill and Redevelopment Area. The following sections discuss the changes to the wetlands overlay and environmentally sensitive area overlays; the creation of the Seminole Reservation Overlay, and changes to the Urban Infill and Redevelopment Area language. 5.2.1 Overlays Related to Wetlands and Environmentally Sensitive Areas (The following discussion was prepared by Collier County Environmental Services Department, November 2008) The current line on the Immokalee Future Land Use Map (FLUM) titled "Wetlands connected to Lake Trafford /Camp Keais Strand System" was part of a county -wide mapping of "Environmentally Sensitive Areas," as identified on the above - mentioned map and the county- wide Future Land Use Element (FLUE) map in 1989. The Environmentally Sensitive Areas Overlay was removed from the county -wide FLUE map. The IAMP FLU map was not updated at the same time. The 1999 Final Order required Collier County to do more to protect its native habitats and agricultural lands. The 2004 EAR -based GMP amendments to CCME Policy 6.2.4 (4) (copied below) required the adoption of wetland protection standards in the Land Development Code for the wetlands in the Immokalee urban area identified on the Immokalee Future Land Use Map (FLUM). To make the figure to identify these wetlands, digital data from the 2002 Immokalee FLUM was overlaid on current data to see what had been developed since then. (The 2002 version was the most recent when this project was started. There is a 2007 update with no noticeable change to the Wetlands Connected to Lake Trafford / Camp Keais Strand System.) It was immediately apparent that there had been development within the designated wetlands and that all of the connected wetlands were not included in the polygon on the FLUM. Figure 5 -1 shows the area on a composite aerial from 2005 and 2007. GIS data and aerials were used to develop a polygon that more closely captured the complete wetland area connected to the Lake Trafford and Camp Keais Strand for discussion purposes in the review process. This was first done with the 1999 SFWMD Land Cover, and soils GIS data with the 2007 aerials. As new data became available it was also reviewed. These iterations are included as Figures 5 -2 — 5 -4. Although it appears the Lake Trafford /Camp Keais Strand System wetlands within the Immokalee Urban Area bottleneck towards the middle of the area, it is clear by the figures below that these wetlands extend into the Rural Lands Stewardship Area (RLSA) program lands, as part of the same system. They were not included in this mapping as they are under different regulation. They are designated as Open in the RLSA and there would be agency permitting issues if there were plans for their development. Also, the wetlands east of S.R.858 (1st St S) were not previously included; however, field verification has shown water in these wetlands flows to the west, indicating they are part of the Lake Trafford and Camp Keais Strand. IAMP Data & Analysis March 2010 52 CCME 6.2.4 (4) Within the Immokalee Urban Designated Area, there may exist high quality wetland systems connected to the Lake Trafford /Camp Keais Strand system. These wetlands require greater protection measures than wetlands located in other portions of the Urban Designated Area, and therefore the wetland protection standards set forth in Policy 6.2.5 shall apply in this area. This area is generally identified as the area designated as Wetlands Connected To Lake Trafford /Camp Keais Strand System on the Immokalee Future Land Use Map and is located in the southwest Immokalee Urban designated area, connected to the Lake Trafford /Camp Keais System. Within one (1) year of the effective date of these amendments, the County shall adopt land development regulations to determine the process and specific circumstances when the provisions of Policy 6.2.5 will apply. Figure 5 -2 Lake Trafford Urban Wetlands Aerial IAMP Data & Analysis March 2010 53 Figure 5 -3 Lake Trafford Urban Wetlands FLUCCS - - -- - parersrmr IAMP Data & Analysis March 2010 54 Figure 5 -4 Lake Trafford Urban Wetlands Soils Immokalee - Lake Trafford Urban Wetlands - Soils IAMP Data & Analysis March 2010 55 Figure 5 -5 Lake Trafford Urban Wetlands per SFWMD Immokalee - Lake Trafford Urban Wetlands with 2004 SFWMD Wetlands The proposed FLUM incorporates the updated Wetlands Overlay and identifies it as the Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO). The revised area encompasses 1,492.5 acres. Map 5 -10 identifies the current land uses within the Overlay. To help protect this environmentally sensitive area from developmental impacts, the TAMP proposes to limit any residential development within the LT /CKSSO to a maximum of four (4) dwelling units per acre. This would result in a reduction in the overall development potential by 661 base density units and 6,195 units with density bonuses. Table 5 -11 identifies the Proposed FLU subdistricts within the LT /CKSSO and the how the density limitation will impact the total buildout potential of the TAMP. IAMP Data & Analysis March 2010 56 Table 5 -11 LT /CKSSO FLU Acreages and Densities LT /CKSSO FLU Abbrev. Acres Maximum Units Permitted in Overlay Change in Number of Max. Base Density Units Permitted by Subdistrict Change in Number of Max. Bonus Density Units Permitted by Subdistrict (4 du /ac) (base) Change (bonus) Change Commercial Mixed Use CMU 33.4 133.6 534.4 -400.8 668.0 -534.4 Industrial Mixed Use IMU 1.7 0.0 0.0 0.0 0.0 0.0 Immokalee Regional Airport APO 0.0 0.0 0.0 0.0 0.0 0.0 Industrial IN 0.0 0.0 0.0 0.0 0.0 0.0 Low Residential LR 1,193.0 4,772.0 4,772.0 0.0 9,544.0 - 4,772.0 Medium Residential MR 25.6 102.4 153.6 -51.2 358.4 -256.0 High Residential HR 52.7 210.8 421.6 -210.8 843.2 -632.4 Recreational/Tourist RT 10.8 43.2 43.2 0.0 43.2 0.0 Seminole Reservation SR 175.3 1 n/a I n/a I n/a n/a n/a Total 1,492.5 1 5,262.0 1 5,924.8 1 -662.8 1 10,212.0 1 - 6,194.8 5.2.2 Urban Infill and Redevelopment Area The current IAMP contains the following discussion for this Overlay: The Urban Infill 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 goals of this plan. This designation is informational and has no regulatory effect. The designation has been maintained on the Immokalee FLUM, and the language related to the designation has been clarified as follows: In order for local governments to designate a geographic area within its jurisdiction as an Urban Infill 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 Infill 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 goals of this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000 -66 and the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000 -71. This designation is informational and has no regulatory effect. 5.2.3 Seminole Reservation There is a 556 -acre Seminole Reservation within the Immokalee Urban Area and shown on the Immokalee FLUM. The boundaries of the Reservation have been revised to correct a mapping IAMP Data & Analysis March 2010 57 I () Im So (s)'Zoning(C _ County Govemme.,=ii) A -MHO 0111 il. _A R� ry PUo c_ "t - f J12 gS` Sh' - —..__I RSf 5 SF i RSF 3 SF 3 � A.MHO I C PUI�U RRSFJI MF C3 Cd I I �7 / �� __ J/ Ri F F' I R d I C4 R AB FA .,.... T— A -MHO ImmokAIEE•CRA NLASTEP. PLAN UPDATE Map 5 -4 Immokalee Zoning Map Legend Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads r - -- � Agribusiness Overlay Subdistrict T: Main Street Overlay Subdistrict ® SR -29 Commercial Oveday Subdistrict ® Immokalee Central Business Overlay QFanners Market Oveday Subdistrict Jefferson Ave. Commercial Oveday Subdistrict Agriculture Commercial Estates Industrial - Mobile Home Residential Planned Unit Development Public Residential Multi - Family Residential Single - Family 0 Residential Tourist - Village Residential 0 1,000 2,000 4,000 6,000 Feet N "DA / AINC. CONSULTING AL \ T TL 1 IMMOKALEE CPA Community Redevelopment Agency IThe Place to Call Home! error on the adopted FLUM, resulting in a net decrease of six (6) acres. The Seminole Tribe is a federally recognized tribe, meaning it possesses a nationhood status and retains inherent powers of self - government. Recognized tribes possess both the right and the authority to regulate activities on their lands independently from state government control. The Overlay is meant to recognize the special status of the Seminole Reservation and the fact that it is exempted from the land use regulations of this master plan. 5.3 Proposed FLUM and Zoning Map To the extent possible, the location of existing zoning districts was taken into consideration when redrawing the Immokalee Future Land Use Map. Agricultural zoning districts are allowed in all future land use categories. No conflicts have been identified. It should be noted that neither the FLUM nor the zoning map were created as "parcel- specific" maps in GIS by Collier County; therefore, small acreages (less than five acres) may not reflect an actual parcel with that zoning in the future land use category; it may only reflect small differences in the way the boundaries were drawn on the maps (the proposed future land use map and zoning map). A copy of the zoning map is provided for reference, Map 5 -3. Table 5 -12 Proposed FLU Categories with Zoning Districts Proposed FLU CMU Zoning District Description Acres A Agriculture 65.4 A -MHO Aq riculture 152.0 C -1 Commercial 39.2 C -3 Commercial 30.3 C-4 Commercial 233.2 C -5 Commercial 15.9 E Estates 100.0 M Mobile Home Residential 42.7 P Public 2.8 PUD Planned Unit Development 76.9 RMF -12 Residential Multi-Family 8.6 RMF -16 Residential Multi-Famil y 0.1 RMF -6 Residential Multi-Family 138.4 RSF -3 Residential Single-Family 94.3 RSF -4 Residential Single-Family 0.7 RSF -5 RSF -5(4) RT VR Residential Single - Family Residential Single - Family Residential Tourist Village Residential 3.2 0.2 2.2 98.7 IAMP Data & Analysis March 2010 58 Table 5 -12 Proposed FLU Categories with Zoning Districts (continued -1) Proposed FLU IMU 59 IAMP Data & Analysis March 2010 Descri tion iculture NAcres mercial MRMF-62esisdenfial mercial strial 292.7 ile Home Residential 4.5 lic 8.1 idential Multi -Famil 0.7 Proposed FLU APO Zoning District Description Acres 1 Industrial 1,380.0 Proposed FLU IN Zoning District Description Acres A -MHO A riculture 420 1 Industrial 330.1 p Public 0.4 59 IAMP Data & Analysis March 2010 Table 5 -12 Proposed FLU Categories with Zoning Districts (continued -2) Proposed FLU LR Zoning District Description Acres A Agriculture 38.5 A -MHO Agriculture 8,230.0 C -3 Commercial 1.3 CF Community Facilities 26.8 E Estates 0.1 MH Mobile Home Residential 6.3 MH (4) Mobile Home Residential 5.0 PUD Planned Unit Development 589.5 RMF -6 Residential Multi-Family 87.2 RSF -3 Residential Single-Family 56.0 RSF -4 RSF -5(4) VR Residential Single - Family Residential Single - Family Village Residential 13.0 63.1 42.7 Proposed FLU MR Zoning District Description Acres A -MHO Agriculture 120.7 C -1 Commercial 0.4 C -3 Commercial 0.2 C-4 Commercial 4.5 C -5 Commercial 1.7 E Estates 26.7 MH Mobile Home Residential 43.6 P Public 38.0 PUD Planned Unit Development 91.6 RMF -12 Residential Multi-Family 0.1 RMF -6 Residential Multi-Family 104.2 RSF -3 RSF -4 RSF -5 VR Residential Single - Family Residential Single - Family Residential Single - Family Village Residential 277.7 84.0 24.4 291.2 Proposed FLU RT Zoning District Description Acres A -MHO Agriculture 435.2 P Public 10.6 PUD Planned Unit Development 5.0 Proposed FLU SR Zoning District Descri tion Acres A -MHO Agriculture 591.4 IAMP Data & Analysis March 2010 60 6. Public Facilities Section 9J- 5.005(2), F.A.C. and subparagraphs 9J- 11.006(1)(b)1. through 5., F.A.C. provide the general data and analysis requirements for amendments to the comprehensive plan and the Future Land Use Map. These sections require that a description of the availability and the demand of public facilities be provided (9J- 11.006(1)(b)4., F.A.C.). Facilities include sanitary sewer, solid waste, drainage, potable water, traffic circulation, schools and recreation, as appropriate. Section 6 of the Data & Analysis describes the availability and demand of existing public facilities and lists program improvements for parks and recreation, schools, transportation, water and wastewater, solid waste, fire, and police protection. The proposed [AMP amendments do not increase the demand for public facilities above the projected population estimates, and therefore the adopted Capital Improvements Element (CIE) and Schedule of Capital Improvements will not be affected. CIE Policy 1.2, Part B states that proposed amendments to the IAMP "affecting the overall countywide density or intensity of permissable development" will be reviewed by the Board of County Commissioners to determine impacts to demand for utilities. Part A of the same Policy provides a specific formula to quantify the amount of public facilities needed, which is based on Level of Service Standard (LOSS), demand (such as population) and inventory of existing facilities. The proposed amendments to the IAMP affect the overall density of permissab[e development, as they include revisions to the FLUM and the densities permitted within each subdistrict, and therefore meet the review threshold in CIE Policy 1.2, Part B. The methodology for how demand is quantified is not provided in Rule 9J- 5.005(2) and is highly debatable. Should demand be based upon potential maximum intensities and densities allowed under proposed land use categories or should it be based on the accepted population projections? For development specific FLUM amendment applications, the impacts to demand are easily quantified through a LOSS Analysis because these amendments typically have a precise build - out timeframe that is compatible with the planning horizon of the Capital Improvements Element (five to ten years), as well as a known development capacity (number of dwelling units and non- residential square footage). Based on this analysis, the County can determine whether the project included in the amendment will result in the need for facility improvements to maintain LOSS requirements over the time period covered by the CIE. Impacts to facility demand related to the proposed IAMP amendments are not as easily computed, and are not warranted. While the proposed amendments to the IAMP include revised and amended Future Land Use subdistricts that have the potential for increased densities and intensities, the proposed amendments will not have an impact on the demand for public facilities. The proposed IAMP amendments reflect an ideological change in how growth should occur in the Immokalee Urban Area, through greater flexibility of mixed use districts and the encouragement of higher densities around the urban core areas. Because there is not a specific development attributed to this amendment, future demand directly resulting from amendments to the IAMP remains unchanged and should be based on accepted resident and seasonal population estimates and projections, as identified in Rule 9J- 5.005(2)(e). This is consistent with Collier County procedures for addressing public facilities demand as provided in the Annual Update & Inventory Report (AUIR), which identifies capital needs for the construction of new facilities to serve projected population growth and for necessary replacements of existing facilities that are needed to maintain adopted LOSS. IAMP Data & Analysis March 2010 61 As new development applications are proposed within the Immokalee Urban Area, consistent with the Goals, Objectives and Policies of the IAMP and Collier County GMP, an analyis of that development's impacts on public facilities will be conducted to ensure that it complies with the Collier County Concurrency Management system (CIE Objective 5.0.2 and Section 6.02.02 of the LDC). 6.1 Parks and Recreational Facilities There are nine park facilities located within the Immokalee Planning Community. Ten are listed in the 2008 AUIR as being within Immokalee; however, Oil Well Park is actually located in Sunniland, off of SR 29, south of Oil Well Road. The complete list from the AUIR is included below as Table 6 -1. A map of park locations is included as Map 6 -1. Table 6 -1 Immokalee Park Land Inventory *Not within the Immokalee Planning Community Source: Collier County 2008 AUIR, Park Land Inventory The County has developed the following level of service (LOS) standards for community and regional park land: Community Park Land LOSS: 1.2 acres /1000 population (unincorporated areas) Regional Park Land LOSS: 2.9 acres /1000 population (county -wide standard) Currently, the unincorporated, county -wide inventory for community parks is 591.54 acres, which exceeds the meets the required 436.60 acres based on peak season unincorporated population. No new community parks are planned during the next five year growth period, as the County anticipates to maintain LOSS for community parks through 2015 -2016 (Source: 2008 AUIR). The proposed amendments to the [AMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on community park facilities. IAMP Data & Analysis March 2010 62 Location Type Acreage Community Park Acres Regional Park Acres Neighborhood Park Acres 1 Immokalee Community Park Community 23.0 23.0 2 Immokalee Sports Complex Community 14.0 14.0 3 1 Immokalee High School Community 1.0 1.0 4 Airport Park Community 19.0 19.0 5 South Immokalee Neighborhood Park Neighbor 3.2 3.2 6 Ann Oleski Park Regional 2.3 2.3 7 Dreamland Neighborhood Park School 0.5 0.5 8 Tony Rosbough Community Park Community 7.0 7.0 9 Oil Well Park* Neighbor 5.5 5.5 10 Eden Park Elementary Community 2.8 2.8 TOTAL 1 78.3 1 66.8 1 2.3 1 9.2 *Not within the Immokalee Planning Community Source: Collier County 2008 AUIR, Park Land Inventory The County has developed the following level of service (LOS) standards for community and regional park land: Community Park Land LOSS: 1.2 acres /1000 population (unincorporated areas) Regional Park Land LOSS: 2.9 acres /1000 population (county -wide standard) Currently, the unincorporated, county -wide inventory for community parks is 591.54 acres, which exceeds the meets the required 436.60 acres based on peak season unincorporated population. No new community parks are planned during the next five year growth period, as the County anticipates to maintain LOSS for community parks through 2015 -2016 (Source: 2008 AUIR). The proposed amendments to the [AMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on community park facilities. IAMP Data & Analysis March 2010 62 For regional parks, the available county -wide inventory is 1,043.97 acres, with a required inventory, based on peak season countywide population, of 1,356.70 acres, a deficiency of 312.73 acres. Over the next five years, the county has scheduled regional park acquisitions totaling 719.16 acres. Two of the regional park sites are within Immokalee: the Immokalee Lake Trafford ATV park, a 625 -acre commitment from the SFWMD; and Pepper Ranch, a 50 -acre regional park site. These acquisitions will allow the County to maintain LOSS for regional parks over the next decade (Source: 2008 AUIR). The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on regional park facilities. While there are no neighborhood park level of service standards, the community supports the creation of new neighborhood parks in order to provide additional recreational opportunities to support this youthful community and provide additional public gathering spaces. 6.2 Schools As of 2008, the Collier County School Board operates six elementary schools, one middle school, one high school, and one technical school in the Immokalee area. The RCMA Immokalee Community School is a charter elementary school, and the Bethune Education Center at the Immokalee Technical Center conducts adult education courses. The existing schools are listed in Table 6 -2 and shown on Map 6 -2. Tahip 6_2 Immokalee Area Schools SchoolType Name Elementary Schools: Eden Park Highlands _ Immokalee Community Lake Trafford Pinecrest Villa a Oaks Middle School: Immokalee Middle High School: Immokalee High Technical School: Immokalee Technical Center State Rd 29 Site: TBD (school planned but unfunded Source: Collier County School uisinct, /-uuo Based on information gathered in 2008 from the District School Board of Collier County, the number of students enrolled in Collier County schools in Immokalee was 5,534 (enrollment number includes Pre -K through High School). The total enrollment county -wide was 42,688, which means that Immokalee's enrollment is 13.0% of the countywide enrollment. In comparison, the permanent population of Immokalee (24,445) is 7.4% of the countywide population (332,591), based on the projected April 2008 population figures prepared by Collier County Comprehensive Planning Section, 2009. Table 6 -3 shows the change in student enrollment from 1988 to 2008. From 06 -07 to 08 -09, there was an increase in elementary school enrollment but the middle and high school enrollment decreased. The middle school student population contains the 7th and 8th grades only as of the 2008 school year. As a consequence of meeting growth demands and IAMP Data & Analysis March 2010 63 0 S.—(.): 3.1r.d. (Collier County G---t 042005) Trafford I Immokalee High x Village Oaks Elementary k41mmokA[EE*CRA \1\MITR 111ANLIPPA11- r Map 6-2 Immokalee Schools Legend 11-711 Immokalee Urban Area Boundary Schools Z Elementary I Middle S High S Private I Technical Z Special — Collier County Arterial and Collector Roads — Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N "DIVA INC. CONSULTING .AL %. T VA. JL IM�VICD> Nl- CRA CommunR7lz'-'-' le'clopment Agency iThe I tc '.all Home! implementing a specialized educational delivery model for Immokalee area schools in 2008, the Middle School's 6th grade was moved to the Elementary schools, additions and renovations were made to all existing elementary schools, and one new elementary (Eden Park) was completed and opened. Table 6 -3 Immokalee Student Enrollment LEVEL OF SCHOOL Enrollment 1988 -89 Enrollment 1995 -96 Enrollment 2006 -07 Enrollment 2008 -09 Enrollment Increase or Decrease ( ) 06 -07 to 08 -09 Elementary 2,893 2,312 21878 3,395 517 Middle 992 1,635 1,138 800 (338) High 824 1,152 1,435 1,339 (96) TOTAL 4,709 5,099 5,451 5,534 83 Source: Collier County School Board, October 2008, Public School Facilities Element Data & Analysis, August 2007 In October 2008, Collier County adopted the Public School Facilities Element, which establishes Concurrency Service Areas (CSAs) for determining the availability of public school facilities to meet the demand created by new residential development. The CSAs are broken down by school level and location. There are two elementary school CSAs in Immokalee, E11 and E12. E11 covers most of Immokalee, and E12 includes the area south of the SR 29 curve. There is one middle school CSA, M5, and one high school CSA, H5. The District has adopted a district -wide LOSS of 95% of the permanent Florida Inventory of School Houses (FISH) capacity for elementary and middle schools, and 100% of permanent FISH capacity for high schools. The following table, Table 6 -4, shows current and projected enrollment through 2013/2014 and includes the FISH capacity for each school. None of the CSAs within Immokalee are predicted to exceed the LOSS through the five -year planning timeframe. The proposed amendments to the IAMP will not affect the population or enrollment projections used to determine facility needs in the Public School Facilities Element, and therefore, will have no impact on school capacity. IAMP Data & Analysis March 2010 64 Table 6-4 Immokalee School Capacity and Projected Enrollment CSA I School Name E11 Eden Park Highlands Lake Trafford E11 CSA C5pacity Capacity & Enrollment E12 I Pinecrest M5 H5 Village Oaks E12 CSA Capacity & Enrollment Immokalee Middle FISH 2Q08109 2009110 2010/11 2011/12 2013114 Capacity Enrollment Enrollment Enrollment Enrollment Enrollment 874 620 621 640 66 EEnrollment 741 808 732 722 721 72 769 845 692 715 739 766 802 841 2,527 2, 044 2, 058 2,100 2,153 2,241 2, 351 854 652 659 672 702 732 760 854 699 682 69=1,4 746 804 1, 708 1,351 1,341 1,367 1, 478 1, 564 1,244 800 759 69647 683 1,550 1,339 1,325 1,25,1,296 1,282 Tarhniral Immokalee High FISH capacity and projected enrollment not determined for the Immokalee Community School (charter school) or the Immokalee Center. Schools that do not have a specific geographic attendance boundary do not have a concurrency service area. Source: District School Board of Collier County, Capital Improvement Plan FYI 0-29, April 2009 TAMP Data & Analysis March 2010 65 6.3 Transportation It is important to understand the linkage between land use and roads. Access is critical to whether land is developed or sits vacant. Also important are routes and options for non - motorized travel and transit. For additional discussion of impacts to transportation facilities, see Attachment A to this document, Analysis of Potential Impacts to Transportation Facilities. 6.3.1 Existing Roadway Network The existing roadway pattern is graphically depicted in Maps 6 -3 and 6 -4. Key roads include SR 29, the major North -South roadway in Immokalee; CR 846; New Market Road; Immokalee Drive; and Lake Trafford Road. The area east of SR 29 has a developed grid street pattern. This roadway configuration provides a driver numerous options to reach his destination. A grid roadway network can help minimize traffic congestion. West of SR 29, the converse occurs, with most locations only accessible via Lake Trafford Road. Other key roads west of SR 29 include Immokalee Drive, Westclox Road, Little League Road, and Carson Road. 6.3.2 Roadway LOS (Arterials and Collectors) The Collier County Transportation Services Department maintains a traffic count program that monitors vehicle movement activities at a number of locations throughout Immokalee. This program assists in the monitoring of service deficiencies and provides a basis for the projection of future demands upon the roadway system. Table 6 -5 shows the LOS for arterials and collectors based on 2008 traffic counts for the Immokalee roads as listed in the most recent Annual Update and Inventory Report on Public Facilities (AUIR), adopted in 2008. The County has adopted the following traffic performance standard for County collector and arterial roads: County arterial and collector roads, as well as State highways not on the Florida Intrastate Highway System (FINS), shall be maintained at Level of Service "D" or better, as addressed in the Implementation Strategy of the Transportation Element, except for the roadways listed below that have been widened to 6 lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (Transportation Regional Incentive Program) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9 of the Transportation Element. Level of Service "E" or better shall be maintained on all six -lane roadways. The Collier County Transportation Division shall determine the traffic volumes that correspond to the different LOS thresholds on county roads. The Transportation Division shall install, as funds permit, permanent traffic count stations to better identify traffic characteristics of county roads. Based on the traffic count data, the Transportation Division shall develop a financially feasible Roads component for the Capital Improvement Program of the CIE. IAMP Data & Analysis March 2010 66 As the policy indicates, certain roads have been assigned a lower LOS standard; however, it does not include any roadway in and around the Immokalee Planning Community. In addition, the Growth Management Plan has assigned LOS designations to state and federal highways, as well. State Road 29, which passes through Immokalee, has been assigned a LOS standard 11C11 All arterials and collectors within Immokalee currently operate at or above the adopted LOSS. IAMP Data & Analysis March 2010 67 Table 6 -5 2008 Peak Hour /Peak Directional Volume and LOS for Arterials & Collectors in Immokalee Road # Link CR 846 Immokalee Road C Lake Trafford Road Main Street N. First Street 457 New Market Road SR 29 SR 29 SR 29 SR 29 C SR 29 r29 29 SR 29 404 Westclox St Peak Current To Existing Hour/ LOS From Road Peak Dir Oil Well Road SR 29 2U 262 C West of SR 29 SR 29 2U 367 C New Market Road Main Street 2U 457 C Broward Street SR 29 2U 448 C CR 858 CR 29A (New 2U 404 C Market Rd) CR 29A South N 15 Street 4D 661 B N 15 Street CR 29A North 2U 550 C CR 29A (New SR 82 2U 550 C Market Rd) Carson Rd SR 29 2U 147 B 2U: 2 -lane, unaiviaea 4D: 4 -lane, divided Source: Collier County Annual Update & Inventory Report on Public Facilities, 2008 AUIR, Prepared by Comprehensive Planning Department, Community Development & Environmental Services Division, October 2008 6.3.3 Roadway Improvements The Transportation Improvement Program (TIP) of the Collier County MPO sets forth scheduled (funded) roadway improvements as well as a list of "unfunded priorities" (Table 6 -6). The Unfunded Priorities list is produced annually, and the adopted list of priorities is transmitted to the FDOT to be considered during their project selection process for the FDOT's Five -Year Work Program. The following information is taken from the TIP. [AMP Data & Analysis March 2010 68 Table 6 -6 Unfunded Priorities List 2008 -2009, Immokalee Projects Source: Transportation Improvement Program (TIP), FY zuuaizu 1u -4u 1,51— 14, 2009 *Reason for prioritization: LOS: Existing level -of- service deficiency, or projected within five years based on County data Econ: Economic Development Intmdl: Intermodal Table 6 -7 Roadwav Projects within Immokalee from the 2009 -2014 TIP Limit Improvement Next Unfunded Phase Estimated Estimated Reason* 2008 Facility Description miles 2009 -2014 SR 29 N Oil Well Road Cost PDC Cost FY 12113 8.192 Rank SR 29 N of 9 Street N of CR 29A Resurfacin 2.180 $5.72M SR 29 N 1 V Street Immokalee Drive Sidewalk 0.600 PD &E Design ROW CST I't PI in r) SR 29 north New route 06/07 X 0.9M 1.1M Econ./ Intmdl. 5 Immokalee Bypass to SR 29 @ around SR 82 Camp Keais Immokalee New 4 lane X 1.7M 2.1 M LOS 10 Immokalee Road Ext Rd to SR 29 facility nwn1' ^A A 4.....n14— ol�nninn Ornani7ai inn Adnnted June 12. Source: Transportation Improvement Program (TIP), FY zuuaizu 1u -4u 1,51— 14, 2009 *Reason for prioritization: LOS: Existing level -of- service deficiency, or projected within five years based on County data Econ: Economic Development Intmdl: Intermodal Table 6 -7 Roadwav Projects within Immokalee from the 2009 -2014 TIP Source: Transportation Improvement Program (TIP), FY 2009/10- 2013/14, Collier County Metropo i an an ni g 2009 IAMP Data & Analysis March 2010 rganization, adopted June 12, .• Project Lengt h T otal Cost Roadway Link From To Description miles 2009 -2014 SR 29 N Oil Well Road CR 846 Resurfacin 8.192 $10.21M SR 29 N of 9 Street N of CR 29A Resurfacin 2.180 $5.72M SR 29 N 1 V Street Immokalee Drive Sidewalk 0.600 $0.77M I't PI in r) Source: Transportation Improvement Program (TIP), FY 2009/10- 2013/14, Collier County Metropo i an an ni g 2009 IAMP Data & Analysis March 2010 rganization, adopted June 12, .• 6.3.4 SR 29 Loop Road The Florida Department of Transportation, District One, is performing a Project Development and Environment (PD &E) study on a segment of State Road (SR) 29 that runs from Oil Well Road to SR 82. This evaluation is necessary due to the ongoing population and employment growth in and around the study area. The provision of safe and efficient transportation to support this growth requires action to improve the existing transportation network. The development of the loop road will have a positive impact on the redevelopment of Immokalee, especially Main Street, by removing trucks and industrial and agricultural vehicles from the downtown area. The PD &E study is scheduled for completion in June 2010. The design phase of the project is not currently scheduled in the adopted FDOT 5 -Year Work Program. The expansion of SR 29 from Oil Well Road to SR 82 is identified as a needs project within the Collier County Metropolitan Planning Organization (MPO) 2030 Long Range Transportation Plan (LRTP) and is consistent with Collier County's adopted Growth Management Plan. This roadway improvement consists of increasing capacity on SR 29 between Oil Well Road and SR 82 in Collier County. The project involves evaluating the widening of the existing 2 -lane undivided segment of SR 29 to four lanes, as well as the study of an alternative corridor(s) that bypasses downtown Immokalee. The last PD &E meeting, the Alignments Workshop, was held June 23, 2009. Currently FDOT is in the alignments analysis phase of the process, which involves the evaluation of viable alignments within the selected corridors. Five alignments, shown on Figure 6 -1 and described in more detail in Table 6 -8, are being recommended for further study. Following this phase, alternatives will be developed from the recommended alignments. The 2030 Long Range Transportation Plan (LRTP) prepared by Collier County Metropolitan Planning Organization (MPO) also mentions the SR 29 Loop Road and states: "It will provide the ability to create additional economic stimulus to a Florida Free Trade Zone and provide for intermodal access to the SIS system." (page 9 -8) The Immokalee community supports an alignment east of downtown. This would remove unwanted truck traffic from downtown, and, in removing these trips, free road capacity for development and redevelopment. An alignment west of downtown would traverse environmentally sensitive wetlands. Additionally, a western alignment would not provide access to the airport and surrounding industrial areas, which have been targeted for economic development. IAMP Data & Analysis March 2010 70 a 4 co Do ► nnn Qnarl A►irrnmanfz Rarnmmended for Further Study A' Sl,��Z #m Alignments m _ 3 � A �E a L i - �S �u — Litue,League RdL_L Lake'TrafiC d Rd 7 �, Arroott OR 846 17�1'4R ua rt I 3 - -P CL CR.-858, Gil Well -RdL Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website, http: / /www sr29collier com /alignments- workshop.html, accessed July 13, 2009. IAMP Data & Analysis March 2010 71 Table 6 -8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further Study Mnrrtents Recommegdeii forFurltter Stuiiy,.r I iiAar, 1 1201.9 1 Nze in auras - - I . Larqjh In miles 15.8 18.2 15.6 15 -5 15.6 8ocln.�ultural effete - 0 Schools 2 0 3 Religion Institutions 9 Q 0 U EMS 1 p+0ce ! fire 0 0 0 0 Cemetery 1 0 0 1 0 t] 1 0 A rport Medium density residential - acres 9.1 7.0 7A 7 -0' 7,0 010 High density residential - acres 41},2 4,0 3510 4,4 0.0 0.0 Development of reg Iona! impat t (DRI) - acres 10.0 0 -0 10.0 0.0 010 Planned uglands pment (PUD) - acres 21.7 13.6 7.7 4.0 010 Tribal -owned - e�cre$ - 1.2 0.0 1.2 0.0 Recreatioacres 0,6 0.0 0,6 0.0 N Hlstorkat a8ical impacts (Y or N) Y PJ N Natural effects 33,2 53.x_ 41 .1 67 4 100A Man- forested wetlands - acres 62.3 52.8 25.6 28.5 Forested wetlands - acres 59,3 - 5010 39.3 51.6 451 45.3 Open water features - arres 0.0 0.0 O.0 0.0 0.0 Publicly man ed lands - acres 0 0 0 Eagle nests 0 0 0 0 0 Rookeries 0 0 0 1 1 Threatened $ endangered specles occurences 0 0 514.3 667,6 826.5 834.8 f5anther primary habitat - sores 667.6 102:7 936.5 3166 367-2 367,2 Panther secondary habitat - acres Physlcal of ets 3 20 1 1 Potential contamination sites 50 0 Sinkholes 1 0 0 1 Q 0 0 Brownflelds 1 0 0 0 0 Water treatment facilities 0 0 0 0 Sswrr treatment facilitias 0 0 0 Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website, http: / /www sr29collier com /alignments - workshop. ttml, accessed July 13, 2009. IAMP Data & Analysis March 2010 72 The proposed project schedule for the PD &E Study is included below. 1:iry i A A -9 4R 99 PD &E Studv Schedule Source: FDOT District One SR 29 PD &E Website: http://www.sr2UCO[lier.com/prolec;t-6L;ilauulCel W!1 , accessed July 14, 2009. 6.3.5 Freight The Collier County Freight and Goods Mobility Analysis (June 2008) was prepared for the Collier County MPO to conduct a comprehensive freight analysis at the county level in order to better develop its freight program. The analysis references the Immokalee community in several places, specifically, anticipated freight traffic around the Immokalee Regional Airport and Tradeport as industrial development occurs. Critical to the Tradeport initiative and other freight interests in the area is the limited capacity of SR 29 in the proximity of County Road 846. One suggested solution to this capacity constraint is the notion of a bypass route which effectively circumvents the intersection altogether by establishing a route north of the airport to alleviate the traffic congestion in the center of town mainly consisting of large trucks.' Other key improvements in support of this initiative are the widening of SR 82 northwest of Immokalee and expanding the runways at Immokalee Regional Airport. SR 82 provides a connection to 1 -75, the major north -south corridor of Southwest Florida, and currently is designated an 1 See the SR 29 Loop Road discussion. IAMP Data & Analysis March 2010 73 Emerging SIS facility. Immokalee Regional Airport currently has two 5,000- foot runways. All factors considered, the likelihood of enticing major firms near and around the Immokalee area is promising, as major retailers have expressed interest in the location recently, only to be dissuaded by the current infrastructure constraints. The area is regarded as having high potential for industrial and distribution uses, save for requiring key transportation improvements. (pages 4- 27 -4 -28) The report also records the input of "freight stakeholders" in Section 6, and several concerns related to Immokalee, the Immokalee Regional Airport and Tradeport are discussed. Anxiety over accessibility to mines, landfills, other producers, and end customers was also a recurring theme in Collier County. Truck drivers and truck management companies indicated that the current north -south and east -west connections in the county are not on par with projected population and economic growth in southwest Florida. This was of particular concern in central Collier and the Immokalee area (Oil Well Road, Immokalee Road, and State Road 82) where poor infrastructure conditions and roadway capacity have been the leading factor for repelling retailers from the region. (page 6 -4) Inadequate runway space at Immokalee Airport – Currently, Immokalee Airport has two 5,000 feet runways. In order to handle larger planes to attract more business the airport needs to extend one or both of their runways. The airport director indicated they are working with the FAA and the Collier County Economic Development Council to obtain the necessary resources to extend one of the runways in the next five years. (page 6 -7) Potential for increase in economic expansion if transportation issues were addressed – Some involved in economic development for the Immokalee area as well as the county expressed concern that the lack of adequate transportation infrastructure is hurting the areas chances for economic expansion. (page 6 -9) Florida Tradeport – One positive project for the Immokalee area is the Florida Tradeport. This focus to bring business to the airport is part of a plan to help the Immokalee area grow economically. Stakeholders said that access to ground transportation was identified as the most important site selection criteria based on a study of various industry leaders. This reiterates the need for improved transportation infrastructure to stimulate economic growth. (page 6 -9) These comments illustrate the need for the SR 29 Loop as well as the expansion of Immokalee Road in order to address roadway capacity issues to accommodate freight and shipping enterprises wishing to locate at the Immokalee Regional Airport. 6.3.6 Pedestrian and Bicycle Facilities As previously shown, many of the residents of Immokalee are low- income, and many do not have access to an automobile, and rely on bicycles, transit, or walking to reach their destination. Therefore, adequate pedestrian and bicycle facilities are particularly important in this community. Map 6 -5 on the following page shows existing sidewalks and paved shoulders within Immokalee. IAMP Data & Analysis March 2010 74 v Source(s): Existing Sidewalks /Paved Shoulders (Collier County 07/2004) • • 1MMOkAtEE+CRA i'AASTFR PLAN UPDATE e Map 6 -5. Existing Immokalee Bicycle /Pedestrian Facilities Legend Immokalee Urban Area Boundary Existing Bicycle /Pedestrian Facilities Existing Paved Shoulders Existing Sidewalks Collier County Arterial and Collector Roads Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet N 'DA"X / AINC. CONSULTING AL t V 11 1 IMMOKALEE CPA Community Re4evelopment Agency i The Place to Call Home! Collier County MPO is in the process of updating its Comprehensive Pathways Plan, which was included as part of the Long Range Transportation Plan (LRTP), also being updated. The vision included in the Plan is "to provide a safe, connected and convenient on -road and off -road network throughout the Collier MPA accommodating bicyclists and pedestrians to improve transportation efficiency and enhance the health and fitness of the community while allowing for more transportation choices." The 2030 LRTP and the 2006 Pathways Plan are still the most up -to -date information available. Table 6 -9 shows bicycle and pedestrian improvement priorities as identified in the Pathways Plan. These are identified improvements; however, they are not necessarily programmed nor have they been determined to be financially feasible. Tnhln C-a Rir•_vr_IP and Pedestrian Improvement Priorities {w v Bicycle Improvement Priorities On Street From Street To Street Length Facility Priority miles -Type Tier New Market Rd North 15 St (SR Main St (SR 29) 2.1 Rural BL I SR 29A 1S St N 29 Main St SR 29 Immokalee Dr 0.4 Rural BL I Lake Trafford Rd Little League Rd North 15 St (SR 2.1 Rural BL I CR 890 Westclox St Carson Rd 29 SR 29 15 St 1.0 Rural BL 1 9 St N Lake Trafford Rd Main St SR 29 0.9 Rural BL I 9th St S Main St SR 29 Eustis Ave 0.4 Rural BL I Immokalee Dr Dead End SR 29 N 15 St 0.9 Rural BL I Immokalee Dr SR 29 (N 15 St) New Market 1.1 Rural BL I Charlotte St Road Lake Trafford Rd Pepper Rd Little League Rd 1.0 Rural BL II CR 890 Carson Rd Lake Trafford Rd 1 W- St 0.5 Rural BL II Sidewalk Improvement Priorities On Street From Street To Street Length Facility Priority miles Type Tier 1s St N Main St SR 29 Immokalee Dr 0.4 'Sidewalks I 1 51h St North (SR 9 St Lake Trafford Rd 1.3 Sidewalks I* 29 Lake Trafford Rd Little League Rd orth 15 St (SR 2.1 Sidewalks I CR 890 Immokalee Dr SR 29 (N 15 St) !New Market Rd 1.1 Sidewalks I Charlotte St Roberts Ave N9 St N 18 St 0.8 Sidewalks I Westclox St Carson Rd SR 29 N 15 St 1.0 Sidewalks II* Carson Rd Lake Trafford Rd Westclox St 0.5 Sidewalks II Lake Trafford Rd Pepper Rd (CR Little League Rd 1.0 Sidewalks II CR 890 850 Carson Rd Westclox St Dead end north 0.5 Sidewalks II CR 846 (Devil's SR 29 (Narrow Hendry County 8.5 Sidewalks II Garden Rd ) Lanes ) Line SR 82 Corkscrew Road SR 29 5.3 Sidewalks III* CR 850 *Included in the 2030 LRVP BL: Bike Lane Source: Collier County Pathways Plan, 2006 IAMP Data & Analysis March 2010 75 The MPO is also in the process of completing a Walkability Study for Immokalee; however, the study is not yet available and will probably not go before the MPO for consideration until January 2010. Data collected from the study will be used in the Pathways Plan update. The Adopted FY08 /09 Pathways Box Priorities is shown below. The FY 2009/2010 priorities box is in the process of being approved. Collier Metropolitan Planning Organization Adopted FY 2008109 Pathways Box Priorities 2007 I Road I From I To I improvement I Projected Cost I Community I Reason Rank 29 6.3.7 Transit Transit in Immokalee consists of four bus routes operated by Collier Area Transit (CAT): Blue Route 5, the Immokalee Shuttle, which runs from Immokalee to the Collier County Government Center; Light Blue and Pink Routesl&A a dh8.Bethe Immokalee Circulator. I b See Map 6-6 for Park in Marco Island; CAT routes in Immokalee. Collier County MPO recently completed in May 2009 the "Collier County Bus Stop /Shelter Needs Plan," which stud states, bus stop shelters are r important t �edevelopm redevelopment and place- making: warranted. As Y making: "Bus stop shelters provide shelter from rainstorms, direct sun, and gusting winds. It is important to understand shelters provide the waiting transit rider shelter from the elements, the shelter also provides for a place to rest while waiting for the bus; a bench to sit on and walls to lean on. In Collier County due to the extremely long headways of the transit system and weather pattern, stops with shelters and amenities are critical." Page 8 In Immokalee, nine bus stops were identified as needing bus stop shelters: 1. Lake Trafford / 19th St. 2. 1st Street at Carver (across from casino) 3. Seminole Casino 4. Farm Workers' Village 5. Lake Trafford Elementary 6. Lake Trafford Road at Ringo Lane 7. Winn Dixie 8. S5 th Street at Stokes Avenue 9. S 5th Street (Career Services Center) IAMP Data & Analysis March 2010 76 6.3.8 Transportation Concurrency System Transportation concurrency refers to the state - mandated regulatory framework in which development proposals are reviewed to ensure adequate infrastructure is available to serve the additional demands placed on them by the development. For adequate infrastructure to be available on an on -going basis requires that a flow of revenue be available to fund transportation facilities and services to continuously meet adopted level of service standards. This requirement is challenging for any community in Florida, but more so for Immokalee. State laws governing transportation concurrency assign responsibility for administering the development review process to the local government, but have reserved two aspects of the process, which contribute to the burdensomeness of the process, to the State. These are: • SR 29 has been designated an element of the Emerging Strategic Intermodal System (SIS). State law gives authority to set level of service standards for the SIS system to the Florida Department of Transportation (DOT), rather than to local governments, so proposed changes in concurrency strategy must involve coordination with the Florida DOT to ensure mitigation for impacts to the SIS system are addressed to the DOT's satisfaction. • In addition, four roads that pass through the Immokalee CRA (SR 29, CR 846, 849, and CR 890) are designated as hurricane evacuation routes. This places more restrictive concurrency requirements on them. The regulatory procedures and standards that are currently applied to the Immokalee CRA are the same as those that are applied to the rest of Collier County. The regulations and standards were primarily designed to address the faster - growing and economically stronger urbanized portions of "Coastal" Collier County. These procedures may make sense for the more urbanized areas of Collier County because the road segments they apply to are generally shorter, and there are more lower -cost solutions available to developers to resolve concurrency issues compared to the Immokalee area. In addition, the economic climate in the urban areas of Collier County provides more opportunities to defray the costs of meeting concurrency -- Immokalee is more challenged in its ability to generate funds from development interests for roadway improvements. Consistent with Policy 3.2.9 of the TAMP, the Immokalee CRA is currently investigating the possibility of implementing a TCEA for at least a portion of the Immokalee Planning Community to address these issues. A copy of the draft transportation strategy is provided. If it is determined that a TCEA is warranted for all or a portion of the Immokalee Urban Area, then amendments to the GMP in compliance with Section 163.3180(5)(d)2, F.S., including a FLUM amendment, will be provided at that time. 6.4 Water and Wastewater Facilities Public potable water and wastewater services are provided by the Immokalee Water and Sewer District. This district was created by a special act of the Florida Legislature. In 2005, the Enabling Act for the IWSD was amended and the boundary expanded so that the district expanded from an approximately 27 square mile area to encompassing 108 square miles. The boundaries of the district are graphically depicted in Map 6 -7 along with the location of the IWSD treatment plants. The Governor of Florida appoints the district's governing board. Land use in the district can be generally described as urban and agricultural. IAMP Data & Analysis March 2010 77 I( IrA V X M mokA[EEOCRA MASTER PLAN L113Dki E Map 6 -7 Immokalee Water and Sewer District - J / �/ Franchise Area and Treatment Plants Legend F-1 Immokalee Urban Area Boundary 72 Immokalee Water and Sewer District Franchise Area TreatmentPlant wwr Wastewater Treatment Plant Water Treatment Plant Sections Collier County Arterial and Collector Roads Collier County Local Roads 0 0.25 0.5 1 1.5 Miles N 'DA'X / n INC. CONSULTING .AL IL. V v l JL IMMOKALEE CkA Community Redevelopment Agency Me Place to Call Home! Until the 1989 Legislature passed House Bill 599, special districts were largely autonomous and had little interaction with local governments. Under this legislation, the state fosters coordination between special districts and local governments as it relates to growth management efforts of counties and cities. To accomplish this policy, beginning March 1, 1991, each independent special district must now submit an annual report to the appropriate local government. The report must include the following information: A description of its existing public facilities; 2. A description of each public facility the district is building, improving, or expanding or is planning to build, expand or improve within the next five years; 3. An identification of any facility the district plans to replace within the next ten years; 4. An anticipated construction time frame on each proposed facility; 5. The anticipated capacity and demands on each public facility when completed. In July 2008, Boyle Engineering completed the "Immokalee Water and Sewer District Master Plan Study." In this study, Boyle carefully examined all aspects of the IWSD and provided their analysis and recommendations for expansion and redevelopment. This study is used as a reference for the Water and Wastewater section of this document and a copy is included as a support document. Since the entire district is not served by water and sewer, it is difficult to make assumptions of the future capacity of the system based only on population projections. According to the District's calculations, the water and wastewater capacity will be sufficient for the next five years. New developments within the Immokalee urbanized area are required to extend water and wastewater to the project and contribute their proportionate share to ensure levels of service are maintained. The Immokalee District bases their reported population projections on Collier County peak population projections for Immokalee, extrapolated out to 2041, plus population projections for anticipated PUDs and DRIs within the IWSD treatment area. Table 6 -10 lists population projections included in the report in five -year intervals starting in 2009. Table 6 -10 IWSD Population Projections, 2009 -2041 Year Immokalee Peak Season Population Estimates PUD & DRI Population Estimates TOTAL Population Estimates 2009 41,586 0 41,586 2014 44,491 9,623 54,114 2019 47,234 44,693 91,927 2024 49,725 85,583 135,308 2029 52,086 126,920 179,006 2034 55,616 176,656 232,272 2039 59,384 206,707 266,092 2041 build -out 60,963 210,168 271,130 Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 IAMP Data & Analysis March 2010 78 6.4.1 Potable Water While some households draw their potable water from their private wells, the vast majority of the Immokalee residents receive water from the Immokalee Water and Sewer District. The District franchise area encompasses approximately 108 square miles. However, the actual area that is currently provided with water and sewer services covers approximately 9.29 square miles. The existing service area is graphically depicted in Map 6 -8. According to the District, in October 2008, there were a total 7,561 dwelling units provided water and 7,114 dwelling units provided wastewater by the District. The Immokalee Water & Sewer District obtains its raw water supply from three wellfields that contain 13 operational wells and draw from the surficial aquifer. The District's current SFWMD Consumptive Use Permit, #11- 00013 -W, provides for a maximum annual allocation of 1,227 million gallons (MG) from these wellfields. Maximum daily permitted withdrawal shall not exceed 4.71 MG. Table 6 -11 summarizes the groundwater wells, well firm capacities, and permitted capacities, for the three WTPs. Table 6 -11 IWSD Water Treatment Plants Wells Well Firm Capacity Permitted Capacity WTp Number of Carson Road Airport Jerry V. Warden TOTAL _ 0.75 2.004 3 3 1.01 1.35 A7 2.08 2.25 13 3.84 5.60 3 -rational for a firm capacity of 0.75 MGD. Two 1- There are four existing wells, but only are op additional wells will be drilled as part of a current construction contract. 2- There are nine existing wells, but only seven are operational, for a firm capacity of 2.08 MGD. One additional well will be drilled as part of a current construction contract. 3- Operational capacity of Carson Road WTP is currently 0.9 MGD, but expansion is under construction, to increase capacity to 2.00 MGD. Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 The annual average daily demand (AADD) for 2007 was 2.34 MGD, below both well -firm capacity and permitted capacity. The IWSD estimates a potable water consumption of 105 gallons per capita per day (gpcd) for planning purposes. The Airport Road Water Treatment Plant was built in 1985 and is located adjacent to the Immokalee Airport. Its wellfield has three wells that are pumped to a 0.75 MG storage tank and treated. There is no possibility of expansion to this WTP due to the surrounding scrub jay habitat. In addition, the wellfield has had contamination issues in the past. The long -term reliability of this Airport WTP is in question. The Carson Road Water Treatment Plant was built in 1975 and is located on Carson Road. There are three wells which fill a 0.50 MG storage tank and a new concrete 1.5 MG ground storage tank. The third and main plant is the Jerry V. Warden Treatment Facility, also known as the South 9t' WTP. It was originally built in 1967 and is located on Dump Road. It consists of seven wells located on or adjacent to the plant site, which pump to a 0.3 MG and 1.5 MG water storage tank. At the present time, only the 1.5 MG tank is in operation. The basic water treatment scheme consists of the following components: tray aeration; sequestering with polyphosphates for iron; disinfection by chlorination and ammonia; fluoridation; ground storage reservoirs; and a high service pumping station. Average demands range from 2.0 to 2.25 MGD. IAMP Data & Analysis March 2010 79 After treatment, water is distributed through 12 -inch, 8 -inch, and 6 -inch distribution mains, and 2 -inch service laterals. This distribution system totals approximately 120 miles of pipe. The District has made limited improvements to the distribution system in expansions from 1994- 1995, and more recently from 2007 -2008. Recent distribution system improvements include additional water main looping, isolation valves, and fire hydrants to improve distribution water quality and pressure; improve fire protection; and provide for improved operational flexibility and reliability. The report provides the following potable water demand projections, shown in Table 6 -12, based on the population projections developed, a per capita water flow of 105 gpcd (equal to the adopted LOSS for the IWSD), and a maximum month daily demand (MMDD) peaking factor. Table 6 -12 Potable Water Demand Projections, 2009 -2041 Year MMDD Water Demand MGD Projected Reliable WTP Ca acit MGD 2009 5.37 5.60 2014 6.99 14.20 2019 11.87 14.20 2024 17.47 24.50 2029 23.12 24.50 2034 30.00 35.00 2039 34.37 35.00 2041 build -out 35.02 35.00 Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 In order to accommodate the increased population and potable water demand, the report recommends that the IWSD initiate a water supply availability study and coordinate with the Water Management District regarding anticipated population growth. Additional water supply will have to come from alternative water supply sources, such as brackish groundwater, and the creation of new or modification of existing water treatment plants to reverse osmosis systems. It is anticipated that short-term water supply increases can be accommodated through modification and minor expansion of existing water supply and treatment facilities. The water system implementation schedule proposed a 2.5 MGD water treatment plant at Tradeport in 2013 and additional 2.5 MGD water treatment plants in 2016 and 2019 to maintain LOSS. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs, and therefore, will have no impact on potable water facilities. 6.4.2 Sanitary Sewer Wastewater treatment is also provided by the Immokalee Water and Sewer District. The central wastewater collection, treatment, and disposal system was designed in the late 1970's, and was constructed and in operation by February 1982. The system is comprised of over 60 miles of sewer pipe, 43 lift stations, over 1,700 manholes, and a 2.5 MGD treatment plant. Average daily flows range between 1.6 and 2.0 MGD. The District owns a 640 -acre sprayfield (Section 8 Sprayfield) and irrigates approximately 350 acres with treated effluent. The effluent disposal site is situated immediately Southwest of the District office. The present geographical area served by the District is graphically depicted in Map 6 -9. Actual demand for 2007 was 1.98 MGD according to the Immokalee Water & Sewer District, based on 5, 500 connections to the system. Average per capita wastewater flow from 2000- 2007 was 78.37 GPD. TAMP Data & Analysis March 2010 80 N'LI` Vk x IMMOICALEE CRA MASTER PLAN UPDATE. Map 6 -9 Immokalee Water and Sewer District Sanitary Sewer Facilities Legend QImmokalee Urban Area Boundary Existing Service Area Proposed Effluent Disposal Site Waste Water Treatment Plant Collier County Arterial and Collector Roads Collier County Local Roads 0 1,000 2,000 4,000 6,000 Feet Z1 -DA"XIA INC. CONSULTING 1 t V V 1 IMMOKALEE CRA Community Redevelopment Agency Me Place to Call Home! Source(.): EMI.IIn9 S.,k.— (C.ow, —ty Govanm- X09) I n RT II LJ LR LR $ IMU � HR NE � 1pipi Si WESTCtO %ST CMU MR r IRV ,•ALA V APO e ® ImmokA[EE *CRA MASTER PLAN UPD f F Map 6 -10 Existing Immokalee Utilities Legend OVERLAYS AND SPECIAL FEATURES Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads Wetlands Connected to Lake Trafford/ Camp Keais Strand System Overlay SR - Seminole Reservation Urban Infill and Redevelopment Area Immokalee Existing Utilities Force Main ® Gravity Sanitary Sewer Reuse Water Water Main Immokalee Future Land Use URBAN DESIGNATION URBAN MIXED USE DISTRICT RT - Recreational Tourist Subdistrict u LR - Low Residential Subdistrict MR - Medium Residential Subdistrict O HR - High Residential Subdistrict O CMU - Commercial Mixed Use Subdistrict URBAN INDUSTRIAL DISTRICT IMU - Industrial Mixed Use Subdistrict IN - Industrial Subdistrict APO - Immokalee Regional Airport Subdistrict 0 1,000 2,000 4,000 6,000 Feet A TN ]AX / INC. CONSULTING 1t 1 V1 1 IMMOKALEE CRA Community kec evelopment Agency iThe Place to Call Home! The report provides the following wastewater demand projections, shown in Table 6 -13, based on the population projections developed, a per capita wastewater flow of 78 gpd, and a maximum month daily demand (MMDD) peaking factor. Table 6 -13 Wastewater Flow Demand Projections, 2009 -2041 Year MMDD Wastewater Flow MGD Projected Reliable WWTP Capacity MGD 2009 3.80 4.50 2014 4.94 10.00 2019 8.39 10.00 2024 12.35 17.50 2029 16.34 17.50 2034 21.20 25.00 2039 24.28 25.00 2041 build -out 24.74 25.00 Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 IWSD anticipates expanding their facilities to 4.5 MGD in the short-term. Preliminary planning and design will begin in the near future. The expansion will accommodate short-term growth based on population projections through 2013. In order to provide for long -term growth, the ISWD is considering either expanding the existing WWTP and adding regional pumping stations, or building an additional WWTP and regional pumping stations to provide 10 MGD of capacity, which will maintain an acceptable LOS through 2020. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs, and therefore, will have no impact on wastewater facilities. 6.5 Drainage /Stormwater An "Immokalee Stormwater Management Plan" was commissioned by the Big Cypress Basin of the South Florida Water Management District, at the request of Collier County. It was accepted by the Board of County Commissioners at their June 9, 2009, meeting. The report summarizes the hydrologic and hydraulic (H &H) modeling of the existing conditions, without control measures. The Immokalee SWMP Basin area is described and the delineation of the sub - basins discussed. The following items were covered in the report: • The setup of the H &H model of the Immokalee SWMP Basin. • The calibration of the model using one year of continuous rainfall data at four gage locations (Main, Slough, Fish and Madison). • The verification of the model using a period of four months of continuous rainfall data at the same four gage locations (Main, Slough, Fish and Madison). • Event simulation results showing the response of water levels throughout the basin to a series of four design storms: 5 -year, 24 -hour storm; 10 -year, 72 -hour storm; 25 -year, 72- hour storm; and 100 -year, 72 -hour storm. These results will be used to develop level -of- service ratings for the Immokalee SWMP Basin. • Water quality simulation results showing the response of water quality concentrations to the design storm events for contaminants of concern. These results will also be used in a subsequent task to develop level -of- service ratings for the Immokalee SWMP Basin. IAMP Data & Analysis March 2010 81 According to the report, the Immokalee SWMP Basin has negligible topographic relief and it is a mix of urbanized and undeveloped areas drained by a network of canals to one of two outlets: the SR -29 Canal or Lake Trafford. The aquifer below the drainage basin is highly transmissive and provides baseflow to the canals. Through the use of topographic (road crown elevations) data, and by combining many of the conterminous closed sub - basins into one sub - basin, the Immokalee SWMP basin was delineated into 33 sub - basins. The recommended alternative identifies improvements in the following areas: • Madison Ditch — The proposed improvement includes dredging of the ditch to a minimum of 1 foot. • vements include installing two additional circular pipes Slough —The proposed impro under Sanitation Road, two circular pipes under the next crossing to the west, and one circular pipe at the third crossing to the west. • Lake Trafford Road and Fish Creek — The proposed Lake Trafford Road improvements include installing elliptical pipes for all driveway culverts. The proposed Fish Creek improvements include upgrading the cross section from Lake Trafford Road to a proposed 5 acre lake to the north (1/2 mile). • Immokalee Drive — The proposed improvements include a combination of solid pipes and exfiltration trenches interconnected to an outfall control structure. • Downtown Immokalee — The proposed improvement includes alignments of solid pipes and exfiltration trenches that are interconnected to a control structure and construction of a five acre lake. Now that the plan has been accepted by the County, prioritization and planning can begin, with construction programmed in phases. The master plan will need to be updated as part of this effort; specifically the project 2005 conceptual cost estimates as well as the funding source analysis detailed in Section 8.0 of the master plan Alternative Analysis will need to be revised. An analysis of the ultimate stormwater outfall location and adequacy, along with any anticipated real property acquisition or easements rights necessary, will also be undertaken as part of the plan updates. The amendments to the IAMP will have no impact mpa ton drainage and stormwaoe 0. The proposed 6.6 Solid Waste Prior to 1982, the Immokalee community utilized a landfill at Eustis Avenue. After 1982, the use of this location stopped, and the Stockade Landfill was placed in operation, located east of CR 846 near the County Stockade Jail. The Stockade Landfill was closed in 2004, and now operates as a transfer station. The Eustis Avenue site has been closed and accepted by the Florida Department of Environmental Regulation as meeting closure standards in July 1987. A groundwater monitoring system is intact with tests made at scheduled intervals and the site is meeting all of the Department of Environmental Protection standards. The 2008 AUIR projects that the Collier County Landfill will deplete disposal (airspace) capacity in FY 2036. The projected tons per capita disposal rate in the 2008 AUIR for 2009 forward is 0.64. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on solid waste facilities. 82 IAMP Data & Analysis March 2010 6.7 Fire The Immokalee Community is served by the Immokalee Fire Control and Rescue District, an independent egard regarding the taken from the Collier protection and EMS to Fire/Rescue Services Impact Fee regarding th Update Study, dated January 2006. The service area encompasses 215 square miles. The IFCRD has two stations, totaling 14,216 square feet of building space. The replacement value of the buildings and assessed value of the land amount to $3.2 million. There are two fire stations. One is located on Carson Road, 1107 Carson Road, near the intersection with Lake Trafford Road, while the other is situated on New Market Road, 502 E. New Market Road, near the intersection with State Road 29. There are 15 full -time, career firefighters and one full -time support staff. They are supported by 10 volunteers. et terms and one heavyrrrescue vehicle. Also, ghe e are three ladder truck, one water tanker, vehicles. The , equipment values $2.8 million. The Immokalee District has the highest impact fee assessment for residential property of the fire districts in Collier County, at $1.11 per square foot under roof for residential and $0.32 per square foot under roof for nonresidential (effective July 27, 2009). The next highest is Big Corkscrew, at $0.82 for residential and $0.87 for nonresidential. Future expansions include a permanent fire station at Ave Maria University and at the Immokalee Regional Airport, with associated increases in equipment and staffing. In 2008 the district purchased two additional fire trucks. The proposed amendments to the TAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on fire service needs. 6.8 Police Being an unincorporated jurisdiction, police protection is provided by the Collier County Sheriff's Office. Immokalee is District 8. In 1994, a new Immokalee substation was built at the Government Complex, a shared facility, at 112 S. 1St Street. Emergency Medical Services for Immokalee is also located at this location. The substation has 57 certified deputies and 8 civilians stationed in Immokalee on a permanent basis. (Source: Lt. Mike Dolan, Collier County Sheriff's Office, July 22, 2009) The Immokalee Jail or Stockade houses pre- sentenced misdemeanors and trustees. All felony offenders are sent to the Naples Jail Center. The Immokalee Jail employs 23 people. (Source: Immokalee Jail, October 2008) In addition to the Collier County Sheriff's office, the Seminole Indians have their own police force that patrols the reservation and provides security to the Seminole Indian Gaming Palace. The Collier County Sheriffs office does provide back -up services on an as- needed basis. The LOSS for police protection is 0.196 officers per 1000 residents. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on police service needs. IAMP Data & Analysis March 2010 83 6.9 Demand Analysis from Potential Residential Build -Out The adopted FLUE provides an analysis on potential residential development build -out in Section I.D. It states that "enough land had been included (in the Immokalee Urban Area) for approximately 39,000 dwelling units with a build -out time horizon of 2105." The Data & Analysis for the TAMP, Immokalee Residential Development Build -out Analysis, notes that this figure is derived by examining the existing residential development and total undeveloped acres that are projected for residential development for each Traffic Analysis Zone (TAZ). The analysis totally excludes undeveloped acreage that is in agricultural production or that is considered environmentally sensitive and only counts forty percent (40 %) of large tracts of land under single ownership. The Analysis also assumes that only 53 out of 181 acres designated as Neighborhood Center (NC) subdistrict, or 29 percent, will be used for residential development. Because this methodology fails to account for potential redevelopment and places arbitrary limits on development in other areas, it is not an accurate projection of residential build -out potential. An alternative residential build -out projection can be provided by assuming all of the Immokalee Urban Area will eventually develop at the highest permitted densities, regardless of current use. This can be accomplished by taking the acreage for each FLU subdistrict and multiplying it by the base density. While this methodology provides a maximum potential, it is unlikely that the Immokalee Urban Area would ever reach these thresholds and it is impossible to predict when such a buildout would occur. Actual developments in Collier County and Immokalee are typically at lower residential densities than allowed by the FLU subdistrict. Additionally, this methodology assumes that all land designated as Commercial Mixed Use (CMU) will achieve the highest possible residential development potential, although it is likely that a significant amount of development in the CMU district will not include a residential component. It should also be noted that the base density provided for each subdistrict is not an entitlement as described within the Density Rating System of the [AMP. The actual amount of development is dependent on the permitted density of the zoning designation; most of which would need to be rezoned in order to achieve the highest development potential. As previously noted, the proposed amendments to the IAMP will not increase the population projections used to determine future facility needs. It is assumed that Immokalee will maintain projected growth patterns into the future and that ultimate build -out will not be reached until the next century. Despite the uncertainty surrounding potential build -out resulting from the IAMP amendments, as discussed above, and the conviction that Florida Statutes do not require an analysis of impacts to public facilities based on the maximum intensities and densities allowed under the proposed land use categories, the following LOS Analysis is provided for informational purposes. This analysis is not intended to prescribe the timing or scale of future capital improvements. Those improvements will be programmed based on facility demand from updated population projections and through the AUIR and annual update to Collier County's financially feasible Schedule of Capital Improvements As illustrated in Tables 5 -7 and 5 -8, the proposed FLUM amendments result in a 10 percent increase to the maximum development potential from 68,576 to 75,307 dwelling units (DUs). Maximum development potential assumes all properties, whether already developed or vacant, can be successfully rezoned and develop at the maximum permitted density, without any density bonuses. This is a 10 percent (6,731 DUs) increase above the adopted FLUM. Assuming 2.5 persons per household, the proposed FLUM could accommodate an additional 16,827 people. As noted in Section 5.1.5, the maximum potential density could be reduced even further by accounting for Public lands ( -3,785 DUs) and areas within the LT /CKSSO ( -663 DUs), which would reduce the potential population by 9,462 and 1,657 people, respectfully. IAMP Data & Analysis March 2010 84 Using this data, the Table 6.14 shows the changes to maximum residential development potential based on the generalized IAMP FLUM amendments: Table 6 -14 Difference between Adopted and Proposed Future Land Use Maximum Residential Build -Out Potential The demand on public facilities, based on current adopted LOSS and maximum residential build -out potential, is summarized on the following page in Tables 6 -15 and 6 -16: IAMP Data & Analysis March 2010 85 Maximum Development Base Maximum Development Bonuses DUs Population DUs Population Adopted FLUM 68,575.8 171,440 168,357.8 420,895 Proposed FLUM 75,306.8 188,267 137,774.4 344,436 Change from Adopted # 6,731.0 16,828 - 30,583.4 - 76,459 Change from Adopted % 9.8% 9.8% - 18.2% - 18.2% Proposed FLUM less Public Lands 71,521.9 178,805 131,737.7 329,344 Change from Adopted # 2,946.1 7,365 - 36,620.1 - 91,550 Change from Adopted % 4.3% 4.3% -21.8% -21.8% Proposed FLUM less LT /CKSSO 70,859.1 177,148 125,542.9 313,857 Change from Adopted # 2,283.3 5708 - 42,814.9 - 107,037 Change from Adopted (% 3.3% 3.3% - 25.4% - 25.4% The demand on public facilities, based on current adopted LOSS and maximum residential build -out potential, is summarized on the following page in Tables 6 -15 and 6 -16: IAMP Data & Analysis March 2010 85 Table 6 -15 Difference between Adopted and Proposed Future Land Use Maximum Facility Demand Potential (Base) L. C N O r0/L1 °O O .4+ O O.D CL 0, y > y C �=° d C 00 6O N 'U V U ',C CO C N� Ur �p� i O�v U @:: O O U .��.@.i O F EL aOOiO W.i O �° (nO N f4 0? Population a = U Base 18.00 17.14 109,721.60 205.7 497.2 336 10.45 171,440 ted FLUM 19.77 18.83 120,490.88 225.9 546.0 369 11.48 188,267 posed FLUM 16,828 1.77 1.68 10,769.92 20.2 48.8 33 1.03 Change from Adopted # 18.77 17.88 114,435.20 214.6 518.5 350 10.90 178,805 posed FLUM less Public 7,365 0.77 0.74 4,713.60 8.8 21.4 14 0.45 Change from Adopted #) 18.60 17.71 113,374.72 212.6 513.7 347 10.80 177,148 posed FLUM less LTICKSSO 0.24 0.23 1,461.12 2.7 6.6 4 0.14 Change from Adopted ( #) 2,283 between Adopted and Proposed Future Land Use Maximum Facility Demand Potential Table 6 -16 Difference (Bonuses) a) a.. C N O 16 y d N O °v O ` y n N�C7 vC7 c o jo U CO a- Co_v 03 O`er C Arno Lu c� 2,0 "' p 0 Cu Nom jo o�v vi o cc N rn� �rn v �. Population a - Uv Base 44.19 42.09 269,372.80 505.1 1220.6 825 25.66 420,895 lopted FLUM to ted 1917 . 34.44 220,439.04 413.3 998.9 675 21.00 344,436 FLUM - 76,459 -8.03 -7.65 - 48,933.76 -91.8 -221.7 -150 -4.66 Change from Adopted # 34.58 32.93 210,780.16 395.2 955.1 646 20.08 329,344 oposed FLUM less Public - 91,550 -9.61 -9.16 - 58,592.00 -109.9 -265.5 -179 -5.58 Change from Adopted # 32.95 31.39 200,868.48 376.6 910.2 615 19.14 313,857 ,o posed FLUM less LT /CKSSO -11.24 -10.70 - 68,503.68 -128.4 -310.4 -210 -6.53 - 107,037 Change from Adopted # 86 IAMP Data & Analysis March 2010 7. Other Items Collier County staff specifically asked that we address other items as part of this Data and Analysis. These issues are addressed below. 7.1 House Bill 697 /Energy Efficiency The Florida Legislature enacted HB 697 in the 2008 session. HB 697 establishes new local planning requirements relating to energy efficient land use patterns, transportation strategies to address greenhouse gas reductions, energy conservation, and energy efficient housing. These new requirements became effective on July 1, 2008. All Comprehensive Plan Amendments are required to comply with these requirements. While it is anticipated that Collier County will amend the Growth Management Plan to comply with HB 697 on a countywide basis, the Immokalee Area Master Plan has incorporated language within these Immokalee- 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 2.2, and its related policies, seeks to diversify the local economy and increase employment opportunities within the Immokalee Urban Area, thereby lowering the need to travel greater distances for work or services. Objective 4.2 addresses vehicular and non - vehicular transportation options and specifically references the need to reduce greenhouse gas emissions and minimize energy consumption. Policies 4.2.6 and 4.2.7 discuss the need to improve and expand public transit options in Immokalee. Policy 4.2.8 seeks to evaluate whether a Transportation Concurrency Exception Area is appropriate for Immokalee. Policy 6.1.5 specifically states that compact mixed -use development patterns are encouraged to create walkable communities, reduce vehicle miles traveled and increase energy efficiency. Promoting alternative modes of transportation: Objective 4.2 addresses non - vehicular transportation options and specifically references the need to reduce greenhouse gas emissions and minimize energy consumption. Policy 4.2.2 references the Bicycle and Pedestrian Plan and Policy 4.2.5 recognizes the need to improve safety for pedestrians and bicycles. Policies 4.2.6 and 4.2.7 discuss the need to improve and expand public transit options in Immokalee. Objective 7.1 recognizes the need for Immokalee- specific land development regulations that will encourage pedestrian friendly urban form and promote energy efficiency. Policy 7.1.2 encourages new community facilities to be within a half -mile of residential and mixed use centers to encourage walking, bicycling and non - vehicular travel. Allowing for compact mixed -use development patterns: Goal 6, and its related Objectives and Policies, pertain to land use and specifically reference allowing and encouraging a mixture of uses. Objective 6.1 references the need to coordinate the Future Land Use Map that encourages desirable growth and energy efficient development patterns. Policy 6.1.5 specifically states that the Immokalee area encourages compact mixed -use development patterns to create IAMP Data & Analysis March 2010 87 walkable communities, reduce vehicle miles traveled and increase energy efficiency. Policy 4.1.2 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 7.1, and its related policies, recognizes the need for Immokalee- specific land development regulations that will encourage pedestrian friendly urban form and promote energy efficiency. Policy 7.1.2 recognizes that new community facilities should be within walking distance to mixed use and residential centers. Policies 7.1.2, 7.1.3 and 7.1.4 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 allowed for 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 7.1.5 also encourages high intensity development in Immokalee 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 Low 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. 7.2 Changes to Other Growth Management Elements In order to accommodate the change to the Immokalee Urban Area boundary in support of the Immokalee Regional Airport runway expansion, the boundary for the Rural Lands Stewardship Area (RLSA) will also have to be amended as well as the RLSA land use tables. Changes to the Future Land Use Element will be necessary to refer correctly to the most recent TAMP. (XV) Policy 4.2: A detailed Master Plan for the Immokalee Urban designated area has been developed and was incorporated into this Growth Management Plan in February, 1991. Major revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report and in 2010 according to the recommendations of the Immokalee Master Plan and Visioning Committee. The Immokalee Area Master Plan addresses conservation, future land use, population, recreation, transportation, housing, and the local economy. Major purposes of the Master Plan are the promotion of economic development, coordination of land uses and transportation planning, and redevelopment or renewal of blighted areas, and the pFemetien of eeenemie development. Future Land Use Element, Overview, item D., Special Issues, Coordination of Land Use and Public Facility Planning, also references Immokalee. 7.3 Government Services in Immokalee Currently, the following government services have offices in Immokalee: IAMP Data & Analysis March 2010 88 Board —OfC0untV Commissioners— Commissioner Jim Coletta's Satellite Office 310 Alachua Street, Immokalee, Florida 34142 Clerk of the Circuit Court 106 S. 1s1 Street, Immokalee, Florida 34142 Code Enforcement 310 Alachua Street, Immokalee, Florida 34142 Emergency Medical Services 112 S. 151 Street, Immokalee, Florida 34142 Health Department 419 N. 1s1 Street, Immokalee, Florida 34142 Immokalee CRA 310 Alachua Street, Immokalee, Florida 34142 Immokalee Fire Control and Rescue District 1107 Carson Road, Immokalee, Florida 34142 502 E. New Market Road, Immokalee, Florida 34142 Libra 417 N. 1s1 Street, Immokalee, Florida 34142 Sheriffs Office 112 S. 151 Street, Immokalee, Florida 34142 Tax Collector 106 S. 1s1 Street, Immokalee, Florida 34142 The following government services do not have physical locations within Immokalee. Their locations are listed below. Building Review and Permitting Development Services Center 2800 Horseshoe Drive N, Naples, Florida 34104 Domestic Animal Services Shelter 7610 David Blvd., Naples, Florida 34104 Emergency Management 8075 Lely Cultural Parkway, Naples, Florida 34113 Housing and Human Services 3301 E. Tamiami Trail, Naples, Florida 34112 89 IAMP Data & Analysis March 2010 During the period from the mid 1980's until 2008, the Collier County Building Review and Permitting Department was operating a satellite location at the County facility located at 310 Alachua Street, Immokalee. This facility reviewed and processed an average of 37 permit applications per month and provided critical feedback to the citizens of Immokalee regarding building codes and zoning regulations. In February 2008, the facility was closed due to staff limitations. On March 13, 2009, the office was reopened on a limited schedule and staffed only two days per month. On May 22, 2009, the office was once again closed due to staff reductions after processing a total of 19 permit applications in only six days of operation. There is an identified need for these services to be conveniently located to the residents of Immokalee. The distance from downtown Immokalee to the Horseshoe Drive location is approximately 40 miles and an hour's drive. While permits may be dropped off in Immokalee at the offices of the CRA, there is no one on -site to answer questions or assist residents in the permitting process. There are currently budgeting constraints to operating these services in Immokalee; however, it is the desire of the community to work towards their eventual reinstatement. DAS does respond to calls within Immokalee; however, the shelter is located at the address listed above. Emergency Management has only one office in the county, the office on Lely Cultural Parkway, built to withstand a Category 5 hurricane. Housing and Human Services also has only one office in the county, located at the address listed above. 7.4 Analysis of Potential Impacts to Transportation Facilities Please see Attachment A to this document for a discussion of these potential impacts. IAMP Data & Analysis March 2010 90