Agenda 06/23/2010 GMP
BCC
SPECIAL
MEETING
AGENDA
JUNE 23,2010
~
SPECIAL BCC AGENDA
June 23, 2010
1 :00 p.m.
Section 24 Settlement Agreement
&
Growth Management Plan Amendments
Immokalee Area Master Plan
Transmittal Hearing
Fred W. Coyle, BCC Chairman Commissioner, District 4
Frank Halas, BCC Vice-Chairman Commissioner, District 2
Jim Coletla, BCC Commissioner, District 5, CRAB Vice-Chairman
Donna Fiala, BCC Commissioner, District 1, CRAB Chairman
Tom Henning, BCC Commissioner, District 3
NOTICE: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST
REGISTER PRIOR TO SPEAKING. SPEAKERS MUST REGISTER WITH THE COUNTY
MANAGER PRIOR TO THE PRESENTATION OF THE AGENDA ITEM TO BE
ADDRESSED.
COLLIER COUNTY ORDINANCE NO. 2003-53, AS AMENDED, REQUIRES THAT ALL
LOBBYISTS SHALL, BEFORE ENGAGING IN ANY LOBBYING ACTIVITIES
(INCLUDING, BUT NOT LIMITED TO, ADDRESSING THE BOARD OF COUNTY
COMMISSIONERS), REGISTER WITH THE CLERK TO THE BOARD AT THE BOARD
MINUTES AND RECORDS DEPARTMENT.
REQUESTS TO ADDRESS THE BOARD ON SUBJECTS WHICH ARE NOT ON THIS
AGENDA MUST BE SUBMITTED IN WRITING WITH EXPLANATION TO THE COUNTY
MANAGER AT LEAST 13 DAYS PRIOR TO THE DATE OF THE MEETING AND WILL BE
HEARD UNDER "PUBLIC PETITIONS."
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THIS BOARD WILL NEED
A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY
NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE,
WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE
APPEAL IS TO BE BASED.
ALL REGISTERED PUBLIC SPEAKERS WILL RECEIVE UP TO THREE (3) MINUTES
UNLESS THE TIME IS ADJUSTED BY THE CHAIRMAN.
IF YOU ARE A PERSON WITH A DISABILITY WHO NEEDS ANY ACCOMMODATION IN
ORDER TO PARTICIPATE IN THIS PROCEEDING, YOU ARE ENTITLED, AT NO COST
TO YOU, TO THE PROVISION OF CERTAIN ASSISTANCE. PLEASE CONTACT THE
COLLIER COUNTY FACILITIES MANAGEMENT DEPARTMENT LOCATED AT 3301
EAST TAMIAMI TRAIL, NAPLES, FLORIDA, 34112, (239) 774-8380; ASSISTED
LISTENING DEVICES FOR THE HEARING IMPAIRED ARE AVAILABLE IN THE
COUNTY COMMISSIONERS' OFFICE.
June 23, 2010
1. Pledge of Allegiance
2. Section 24 Settlement Agreement
. Recommendation to approve a Compliance Agreement between the
Department of Community Affairs and Collier County, including Petitioners-in-
Intervention, setting forth proposed Remedial Amendments to the Growth
Management Plan, Ordinance 89-05, as amended, pertaining to Section 24 in
North Belle Meade. [Coordinator: David Weeks, Growth Management
Plan Manager]
3. Petition CP-2008-5, Immokalee Area Master Plan Growth Management Plan
Amendments (Transmittal Hearing)
. CP-2008-5, Petition requesting an amendment to the Immokalee Area Master
Plan and Immokalee Area Master Plan Future Land Use Map, to make
revisions to the entire Master Plan to include: increases to commercial
acreage, industrial acreage, and allowable residential density; elimination of
some existing designations; creation of a new designation for the Immokalee
Regional Airport site; and, addition of approximately 103 acres presently
designated Agricultural/Rural within the Rural Lands Stewardship Area as
identified on the countywide Future Land Use Map. [Coordinator: Carolina
Valera, Principal Planner]
4. Adjourn
INQUIRIES CONCERNING CHANGES TO THE BOARD'S AGENDA SHOULD BE MADE
TO THE COMPREHENSIVE PLANNING SECTION 239-252-2387
June 23, 2010
IMMOKALEE AREA MASTER PLAN
GROWTH MANAGEMENT PLAN
AMENDMENTS
PETITION CP-2008-5
COLLIER COUN1Y
BOARD OF COUN1Y COMMISSIONERS
(BCC)
JUNE 23,2010
lmmokalee Area Master Plan Transmittal Amendments
Petition #CP-2008-5
Table of Contents
1. TAB: Executive Summary
2. TAB: Resolution
3. TAB: Exhibit A Text ehanges
4. TAB: Exhibit A Existing lmmokalee Area Master Plan Future Land Use Map
5. TAB: Exhibit A Proposed lmmokalee Area Master Plan Future Land Use Map
6. TAB: Bee Advertisement & Affidavit Memo
7. TAB: eepe Advertisement & Affidavit
8. TAB: Transmittal eepe Staff Report
9. TAB: Transmittal EAe Staff Report
EXECUTIVE SUMMARY
CP-2008-5: Petition requesting a Growth Management Plan amendment to the Immokalee
Area Master Plan and Immokalee Area Master Plan Future Land Use Map, to make
revisions to the entire Master Plan to include: increases to commercial acreage, industrial
acreage, and allowable residential density; elimination of some existing designations;
creation of a new designation for the Immokalee Regional Airport site; and, addition of
approximately 103 acres presently designated AgriculturallRural within the Rural Lands
Stewardship Area as Identified on the countywide Future Land Use Map (Transmittal
Hearing).
OBJECTIVE:
To have the Board of County Commissioners (BCC) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission
(CCPC) and the Environmental Advisory Council (EAC) regarding the above referenced petition
and render a decision regarding the amendment petition; and ensure the proposed plan is in
harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS:
The proposed Immokalee Area Master Plan (lAMP) intends to implement the Immokalee
community's vision, as approved by the Immokalee Area Master Plan and Visioning Committee
(IMPYC), by promoting economic development and efficient delivery of services through
greater density and intensity that encourage dense, clustered development along major
thoroughfares that transition to lower densities; incorporating smart growth principles; and by
providing greater development flexibility through mixed~use Subdistricts. The revised
Immokalee Future Land Use map provides integrity to the geographic region.
In general, the amendment to the lAMP element of the GMP proposes eight new goals, each with
respective objectives and policies; followed by the revised Land Use Designation Description
Section which includes and describes the proposed land use designations that will guide patterns
of development within the Immokalee urban area and further the proposed goals through
standards set forth within such land used designations, and the types of allowed land uses that
could be requested.
The following are some of the major changes proposed in this petition:
. Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay (see Staff Report, Map I). This revision was requested by staff.
. Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ill) to Immokalee Regional Airport Subdistrict (APO).
Page 1 of 6
. Addition of :t103 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RLSA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO).
. Addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport areas, to SR82 and SR29.
. Revisions to the land use designations in the lAMP FLUM include:
o An increase in the base density allowed within the mixed use designated areas.
However. no change in base density (DU/A - dwelling units per acre) is proposed
within the Low, Medium, High and RT designated areas.
o An increase of about 10 percent in the number of potential dwelling units that
could be developed through base density.
o Changes in the maximum density allowed within the low residential (reduction)
and mixed use designated areas (increase).
o An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the lAMP.
o An increase of :t201 acres of Recreational Tourist (RT) designated lands.
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of ] 6 DU/ A to a cap
of 20 DU/A.
o A five percent reduction of residential designated lands. This change of over :t636
acres of residential designated lands are proposed to be re-designated to allow
commercial and industrial development, as well as uses that are allowed under the
RT designation.
o An increase of :t80 acres of commercial designated lands.
o An increase of :t462 acres of industrial designated lands. This increase includes
the re-designation from Industrial (ID) to Immokalee Regional Airport Subdistrict
(APO) of 1484.3 acres of land that are part of the Immokalee Regional Airport
boundary.
Please see the attached CCPC Staff Report for the specifics of the changes proposed by the GMP
amendment.
FISCAL IMPACT:
Approval of this Growth Management Plan (GMP) amendment petition would have a fiscal
impact on Collier County. The commitments included in the proposed plan (see Table 7 of the
Staff Report), which translates into operational impacts, fiscal impacts, as well as a set timeframe
to fulfill such programmatic and fiscal commitments, will require funding and allocation of staff
that may not be readily available. Staff is of the opinion that the proposed Plan may not have an
immediate impact on the demand for public facilities, but will impact future demand for public
facilities. In addition, the proposed Plan may shift prioritization of some County-wide efforts to
the Immokalee Urban Area.
Page 2 of 6
Nevertheless, Goal I would allow the County, on an annual basis, to prioritize capital projects,
programs, studies, and any other commitments within the proposed plan that are necessary to
further the proposed Goals, Objectives and Policies in the lAMP, Objective I, I requires the CRA
to develop a list of priorities of commitments, as well as identifying potential alternative funding
sources to fulfill such commitments, In addition, Policy 1.1.1 allows for the extension by the
BCC of the timeframes allocated to fulfill the commitments within the proposed lAMP, subject
to consideration of available funding and/or operational constraints.
The petitioner has indicated that general information in regard to fiscal impact will be presented
to the BCC.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended (3-
0) to forward the subject amendment, CP-2008-5, Immokalee Area Master Plan, to the BCC with
a recommendation to transmit to the Florida Department of Community Affairs subject to the
conditions noted in the CCPC Staff Report.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
The Collier County Planning Commission (CCPC) heard this petition on February 16, February
18, March 3, and May 20, 2010, and unanimously recommended (6-0) to forward Petition CP-
2008-5 to the Board of Collier County Commissioners with a recommendation to transmit this
petition to the Florida Department of Community Affairs, subject to numerous changes
throughout the document which the petitioner has made, and subject to map revisions to identify
proposed :t103 acres expansion ofthe Immokalee Regional Airport.
Recommendation discussion.
The CCPC recommendation includes the addition of subsection "d" to the proposed Policy 6.1.7
that relates to existing Mobile Homes and Mobile Home Parks within the Immokalee Urban area:
d. The existiM mobile home rental park located within the Industrial subdisdrict at lIOI and
1123 Alachua Street shall be deemed a pennitted use subJect to obtaininf! an approved SIP under
the provisions and time limits set forth in paraRraph c., above. Neither the mobile home rental
park boundaries, nor the number of units located therein, may be increased.
The CCPC requested staff from the County Attorney's office, staff from the Comprehensive
Planning Section, and the agent for the petitioner; to draft the above language in order to allow
the use of a certain mobile home park that has been in existence for more than 40 years, and
which is located within a land use designation of the GMP (Industrial) that does not allow
residential development (i.e., legitimize the illegal mobile home use). The CCPC stated that the
legalization of the use of the mobile home park within the proposed Industrial - Mixed Use (1-
MU) Subdistrict, would cease needless litigation and pending foreclosure of the existing mobile
home park. This provision was suggested by a public speaker from the Immokalee community.
Page 3 of 6
In accordance to County records, the previous and current owner of the subject mobile home
park, located at 1 101 and I 123 Alachua Street, had been given notice of violation by County
Code Enforcement staff. In 2006, the Code Enforcement Board (CEB) found the use of the
mobile park inconsistent with the GMP, and therefore, an illegal use. In addition, the Court
upheld the CEB's finding. Based on the CEB's decision and the Court's ruling, the owner of the
mobile home park was not able to request approval of the residential use through the County's
Site Improvement Process (SIP), as this process would only be applicable to the subject site if
the property is deemed to be a legal non-conforming mobile home park.
Staff notes that the lands to the north of the site are currently designated, and proposed to remain,
Low Residential (LR) Subdistrict in the FLUM, and are zoned Agricultural with a Mobil Home
Overlay; lands to the west are currently designated Commerce Center - Mixed Use Subdistrict
and are zoned C-5; lands to the east and south are designated Industrial. Staff is of the opinion
that the allowance of residential uses within Industrial designations is contrary to the welfare of
the inhabitants because of potential exposure to harmful substances, noise, dust, and vibration
that could be generated by surrounding industrial uses. Also, owners of nearby industrial lands
may be negatively affected due to the regulatory limitations of industrial development in close
proximity to residential uses. Accordingly. staff does not support the Policy addition
recommended by the CCPC. Based upon staff's concerns, two additional options for
recommendations are provided below in addition to the CCPC's recommendation intended to
legitimatize the illegal mobile home use.
LEGAL CONSIDERATIONS:
The proposed lAMP has been reviewed and approved for legal sufficiency. If adopted, there are
many commitments and obligations placed on the County which is subject to Policy 1.1. I
(funding). If the lAMP is adopted, even though there is some leeway with the date of
performance, the Department of Community Affairs will likely expect the County to perform
some of the commitments and report progress at least by the next Evaluation and Appraisal
Report in 2018. There are approximately 12 Policies that require Land Development Code
amendments, which will be drafted by the CRA's consultant. There are approximately 20
Policies that contain commitments on the part of the County. The total fiscal impact has not yet
been quantified.--HFAC
RECOMMENDA nON:
Staff recommends that the BCC approve petition CP-2008-5 for transmittal to DCA, subject to
the deletion of subsection "d" of Policy 6.1.7 and subject to including at Adoption companion
amendments to the Future Land Use Element and Map to reflect the removal of the :tl03 acres
proposed to be added to the Immokalec Regional Airport.
Alternatively, if the BCC chooses to retain the addition of subsection "d", then staff recommends
that a limitation of a maximum of 5 years from the date of adoption of this GMP amendment be
added to the use allowcd in subsection d of Policy 6.1.7. Specifically, that alternative text will
read as follows:
Page 4 of 6
d. The existinf! mobile home rental park located within the Industrial subdisdrict at 1101
and 1123 Alachua Street shall be deemed a penniUed use for a maximum of 5 years from
the date of adoption ofthi, GMP amendment subiect to obtaininf! an approved SIP under
the provisions and time limits set forth in paraf!raph c., above, . Neither the mobile home
rental park boundaries, nor the number of units located therein, may be increased.
As noted above, the BCC has also the option to approve petition CP-2008-5 for transmittal to
DCA, as recommended by the CCPC.
Page 5 of 6
t:
RO A VALERA PRINCIPAL PLANNER
Comprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
DATE:
REVIEWED BY:
~~ ~;dL//--/..
DA VID WEEKS, AICP, GMP MANAGER
Comprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
DATE:
REVIEWED BY:
.~~~
DATE:
MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
Comprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
A~BY'{},~
4f LIAM L~, PE. IRECTOR
Land Development Services Department
Planning & Regulation, Growth Management Division
C .10'10
t. -10- /0
G-)U-J0
DATE: 6&- ;o-'LoIO
APP OVED BY:-,.
(), 1,: J // /:;(/,
'L.,-' ., ~;~ c:. ,
NICK CASAti\NGUIDM P AD~nNISTRA TOR
Planning & Regulation, Growth Management Division
DATE:
.; _) {).. 2-r) 10
DATE: r:::_./7-/(J
FE R, AICP, ADMINISTRATOR
Management Division
Page 6 of 6
l
I
RESOLUTION NO. 10-
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA
PROPOSING AMENDMENTS TO THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS
AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE
AREA MASTER PLAN, INCLUDING THE IMMOKALEE
AREA MASTER PLAN FUTURE LAND USE MAP, AND
FURTHERMORE TRANSMIITING THESE AMENDMENTS
TO TIffi FLORIDA DEPARTMENT OF COMMUNITY
AFFAIRS.
WHEREAS, Collier County, purSUJl1lt to Section 163.3161, et. seq,. Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187. Florida Statutes; and
WHEREAS, Collier County has prepared plan amendments to the following element of
its Growth Management Plan:
Immokalee Area Master Plan, including the Immokalee Area Master Plan Future Land
Use Map, and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendments to the Growth Management Plan purSUJl1lt to the authority granted to it by Section
163.3174, Florida Statutes, and has made recommendations on said amendments to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendments, various State agencies and the Department of Community Affairs (DCA) have
Words underlined are additions; Words .lrusk l"roug" are detelions
1
sixty (60) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification,
within said sixty (60) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must
adopt, adopt with changes or not adopt the proposed Growth Management Plan amendments,
within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendments, must review and detenrune if the Plan amendments are
in compliance with the Local Government Comprehensive Planning and Land Development Act
of 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5,
Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan amendments, attached hereto as Exhibit A and incorporated by reference herein, for the
purpose of transmittal to the Department of Community Affairs thereby initiating the required
State evaluation of the Growth Management Plan amendments, prior to final adoption and State
determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J-5, Florida Administrative Code, Minimum
Criteria for Review of Local Government Comprehensive Plans and Determination of
Compliance.
THIS RESOLUTION ADOPTED after motion, second and majority vote this _ day
of ,2010.
I
Words undetlined are additions; Wotds <'",.k t"reUS" are deletions
2
r
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
, Deputy Clerk
BY:
FRED W. COYLE, CHAIRMAN
Approved as to form and legal sufficiency:
0{\'<V
Heidi Ashton-Cicko, Assistant County Attorney
Land Use Section Chief
CP.2008-5 GMP Tranamitt.r ResohztJon
Words underlined are additions; Words .t",ok through are deletions
3
I. INTRODUCTION
Immokalee has lona been recoanized as a distinct community within Collier County.
Immokalee's economy, aeoaraphv, and demoaraphic make-up are different than the rest of
Collier County. Approximatelv one-half of the land within the Immokalee Urban Area is presentlv
zoned and activelv used for aariculture. The urban area is surrounded bv productive crop lands
and environmentallv sianificant habitat. Most Immokalee residents work within the aaricultural
industry, and the maioritv of aaricultural laborers oriainate from Mexico and Central America,
Statistics from the 2000 Census (the most comprehensive data for Immokalee currentlv
available\. comparina Immokalee to the County as a whole, reflect some of the key socio-
economic differences, includina aae distribution, race and ethnicitv, income, education and
housina.
The Immokalee Area Plannina Commission was formed in 1965, and Immokalee was aoverned
under separate Zonina and Subdivision Reaulations until 1982. While it is now included under
the county-wide Land Development Code, in 1991 the County aaain acknowledaed the need for
Immokalee-specific land use reaulation 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 Plannina Community in its 1983
ComPtehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Manaqement Plan (GMP\. which included a reauirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan
(lAMP\. as referenced in Policv 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban desianated area has been
developed and was incorporated into this Growth Manaaement Plan in Februarv,
1991. Maior revisions were adopted in 1997 followina the 1996 Evaluation and
Appraisal Report. The Immokalee Area Master Plan addresses conservation,
future land use, population, recreation, transportation, housina, and the local
economy. Maior purposes of the Master Plan are coordination of land uses and
transportation plannina, redevelopment or renewal of bliahted areas, and the
promotion of economic development.
The lAMP is in addition to and supplements the aoals, obiectives, and policies, of the Collier
County Growth Manaaement Plan. Due to the uniaue aeoaraphic, social, and economic
characteristics of the Immokalee Urban Desianated 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 Desianated Area. On
Mav 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which
established the Immokalee Area Master Plan Restudv Committee as an ad hoc advisory
1
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tl9reugh, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
committee to the board. The Committee was to serve for a period of one vear. On September
28, 2004. the Board adopted Ordinance 2004-62, extendinq the timeframe for the advisorv
committee and renaminq it the Immokalee Master Plan and Visioninq Committee (IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe
aqain, providinq for dissolution of the committee no later than December 31, 2009. The purpose
and duties of the Committee remain the same:
A. Assist in the development of anv necessarv Requests for Proposals (RFPs) for consultinq
services.
B. Assist Countv staff with the review of qeneral planninq matters related to the Immokalee
Community. These could include housinq, zoninq, economic and/or other issues as may
be brouqht before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements:
2. economic incentives;
3. increasinq the quality and quantity of affordable housinq:
4. land uses and improvements relative to the Immokalee Reqional Airport:
5. density increases in mixed-use districts:
6, restructurinq of future land use desiqnations and desiqnation boundaries within the
Immokalee community;
7. the facilitation of construction of commercial development in commercial districts:
8. the preparation of revisions to current zoninq 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 qoals, objectives, and policies, and land use
desiqnation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updatinq 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 workinq steadily towards achievinq these qoals over the last five Years.
The adoption of the revised lAMP and revised Immokalee Master Plan Future Land Use Map
represents the first step in completinq the obiectives of the Committee. The Collier Countv LDC
(Ordinance 04-41, as amended) will be updated next to implement the Goal, Obiectives, and
Policies of the lAMP, followed closely by an update to the Capital Improvements Plan, and the
creation of a lonq-term transportation plan.
2
--.---,--.-.--
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Yersion Dated June 7, 2010
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 challenaes. Immokalee is committed to redefinina its future,
revitalizina its community, and developina a new mission that focuses on strenathenina and
diversifvina its economy, embracina cultural diversity, and welcomina visitors to "this place we
call home,"
Economic opportunity lies in Immokalee's diverse community. Manv residents have roots in
Mexico, Central America, Haiti. and various other Caribbean nations. This multicultural heritaae
should be embraced and used to develop a local marketina strateav, This diversity should au ide
the redevelopment and desion of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be desianed to
embrace this cultural diversitv: take advantaae of the traffic aenerated bv the Immokalee
Seminole Casino and the arowino Stewardship Receivino Areas, includino the Town of Ave
Maria: and create new public plazas and aatherina spaces. These public plazas and spaces will
be desianed within an appropriate streetscape to foster walkabilitv and a mixture of uses,
includina entertainment and cultural events, and will position Immokalee to attract new residents
and visitors to the downtown area,
The diversitv of Immokalee extends to its uniaue natural surroundinas, which can also be a
areat benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as
other adiacent vast natural areas, which include historic workina ranches, provide an excellent
opportunity to market Irnmokalee as an ecotourist destination. Irnmokalee provides a aatewav to
the Everolades, a world-renowned ecotourist destination. Ecotourists come to an area to
experience the natural. rather than the built. environment. Lake Trafford and its environs offer
opportunities for boatina, fish/no, campina, and hikina, and the chance to experience natural
Florida and this freshwater frontier.
Aariculture continues to be the maior local industry and Immokalee residents recoanize
emeraina opportunities for new aaricultural-related businesses. Increasino fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domesticallv produced foods and enerav sources. Immokalee has an
opportunity to create a new farmers' market or expand the existino state farmers' market to
serve the reaional demand for fresh produce.
Additionallv, residents see opportunities emeraina from the reoional economy and the strateaic
location of Immokalee in the reoion. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs throuah the downtown, while another ends iust three miles north of
downtown (SR 82). A major county road (CR 846, Immokaiee Road), connects Immokalee to 1-
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel.
and planned roadway expansions, includina a SR 29 Loop, will further improve the accessibilitv
3
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tAr8U~A, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
to and from Immokalee, helpina it to become a tourist destination and a distribution center for
aoods and services.
Improvements to the roadway system, both reaionally and within the Immokalee Urban Area,
are iust one part of how the oyerall transportation will improye in the future. The Immokalee
Reaional Airport lIMM) is desianated as an official U.S. Port of Entry, with its own full-serYice
Customs Office, supportina both international and domestic trade opportunities, and is a
arowina carao serYice airport, The Florida Tradeport operates within a Foreian Trade Zone
(#213), State Enterprise Zone, Federal Enterprise Community, and Hub Zone. It proyides direct
access to oyer 2,000 acres of industrial-zoned property and two payed 5,000 x 150 foot
runways eauipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities ayailable throuah deyelopment of the Tradeport are particularly sianificant
aiven 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
workina to attract research clusters to Collier County to diversify the economy, which is currently
hiahly dependant on only three industries: aariculture, construction, and tourism and services.
The three taraeted industry clusters are: health and life science: computer software and
services: and distribution. Given its location, access to maior roads, connectiYity with other parts
of the state, availability of developable land, and the airport. Immokalee is a Ptime location for
the new distribution industry that the EDC has identified as beina vital to the arowth and
diversification of Collier County's economy.
Another potential for economic arowth lies in anticipated development in areas surroundina
Immokalee. As new towns in eastern Collier County deyelop, needed aoyernment 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 strenaths. The first aoal reauires the deyelopment of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall, each of the eiaht aoals support economic development and diversity, but Goal Two,
specifically makes economic development a priority, and the obiectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate.
The third aoal, and its obiective and policies, deal with housina. Mobile homes have historically
provided a sianificant percentaae of the housina in Irnmokalee, and have proYided affordable
hornes. Adeauate housina for farmworkers must continue to be addressed. Gap housina and
other "market-rate" housina, which provides housina for middle-class families, has been
historically underrepresented in the Immokalee market. Affordable-workforce housino will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
4
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are proyided to fro easy reference to existing related goal,
objective, or policy language, and will be remoyed in final "clean" submittai document.
lAMP Yersion Daled June 7, 2010
Housina are defined in the Collier Countv LDC (Ordinance 04-41, as amended). The fourth aoal
and set of obiectives address infrastructure and public services. Parks and recreational
opportunities to serve the vouna families in Immokalee are the first public infrastructure item
discussed, Transportation is a maior component of anv communitv's public infrastructure needs,
and while countv-wide issues are still dealt with in the countv Transportation Element. this
portion addresses Immokalee's local roads and needed public safetv improvements to protect
pedestrians and bicvclists, Other important public services include stormwater manaaement and
solid waste, which are addressed as well.
The fifth aoal and related obiective deals with natural resource protection and how to promote
eco-tourism within Immokalee. While the Conservation and Coastal Manaaement Element still
applies, sianificant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an intearal component of anv master plan, and the sixth aoal and its obiective and
policies deal with this issue. Mixed-use, pedestrian-scaled development is important. as is
allowina development in appropriate locations, at densities and intensities that will attract new
development.
Urban form and desian are addressed in the seventh aoal. These objectives and policies are
aenerallv concerned with how to create a theme or brand for Immokalee, provide safe multi-
modal transportation, and develop site desian and development standards appropriate for
Immokalee, rather than continuina to applv standards developed for coastal Collier.
The eiahth and last aoal. objective, and related policies are concerned with interlocal and
interaovernmental coordination, to address current service issues and to continue collaboration
with appropriate oraanizations in the future.
5
Entire lAMP is replaced, therefore all proposed text is underlined, Existjng lAMP is entirely
struck thr-ough. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
tAMP Version Dated June 7, 2010
Economic Development
GOAL 1: TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE COMMUNITY
AND THE IMMOKALEE PORTION OF THE COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY RELATED TO CAPITAL IMPROVEMENTS AND OTHER
ACTIVITIES THAT WILL FURTHER THE GOALS. OBJECTIVES AND POLICES OF THE
lAMP, IN RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES.
OBJECTIVE 1.1:
The Immokalee Portion of the Collier County Community Redevelopment Aoencv (CRA) shall.
on an annual basis, develop a prioritized list of Immokalee specific capital proiects and other
activities, proorams, studies, and so forth that further the Goals, Obiectives, and Polices of this
Master Plan. The CRA shall also indentifv any potential fundino sources, for all or a portion of
the proiected cost. associated with these proiects and activities. This list shall be provided to the
BCC durino its annual budoetino process in order to allow the BCC to consider the Community's
priorities in relation to available fundino and staffino resources.
Policy 1.1.1 Fiscal and Operation Constraints
A number of Objectives and Policies set forth in the lAMP provide for optimal timeframes within
which the Obiective or Policv is intended to be accomplished. Given limited fundino and staff
resources, and in consideration of the prioritized list submitted to the BCC annuallY bv the CRA,
the BCC may extend these optimal timeframes pursuant to available fundino and/or operational
constraints. Anv Obiectives and Policies that have not been accomplished may be reviewed and
reconsidered as part of the County's Evaluation and Appraisal (EAR) process.
6
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP Is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document,
lAMP Version Dated June 7, 2010
Economic Development
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 IMMOKALEE
COMMUNITY AS DETAILED IN THE ECONOMIC ELEMENT OF THE GROWTH
MANAGEMENT PLAN.
OBJECTIVE 2.1:
To active Iv 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
Urhan AfAa~
Policv 2.1.1: Commercial and Trade Hub
In recoqnition of Immokalee's strateqic location within Collier County and southwest Florida, and
the Foreiqn Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community, Historicallv Underdeveloped Buildinq (HUB) Zone, and Rural Area of Critical
Economic Concern desiqnations, and the economic or fundinq opportunities resultinq from
those desiqnations, Collier County, subiect to PolicV 1.1.1, will:
. Support the Immokalee CRA and other economic development entities in activelv
promotinq and positioninq Immokalee as a reqional commercial and trade hub for
businesses seekinq to locate or expand into Southwest Florida:
. Encouraqe the CRA and other economic development entities in the marketinq of
comrnerciai and industrial opportunities in Immokalee;
. Support the CRA in pursuinq qrants and fundinq from qovernment, non-qovernmental
orqanizations, or private sector partnerships.
Policv 2.1.2: Florida Tradeport/lmmokalee ReClional Airport
Collier County will encouraqe the promotion of economic development opportunities at the
Immokalee Reqional Airport/Florida Tradeport and the surroundinq commercial and industrial
areas.
7
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Economic Development
Adopted lAMP Reference:
POLICY 6. 1. 1:
The County, in cooperation with the lmmokalee 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: Mitiaation Bankina and/or Taraeted Acauisition Lands
Within two (2) years of the effective date of this policv [effective , 20111, and subiect
to Policy 1.1.1, Collier County will explore the feasibility of utilizina privately owned undeveloped
parcels with sianificant wetland, upland, or listed species habitat value, as a listed species
habitat conservation bank or wetland mitiaation bank to compensate for wetland or listed
species impacts associated with development within the Immokalee Urban Area, for mitiaation
reauired bv state and federal aaencies, or for off-site preservation when allowed. The purpose
of such a mitiaation bank and/or identification of lands taraeted for acauisition within the
Immokalee Urban Area, in addition to the ecoloaical benefits, is to facilitate and expedite
permittina of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. Ourina this period, the Countv shall develop a map depictina the
preferred lands to be taraeted for mitiaation or acauisition bY public or private parties. Incentives
and reaulatorv reauirements shall be included in the LOC (Ordinance 04-41, as amended) to
direct mitiaation to or acauisition of these taraeted lands and to direct development awav from
such lands.
OBJECTIVE 2.2:
To create a business climate that will enhance and diversifv the Immokalee Area economv and
increase emplovment opportunities, to improve the aualitv 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
lmmokalee Urban Area are managed so as to provide a benefit to the community.
Policy 2.2.1: Expedited Review
Within two (2) vears of the effective date of this policv [effective , 20111. subiect to
Policv 1.1.1, Collier Countv will review and amend or expand, as necessarv, the fast-track and
expedited review proaram for proiects that provide a positive economic benefit to the Immokalee
8
- -_.._--~_._~---
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Economic Development
economy, soecifically includina affordable, aao, and farmworker housina and taraeted
industries. Durina this oeriod, criteria will be deyelooed to be used as a auide for determinina
what will aualify a oroiect for this exoedited review oroaram.
Policv 2.2.2: Pre-Certified Commercial/Industrial Sites
Collier County will encouraae the deyelooment of taraeted manufacturina, liaht industrial. and
other similar uses by identifyina aoorooriate locations for those uses, and by streamlinina the
oermittina and aooroval process for commercial and industrial deyelooment within the
Immokalee Urban Area. Collier County will review the existina Certified Sites Proaram,
oresently administered by the Economic Develooment Council of Collier County (EDC), and
orooose imorovements to the oroaram within two (2) years of the effective date of this oolicy
r effective , 20111 and subiect to Policy 1,1,1,
Policv 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04-41, as amended), subiect to Policy 1.1.1, to
create more flexibility for home-based businesses in the Immokalee Urban Area, thereby
allowina additional oooortunities for home-based occuoations.
Policv 2.2.4: Financial Incentives
Collier County will develoo a comorehensive financial incentive strateay to promote economic
develooment in the Immokalee area and identify fundina sources to maintain adeauate fundina
of such incentive oroarams.
Policv 2.2.5: AQriculture-Related Business Uses
In recoanition of the economic imoortance of aariculture, the County will amend the LDC
(Ordinance 04-41, as amended) to allow aariculture-related business uses, such as fruit and
veaetable stands, farmers markets, and aaritourism related uses, within certain, to be
determined, non-aaricultural zonina districts, within two (2) years of the of the effective date of
this Policy feffective ,20111. subiect to Policy 1.1.1.
OBJECTIVE 2.3:
To promote and exoand tourism, recreation, entertainment. and cultural oooortunities in
Immokalee in order to diversify the Immokalee economy, and imorove auality of life,
9
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Economic Development
Adopted lAMP References:
GOAL 4:
IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE
RECREA TlONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY,
OBJECTIVE 6.1:
The County shall promote economic development opportunities throughout the lmmokalee
Urban Area.
Policy 2.3.1: Recreational. Entertainment and Cultural Opportunities
Collier County, subiect to Policy 1.1.1, will encouraae 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 r effectiye , 20111. It is
anticipated that the County will work with the CRA, Chamber of Commerce, the Naples Marco
Island Everalades Convention and Visitors Bureau, and other public and private oraanizations to
promote these opportunities.
Policy 2.3.2: Eco-tourism
Collier County, subiect to Policy 1.1.1, will SWilil8R iill'!8 iilssist il'! encouraae the development of
ecotourism in the Immokalee Area, with a particular focus on Lake Trafford and surroundina RT
desianated lands. It is anticipated that the County will work with the CRA. Chamber of
Commerce, the Naples Marco Island Everalades Convention and Visitors Bureau, and other
public and private oraanizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe to: a) intearate future plans
for the Casino and Reservation within an Immokalee-wide tourism development and marketina
campaian: and b) address impacts of the expansion of the Casino, the Resort Hotel and other
resort structures and uses on the community and surroundina area.
Policy 2.3.4: Entertainment Distriet Area
In recoanition of the fact that the casino is a sianificant attraction, Collier County, subject to
Policy 1.1.1., will encouraae the deyelopment of an entertainment area near the casino that is
complementary and connected to Immokalee's existina downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee.
10
-_._.~-~-,_._------
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck threu!jA. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objectiye, or policy language, and will be remoyed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Economic Development
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 WG, 1F'AF'Ailltlililil 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.
Policv 2.5.1: Technical Assistance
Within two (2) vears of the of the effective date of this Policv reffective 20111.
subiect to Policv 1.1.1, Collier Countv will review existinq proqrams meant to provide technical
assistance for the establishment and permittinq of new or expandinq businesses and make
recommendations to better implement these proqrams. This technical assistance will be made
available throuqh the CRA. It is anticipated that Collier Countv will work with the CRA. and
public and private orqanizations, to complete this review and make recommendations,
Policv 2.5.2: Infill and Downtown Redevelopment
Collier Countv will promote infill development and redevelopment within the Commercial-Mixed
Use Subdistrict throuqh amendments to the Land Development Code (LDC) (Ordinance 04-41,
as amended) that facilitate mixed-use proiects and provide for flexible performance-based
incentives.
Policv 2.5.3: Alternative Fundina
Collier Countv mav seek to partner with Front Porch Florida and other similar entities to promote
or expedite the development and redevelopment of residential structures and properties within
Immokalee bv pursuinq alternative fundinq sources on an onqoinq basis,
11
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Utban Form
GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA.
Adopted lAMP Reference:
GOAL 2:
CREA TE AN ENVIRONMENT WITHIN WHICH ALL WORKING, DISABLED AND
RETIRED RESIDENTS, AND THEIR IMMEDIA TE FAMILIES, WILL HA VE A
REASONABLE OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE
HOUSING CONSISTENT WITH THE DESIRED CHARACTER OF THE AREA AS
IDENTIFIED IN THE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 3.1:
Collier County shall coordinate with federal, state, local and private aoencies to address
farmworker housino and miorant labor camp needs for Immokalee.
Adopted lAMP 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.
Policv 3.1.1: Farmworker Housina Land Development Reaulations
Collier County, subiect to Policy 1.1.1. will review and revise, as necessary, the LOC provisions
reoulatino Farmworker Housino within the Immokalee Urban Area to eliminate reoulations that
are duplicative to Federal and State provisions. specifically in reoards to farmworker housino
and miorant labor camps for seasonal workers with temporary, non-immiorant visas.
Policv 3.1.2: Aaricultural and Housina Partnerships
Collier County wili encouraoe local aoricultural orowers to work in partnership with housino
oroanizations to provide affordable and suitable housino for miorant and seasonal farmworkers,
12
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tAFElugh. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Urban Form
OBJECTIVE 3.2:
Collier County shall promote the conservation and rehabilitation of housina in Immokalee
neiahborhoods,
Adopted lAMP Reference:
OBJECTIVE 2.1:
Collier County shall promote the conservation and rehabilitation of housing in lmmokalee
neighborhoods,
Policy 3.2.1: TarQeted Redevelopment Areas
Collier County will promote the development and redevelopment of housina within taraeted
redevelopment areas, Taraeted redevelopment areas include neiahborhoods with occurrences
of substandard structures, vacant parcels or aroups of vacant parcels, and areas where issues
of compatibilitv between land uses exits. Collier County, subiect to Policv 1.1.1, will review the
2004 Immokalee Housina Condition Inventorv to determine if the findinas of the Inventorv are
still valid, and, if necessary, update the Inventorv to accuratelv identify taraeted redevelopment
areas.
Policy 3.2.2: FundinQ Opportunities
Collier County, subiect to Policv 1.1.1, in coordination with federal. state, and other local
aaencies and private oraanizations will seek fundina for the housina needs identified in the
Immokalee Housina Condition Inventorv.
Policv 3.2.3: Substandard HousinQ
Collier County, subiect to Policv 1.1.1, will periodicallv update its proaram for the repair,
removal, or reolacement of substandard housina units, based on the most recent Immokalee
Housina Condition Inventorv.
Adopted lAMP 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.
13
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Policv 3.2.4: DisDlaced OccuDants
Collier Countv will coordinate with local non-profit social service oraanizations to provide
relocation assistance for occupants who are displaced from substandard dwellina units, subiect
to Policv 1,1.1,
Policv 3.2.5: Housina Code Enforcement
Collier Countv shall make reasonable effort to reauire that substandard housina be brouaht into
compliance or eliminated. Enforcement efforts will focus on properties that are abandoned,
owned bv an absentee landlord, or whose operation is not in compliance with the Collier Countv
Land Development Code.
Adopted JAMP 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 Countv will continue to explore and provide innovative proarams and reaulatorv reforms to
reduce development costs and promote safe and sanitarv affordable-workforce housina for
Immokalee residents,
Adopted JAMP 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 lmmokalee residents.
14
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thrsl:lgh, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document,
lAMP Version Dated June 7, 2010
Urban Form
Policy 3.3.1: Housino Grant Opportunities
Collier County, in coordination with the CRA. will pursue aoyernment arants and loans for
affordable-workforce housina.
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 Housinolncentives
Collier Countv, subiect to Policy 1.1.1, will review its affordable-workforce housina (includina
aap) incentives to determine the effectiveness of existina provisions and whether additional
incentives are necessary or desired.
15
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
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 lAMP Reference:
OBJECTIVE 4.1:
Collier County shall implement a parks and recreation program for lmmokalee that is
equivalent to Collier County standards, taking into consideration plans that reflect citizens'
recreational preferences and offer recreational opportunities for all age groups,
Policv 4.1.1: Priority Park Sites
Collier Countv will prioritize the development of future parks within, or adiacent to, the most
denselY populated urban areas to ensure convenient access bY the maiority of residents, and in
coordination with the CRA, will identify locations for public plazas, qreens, or urban parks.
Adopted lAMP 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
16
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tAFCll:lf3h. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Policv 4.1.2: Community Inout
Collier County will solicit community input to ensure proYision of appropriate facilities to address
the demoaraphics 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 lmmokalee'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,
Policv 4.1.3: Exoansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throuahout the
community where appropriate and feasible, subiect to Policy 1.1.1, and as identified in the Parks
Master Plan, to be deyeloped 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.
Policv 4.1.4: Encouraqe Active Lifestvles
Collier County will encouraae outdoor actiyity and actiye lifestyles by creatina new recreational
facilities, such as ball fields, soccer fields, basketball courts, tot lots, and junale ayms, as
appropriate to lmmokalee's demoaraphics and as feasible, subject to Policy 1.1.1.
17
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be remoyed in final "clean" submittal document.
tAMP Version Dated June 7, 2010
Urban Form
Policv 4.1.5: Use of Vacant Residential Parcels
Subiect to Policv 1.1.1, Collier will consider acauirina vacant residential parcels in order to
develop new neiahborhood parks. These parcels may be small in size and should be evenlv
distributed throuahout the community.
Policv 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies, such as drinkina fountains,
shelters, Iiahtina, sanitary facilities, and emeraencv phones for the convenience and security of
park users. The list of needed improvements will be updated in the most recent Community and
Reaional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads, sidewalks, and bike paths to support arowth, to provide for the
safe and convenient movement of pedestrians, motorized, and non-motorized vehicles.
Adopted lAMP Reference:
OBJECTIVE 5. 1:
The County shall provide for the safe and convenient movement of pedestrians, motorized and
non-motorized vehicles,
Policv 4.2.1: Bicvcle and Pedestrian Pathways Plan
Related to pathways specificallv in the Immokalee Urban Area, the Collier County 5-Year
Pathways Plan will aive priority to Iinkina existina and future residential neiahborhoods with
commercial and employment areas, as well as schools, libraries, community parks, am:!
recreation sites and other public service areas. Input will be souqht from landowners and
residents to identify priority. The Collier County 5-Year Pathways Plan will depict existinq and
planned future pathways for the Immokalee community, subiect to Policv 1.1.1.
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 lmmokalee
community and also take into consideration the need for pedestrian walkways in lmmokalee
18
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thFeugh, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Urban Form
Policv 4.2.2: Lona Ranae Transportation Improvements
Collier County will explore the possibilitv of acceleratina the implementation of the Collier
County Metropolitan Plan nino Oraanization's lona Ranae Transportation Plan, subiect to
available fundi no, as a precursor to initiatina new investment in the Immokalee area. In
particular, the County will support and encouraae:
. the Florida Department of Transportation in the widenina of SR 82 between 1-75 and SR
29 as a first step in improvina transportation access to Immokalee:
· the buildina of the SR 29 Bvpass Route to create direct access to SR 82 and SR 29 from
the Immokalee Reaional Airport and Florida Tradeport:
. the Florida Department of Transportation to improve road conditions alona State-owned
roads:
. the creation of new, or expansion of existina, transportation corridors that improve
access between ImmokaJee. the City of Naples, and coastal Collier County: and
· the creation of new collector roads, includina the Little leaaue Road extension near
lake Trafford, to handle increased future population arowth and traffic in that area.
Policv 4.2.3: FleriEla TraElegert Parkway Access from Immokalee Airport to Future SR 29
Bvpass
Collier County will coordinate with the Florida Department of Transportation (FOOT), and with
landowners and other stakeholders. to identify one or more a preferred routes to connect the
Airport and -the future SR 29 Bvpass, subiect to Policv 1.1.1.
Policv 4.2.4: Safety Improvements
Collier County will develop a plan identifvina locations for new traffic sianals, sianaae,
crosswalks, bikepaths, and street liahtina for the purpose of improvina pedestrian and bicvcle
circulation and safety within prioritized areas within the Municipal Service Taxina Unit (MSTU)
as part of the Walkabilitv Study funded bv the Collier Metropolitan Plannina Oraanization,
subiect to Policv 1.1.1.
Policv 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensivelv cover the
downtown area, connect sianificant emplovment centers and public facilities, and interconnect
to adiacent communities, where deemed appropriate and subiect to Policv 1.1.1.
Policy 4.2.6: Enhanced Transit Services
Collier County will encouraae the provision of a wide array of transit services, such as bike-and-
ride and medical transport, subiect to Policv 1.1.1.
Policy 4.2.7: Transportation Concurrency Alternatives (for SR 29)
19
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thFel:Jgh. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Within two (2) years of the effective date of this Policv reffective 20111. Collier
County shall identify alternatives rnethods to allow non-residential development in the
Imrnokalee Urban Area to proceed with limited exceptions andlor a mitiaated waiver from
existina concurrency reauirements due to the economic and job creation benefits such
development would provide. Fundina for the alternatives to concurrency feasibility analvsis will
be provided bv the Immokalee CRA. The followina shall be considered as a part of the analvsis:
a, Establishina a Transportation Concurrency Exception Area (TCEA) or Transportation
Concurrency Manaaement Area (TCMA) or other alternative that would allow limited
exceptions andlor mitiaated waivers from concurrency for economic development.
diversity, and job creation in the Immokalee Urban Area; and
b. Potential limitations on such exceptions andlor waivers from concurrency includina:
1. Limitina applicabilitv 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 desianated lands):
2 Reauirina a case-by case approval of any such exception or waiver based upon
certain taraeted and measurable objectives, includina Transit Oriented Desian,
job creation and other commitments bv the developer that would be deemed to
be beneficial to the community: and
3. Limitina the duration, or reauirina mandatory periodic reviews, of the continued
feasibilitv of any such exception or waiver process.
OBJECTIVE 4.3:
To improve stormwater manaaement and surface drainaae in Immokalee.
Policv 4.3.1: Immokalee Stormwater Master Plan
Wjthin two (2) years of the effective date of this Policv reffective , 20111. subject to
Policv 1.1.1, Collier County will implement. to the dearee 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 Slouah Cross-Drain Additions)
where sianificant drainaae issues are known.
OBJECTIVE 4.4:
To provide an efficient and economical solid waste manaaement system that ensures public
health and safety, and protects the environmental resources of the area.
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,
20
---------.-- .-_._.._----,--------~~----
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are proVided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
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, includina Lake Trafford and
connected wetland systems and listed species habitat includina upland habitat used bv listed
species, throuah incentives and innovative techniaues not otherwise addressed in the
Conservation and Coastal Manaaement Element.
Policv 5.1.1: Incentives and Innovative Land Development ReQulations
Collier County will promote the preservation of native veaetation in the Immokalee Urban Area
exceedina the minimum reauired amounts set forth in CCME Policv 6.1,1, and pursuant to lAMP
Policv 2.1.3. This may be accomplished bv utilizina incentives and innovative land development
reaulations, includina but not limited to: cluster development. transferable development riahts,
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within taraeted MR. HR, C-MU and I-MU desianated lands.
Within two (2) years of the effective date of this Policv reffective , 20111. subiect to
Policv 1.1,1, the County will explore the feasibilitv of adoptina a TOR proaram in the Immokalee
Urban Area to further this Objective and Policv +2.1.3.
Within two years of the effective date of this Policv reffective 20111 the LOC
(Ordinance 04-41, as amended) subject to Policv 1.1.1, shall be amended to provide for other
incentives and innovative land development reaulations, includina but not limited to cluster
development and flexible development standards, that do not reauire an amendment to the
lAMP.
Policv 5.1.2: Lake Trafford Development
Recoanizina the importance of Lake Trafford, and the surroundina wetlands and natural habitat
to the ecosystem, economy and ecotourism activities in Immokalee, proposed development
adiacent to Lake Trafford will conform to best manaaement practices reaardina water aualitv in
order to avoid or minimize adverse impacts to the lake and its surroundina wetlands or natural
habitat. Within two (2) years of the effective date of this Policv reflective 20111,
subject to Policv 1.1.1, the County in conjunction with any applicable state or federal aaencies,
will amend the LOC (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.
21
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tAFElI:I~A, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Utban Form
Policy 5.1.3: Lake Trafford Remediation
Collier Countv will. subiect to Policv 1.1.1, continue to cooperate with aaencies on remediation,
restoration, and lona term manaaement efforts at Lake Trafford fe.a.. oraanic sediment and
invasive plant removal) to improve the health and recreational potential of the Lake.
Policy 5.1.45 Conservation DesiQnation
Durina the next Evaluation and Appraisal Report (EAR) cvcle, and at least durinq each
subsequent EAR cvcle, Collier County shall identitv and map lands within the Immokalee Urban
Area owned bv a public entity, where such lands were acquired for the purposes of
conservation, provided for in the Collier County Future Land Use Conservation Desiqnation. The
County shall then consider whether such lands should be desiqnated Conservation on the
FLUM.
22
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7. 2010
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 applv to all Development
Orders within the Immokalee Urban Area. The Future land Use Map is desiqned to coordinate
land use with the natural environment: maintain and develop cohesive neiqhborhood units:
promote a sound economv: and encouraqe desirable qrowth and enemv efficient development
patterns, Standards and allowed uses for each District and Subdistrict are identified in the land
Use Desiqnation 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.
Policv 6.1.1: Future Land Use Desianation
The Immokalee Area Master Plan's URBAN Future land Use Desiqnation includes the followinq
Future land Use Districts, Subdistricts, Overlavs and Features:
A. URBAN - MIXED USE DISTRICT
1 . low Residential Subdistrict
2. Medium Residential Subdistrict
3. Hiqh Residential Subdistrict
4, Commercial - Mixed Use Subdistrict
5. RecreationalfTourist Subdistrict
B. URBAN -INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial - Mixed Use Subdistrict
3. Industrial - Immokalee Reqional Airport Subdistrict
C. OVERLAYS AND FEATURES
23
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are proVided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
1. Lake Trafford ICamp Keais Strand System Overlay
2. Seminole Reservation
3. Urban In/ill and Redevelopment Area
Adopted IAMP 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
24
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck tAreu~l9, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Policy 6.1.2: Comoatibility between Land Uses
Compatibilitv between lower and hiaher intensitv uses will be achieved throuah land
development reaulations specificallv applicable to the Immokalee Urban Area.
Adopted lAMP 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: RiQht to Farm
Lawfullv existina aaricultural activities mav continue within the Urban Desianated Area as
provided bv the State of Florida Riaht 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 HousinQ
Collier Countv recoanizes the need for farm labor to support the Countv's aaricultural industrv.
Collier Countv will encouraae the provision of housina for seasonal. temporarv or miarant
farmworkers, provided that such housina is consistent with Miarant Labor Housina provisions of
Section 64E-14, Florida Administrative Code, and does not conflict with the existina zonina
districts or the Immokalee Area Future Land Use Map.
Adopted lAMP 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 100-25, FAC., and does
not conflict with the existing zoning districts or the Immokalee Area Future Land Use Map.
25
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Policy 6.1.5: Compact Mixed-Use Development
Collier County will encouraqe compact mixed-use development in appropriate zonina districts
and particularlv within the HR and C-MU desianations, as an innovative plannina technique to
create walkable communities, reduce vehicle miles traveled, and increase enerqv efficiency.
Policv 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as
identified in LOC Section 5.04.02 C: or within an existinq mobile home park or subdivision as
identified in Policv 6.1.7: &.+.-tG or as part of a new mobile home park or subdivision approved in
the Low Residential (LR) or Medium Residential (MR) Subdistricts. Within two (2) years of the
effective date of this Policv, [effective , 20111. the County will amend LOC to
prohibit the placement of new mobile homes within the Immokalee Area except as provided for
in this Policv and in Policv 6.1.7. Until such LOC amendment is adopted, new mobile homes
shall be permitted as provide herein or in Policv 6.1.7, or if the use is allowed with the applicable
underlvinq zoninq district, as is the case in the Aaricultural district with a Mobile Home Overlav
(A-MHO) and the Villaqe Residential (VR) district.
Policy 6.1.7: Existinq Mobile Homes Parks within the Immokalee Urban Area
a. Existina mobile homes located on individual lots or parcels and not located within an
approved mobile home park or subdivision may continue in any Future Land Use
Subdistrict: however, said mobile homes may onlv be enlaraed, altered, improved or
replaced in accordance with the nonconformina provisions provided in LOC Section
9.03.00.
b, Existinq mobile home parks that have an approved Site Oevelopment Plan (SOP) or Site
Improvement Plan (SIP) as of the effective date of this Policv are allowed in all
subdistricts that allow residential development.
c. Additionallv, within two (2) years of the effective date of this Policv, [effective
, 20111. the County will amend LOC Section 2.03.07 G.6, Nonconformina Mobile
Home Park Overlav 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 LOC amendment for mobile home parks and subdivisions that do
not have an approved SOP or SIP, and which are located within subdistricts that allow
residential development.
d, The existinq mobile home rental park located within the Industrial subdisdrict at 1101
and 1123 Alachua Street shall be deemed a permitted use subject to obtaininq an
approved SIP under the provisions and time limits set forth in paraqraph c" above.
Neither the mobile home rental park boundaries, nor the number of units located therein,
may be increased.
Policy 6.1.8: Public Educational Plants
26
-_..._....~~-"..-_.- -.-
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck throu!jh. Text Boxes (in Red) are prOVided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Public educational plants and ancillarv plants shall be allowed as provided for in Policv 5.14 of
the Future Land Use Element.
Policy 6.1.9: Rezonings
A. All rezoninqs must be consistent with the Growth Manaqement Plan, For properties that
have zoninq in place prior to a chanqe in Land Use Desiqnation where the prior zoninq
allows for a hiqher densitv or intensitv than the new Land Use Desiqnation, the propertv
mav be rezoned as follows:
1. For such commerciallv-zoned properties, zoninq chanqes will be allowed provided the
new zoninq district is the same or a lower intensitv commercial zoninq district as the
existinq zoninq district. and provided the overall intensitv of commercial land use allowed
bv the existinq zoninq district is not exceeded in the new zoninq district. A zoninq
chanqe of such commercial-zoned properties to a residential zoninq district is allowed as
provided for in the Densitv Ratinq Svstem of this Master Plan.
2, For such industriallv-zoned properties, zoninq chanqes will be allowed provided the new
zoninq district is the same or a lower intensitv industrial or commercial zoninq district as
the existinq zoninq district. and provided the overall intensity of industrial land use
allowed bv the existinq zoninq district is not exceeded in the new zoninq district.
3. For such residentiallv-zoned properties, zoninq chanqes will be allowed provided the
authorized number of dwellinq units in the new zoninq district does not exceed that
authorized bv the existinq zoninq district, and provided the overall intensitv of
development allowed bv the new zoninq district does not exceed that allowed bv the
existinq zoninq district.
4, Properties subiect to the above limitations mav be combined and developed with other
propertv, whether or not such other propertv has had a chanqe in Land Use Desiqnation,
For residential and mixed use developments onlv, the accumulated densitv between
these properties mav be distributed throuqhout the proiect. as provided for in the Densitv
Ratinq Svstem or the underlvinq subdistrict. as applicable.
5. Overall intensitv of development shall be determined based upon a comparison
of public facility impacts as allowed by the existinq zoninq district and the
proposed zoninq district.
6. This Section does not apply to chanqes to the Land Use Desiqnation initiated by
the property owner.
B, Any propertY owner who believes that they have been adverselv affected by this lAMP may
utilize the procedures set forth in Chapter 9 (Vested Riqhts and Takinqs Determinations) of
the LDC. All applications must be submitted within one year from the effective date of the
lAMP or applicable lAMP amendment. This procedure shall be considered supplemental to
any other claim or remedv that the propertY owner may have, Notice of the Adoption of this
Plan and the one-Year time frame within which any propertY owner who believes that thev
27
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thr-ough. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Urban Form
have been adverselv affected by this lAMP mav utilize the procedures set forth in Chapter 9
(Vested Riohts and Takinos Determinations) of the LDC shall be provided with a minimum
1/8 paoe notice in one or more newspapers of oeneral circulation in the Immokalee area
within 15 davs of Adoption of this plan bv the BCe.
28
~-------~-_.-
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy ianguage, and will be removed in fi~al "clean" submittal document.
lAMP Version Paled June 7, 2010
Urban Form
GOAL 7:
TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee-specific land deyelopment requlations to the extent
required by this Master Plan, and which reflect the unique character and cultural diyersity of the
residents, encouraqe pedestrian-friendly urban form, and promote enerqy efficiency.
Policv 7.1.1: Development of Land Development Code Standards
Within two (2) years of adoptinq this Policy reffective , 20111 and subiect to Policy
1.1.1, Collier County, in coordination with and fundinq from the Immokalee Community
Redeyelopment Aqency, will develop LOC 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: siqnaqe: landscapinq €I and bufferinq:
native preservation retention: off-street and on-street parkinq and loadinq; architectural desiqn:
deyelopment standards, includinq setbacks to Lake Trafford: floor area ratio for certain
nonresidential uses: site access: and treatment of existinq nonconforminq uses and structures.
Policv 7.1.2: Location of Service Uses
Collier County will encouraqe parks, and other community facilities to be placed within one-half
mile of residential and mixed-use centers in order to encouraqe walkinq, bicyclinq and non-
vehicular access to and from these service uses. Collier County shall require interconnection of
pedestrian facilities to the existinq pedestrian network,
Policv 7.1.3: Innovative Desian
Within two (2) years of the effectiye date of this policy reffective ,20111 and subiect to
Policy 1.1.1, Collier County and the Immokalee Community Redevelopment Aqency will develop
incentives andlor requlations to promote: enhanced pedestrian access: pedestrian-friendly
desiqn: compact mixed-use development and redevelopment: shared infrastructure: enhanced
public spaces and siqnaqe: and use of public transit.
Policv 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy reffective , 20111 and subiect to
Policy 1.1.1, Collier County, in coordination with the Immokalee Community Redeyelopment
Aqency, will evaluate the need for additional passiye recreation and outdoor dininq and
entertainment opportunities alonq downtown streets, and, if warranted, adopt amendments and
incentives to the Collier County LOC (Ordinance 04-41, as amended) to encouraqe the
development of these amenities provided the free and safe movement of pedestrians is
maintained.
29
Entire lAMP Is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are proYided to fro easy reference to existing related goal,
objectiye, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Urban Form
Policy 7.1.5: Central Business District
Within two (2) years of the effective date of this policv reffective , 20111, subiect to
Policv 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
encouraae hiah-intensitv, multi-storv, and pedestrian-oriented commercial and mixed-use
development.
Policy 7.1.6: Safe NeiQhborhood Initiatives
Collier County, subiect to Policv 1.1,1, will coordinate with local and state law enforcement,
developers, and citizens to seek fundina opportunities available under the Safe Neiahborhood
Act (Section 163.501, F.S.) or other proarams to improve safety within the Immokalee
community and to provide for safe streets, This may include implementation of CPTED (crime
prevention throuah environmental desian) strateaies, where such strateaies are compatible with
the community desian obiectives set forth herein.
30
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Land Use Designations
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 inter-aovernmental coordination in order to provide a ranae of
human services to Immokalee residents.
Policv 8.1.1: ReQional Economic Development Initiatives
Collier Countv will collaborate in reaional initiatives with with local and reaional economic
development oraanizations and the State of Florida to assist the Immokalee area in attractina
businesses, marketina, and developina infrastructure,
Policv 8.1.2: Redevelopment Implementation Partners
Collier Countv, in coordination with the CRA Immokalee Enterprise Zone Development Aaencv,
local and reaional economic development oraanizations, and other local oraanizations, will
activelv coordinate efforts to implement the Immokalee Area Master Plan, the Communitv
Redevelopment Area Plan, and the Enterprise Zone.
Policv 8.1.3: Immokalee Government Services Center
Within two (2) vears of the effective date of this Policv [effective , 20111. subiect to
Policv 1.1.1, Collier Countv will consider the establishment of an Immokalee-based aovernment
service center that would allow co-location of the various countv entities and departments to
ensure effective collaboration, and where utilization warrants. This office may include but is not
limited to the followina services:
a. Animal control
b. Child support enforcement
c. Code enforcement
d, Court
e. Domestic violence services
f. Emeraency manaaement services
a. Emeraencv medical services
h. Permittina, plannina, and economic development needs
i. Public health services
i. Housina and Human Services
k. Board of Countv Commissioners Ollice
I. Immokalee Community Redevelopment Aaency
m. Branch Office of the Collier Countv Tax Collector
31
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
32
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Desianations include the follow/na Districts
and Subdistricts, The follow/na describes land use desianations shown on the Immokalee
Master Plan Future Land Use Map, These desianations aenerallv indicate the types of land
uses for which zonina may be reauested. However, these land use desianat/ons do not
auarantee that a zonina district reauest will be approved.
Adopted lAMP Reference:
T77e following section describes land use designations shown on the lmmokalee Master Plan
Future Land Use Map. T77ese designations generally indicate the types of land uses for
which zoning may be requested. Howeve0 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 for a FflixtlJro of residential and nonresidential land uses,
includ/na mixed uses. Mixed uses can be located within individual buildinas and/or proiects in
areas deemed appropriate and identified on the FLUM. Nonresidential uses allowed in the
Residential subdistricts include, but are not limited to: aariculture, home-based businesses,
recreation and open space, churches, libraries, cemeteries, public and private schools, day-care
centers, and essential services, as defined in the Land Development Code, except as may be
limited within a specific subdistrict or overlav.
New commercial development j may be allowed in the Low Residential. Medium Residential or
Hiah Residential subdistricts throuah Planned Unit Development (PUD) zonina, subiect to the
followina limitations:
Commercial development may be permitted within a PUD, provided the followina size and
development criteria are met. The commercial component within a PUD may be allowed
to develop UP to the maximum acreaae specified in the table below:
PUD Acres
Min, Gross Densitv
Max. Commercial Acres
Permitted Zonina
CATEGORY I
>80
2.5 du/aross acre
5 acres
C-2,C-:3
CATEGORY II
>160
2.5 du/aross acre
10 acres
C-2, C-3
CATEGORY III
>300
3.0 du/aross acre
20 acres
C-2 throuah C-4
In addition to the above criteria, the follow/na standards must also be met:
33
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are prOVided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
a. Commercial zoninq shall be no closer than one (1) mile to any lands desiqnated C-
MU and no closer than one mile from the nearest PUD commercial zoninq of ten
acres or qreater in size:
b. The confiquration of the commercial parcel shall be no more frontaqe than depth
unless otherwise authorized bY the Board of County Commissioners:
c. Commercial zoninq or development shall be no closer than a 14 mile from the
nearest existinq elementary school boundary, unless otherwise authorized bY the
Board of Countv Commissioners:
d. The commercial development shall be inteqrated with the residential portion of the
proiect. includinq common elements such as siqnaqe, and providinq vehicular and
non-vehicular interconnection: and
e. No construction in the commercial desiqnated area shall be allowed until
construction has commenced on at least 30% of the proiect's residential units,
unless otherwise authorized bv the Board of County Commissioners.
Adopted lAMP Reference:
Planned Unit DeveloDment 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:
PUD Acres
Maximum Commercial Acres
Permitted Zoning
CA TEGORY f
80+
5 acres
C-2
CA TEGORY /I
160+
10 acres
C-3
CA TEGORY If/
300+
20 acres
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 J4 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,
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low-density residential development and
supportinq ancillary uses. All types of residential dwellinqs are allowed: however. mobile
homes are only allowed pursuant to the provisions of Policies 6.1.6. and 6.1.7,
34
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tAfeu!'!A, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Pated June 7, 2010
Land Use Designations
Residential densities are allowed as provided below, except for properties within the
Lake Trafford/Camp Keais Strand Svstem Overlav,
Since aqriculture is a siqnificant economic driver in lmmokalee, aqricultural research and
technoloqv facilities focusinq on aqri-business and reliant upon proximitv to active
aqriculture are also allowed throuqh a Conditional Use process. Such facilities must
demonstrate compatibilitv with adiacent properties
Base Densitv: Four (4) dwellinq units per qross acre.
Maximum Densitv: Eiqht (8) dwellinq units per qross acre, inclusive of all densitv
bonuses. Densities above the base densitv can onlv be achieved throuqh available
densitv bonuses.
Adopted lAMP Reference:
1. Low Residential Subdistrict
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 housinq tvpes and
supportinq ancillarv uses. Mobile homes are allowed pursuant to the provisions of
Policies 6.1.6 and 6.1.7. Residential densities are allowed as provided below, except/or
properties within the Lake TraffordlCamp Keais Strand Svstem Overlav.
Base Densitv: Six (6) dwellinqs units per qross acre.
Maximum Densitv: Fourteen (14) dwellinq units per moss acre, inclusive of all densitv
bonuses. Densities above the base densitv can onlv be achieved throuqh available
densitv bonuses.
Adopted lAMP 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) dwellinQs units per .qross acre is permitted.
35
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
3. Hiah Residential Subdistrict (HR1:
The purpose of this subdistrict is to provide for a mixture of housinq tvpe and supportinq
ancillarv uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.64,-,
and 6.1.7. Residential densities are allowed as provided below, except for properties
within the Lake Trafford/Camp Keais Strand Svstem Overlav.
Base Densitv: Eiqht (8) dwellinq units per qross acre.
Maximum Densitv: Sixteen dwellinq units per qross acre, inclusive of all densitv
bonuses. Densities above the base densitv can onlv be achieved throuqh available
densitv bonuses.
Adopted JAMP Reference:
3. Hioh 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-MU1:
The purpose of this Subdistrict is to provide for pedestrian-scaled, hiqher densitv
residential and mixed-use development. emplovment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area. All tvpes of residential uses are allowed within this Subdistrict.
except that mobile homes are on Iv allowed as provided bv Policv 6,1,64,6,1,0 and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford/Camp Keais Strand Svstem Overlav. Nonresidential uses allowed within
this Subdistrict include those uses allowed in the C-1 throuqh C-4 zoninq districts in the
Collier Countv Land Development Code, Ord. No. 04-41, as amended,
Base Densitv: Sixteen (16) dwellinq units per qross acre.
Maximum Densitv: Twentv (20) dwellinq units per moss acre, inclusive of all densitv
bonuses. Densities above the base densitv can onlv be achieved throuqh available
densitv bonuses.
Transient lodqinq is allowed at a maximum densitv of thirtv-two (32) units per acre.
36
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck threu!'Jh, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
tAMP Version Dated June 7, 2010
Land Use Designations
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
lmmokalee 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 shalf include shopping center, govemmental institutions,
middle or high school, Community Park and other employment generating uses. Other permitted
commercial uses shalf include transient lodging facilities at 26 dwelling units per acre. The
appropriate zoning districts include C-l through C-4 as identified in the Land Development Code,
In considering new commercial zoning, priority shalf 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 shalf 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 controlfed via a series of performance standards that address
issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and
landscaping.
5. RecreationalfTourist Subdistrict IRTl
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:
transient lodqlnq facilities Oncludinq hotellmotel. rental cabins, bed and breakfast
establishments, campsites): restaurants: recreational vehicle parks: sPort/nq and
recreational camps: low-intensitv retail directlv associated with the purpose of this
Subdistrict: aqriculture: and essential services as defined In the Land Development
Code. Mobile homes are allowed pursuant to the provisions of Policies 6,1.6 and 6.1,7.
Sinqle and multi-familv dwellinq units are allowed. To minimize impacts on the natural
environment. residential development shall be clustered subiect to the followinq:
. Within any project the averaqe sinqle family home parcel shall not exceed 6,000
square feet. and in no case shall any individual sinqle family lot or parcel exceed
12,000 square feet: and
. Multi-family development proiects shall be submitted in the form of a Planned
Unit Development.
Base Densitv: Four (4) dwellinq units per moss acre.
37
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck thFOUgh, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
Maximum Densitv: Four (4) dwellina units per aross acre. Densitv bonuses do not applv
in this subdistrict.
Transient lodaina is permitted at a maximum densitv of twentv-six (26\ units per acre.
Rezoninas are encouraaed to be in the form of a Planned Unit Development (PUD). The
minimum acreaae reauirement for a PUD within this Subdistrict will be two 12\
contiauous acres.
38
--..------.- -,---~-
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck tRFel:lgh. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
Adopted lAMP Reference:
S. 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 of ten (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.
39
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
Densitv RatinCl System
The Densitv Ratina Svstem is applicable to areas desianated Urban - Mixed Use District. as
identified on the Immokalee Future Land Use Map. Except as provided below, the final
determination of permitted densitv via implementation of this Densitv Ratina Svstem is made bv
the Board of Countv Commissioners throuah an advertised public hearina process (rezone).
Densitv achieved bv riaht (as mav be permitted for aualifvina Affordable Workforce Housina
proiects) shall not be combined with densitv achieved throuah the rezone public hearina
process.
Adopted lAMP Reference:
Density Ratina Svstem
The Density Rating System is only applicable to areas designated Urban, Mixed Use District, as
identified on the lmmokalee 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 throu.qh the rezone public hearin.q process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOllOWING MANNER:
a. Within the applicable Urban desianated areas, the base densitv of the subdistrict
is allowed, thouah not an entitlement. Densitv mav be increased usina applicable
densitv bonuses. For purposes of calculatina the eliaible number of dwellina units
for the proiect. the total number of dwellina units mav be rounded UP bv one unit if
the dwellina unit total vields a fraction of a unit 0.5 or areater. Acreaae used for
the calculation of densitv is exclusive of commercial portions of the proiect. except
within the Commercial Mixed-Use Subdistrict, wherein residential proiect densities
will be calculated on total aross acreaae, and portions of a proiect for land uses
havina an established eauivalent residential densitv in the Collier Countv Land
Development Code.
b. This Densitv Ratina Svstem onlv applies to residential dwellina units. This Densitv
Ratina Svstem is not applicable to accessorv dwellina or accessorv structures that
are not intended andlor not desianed for permanent occupancv, nor is it
applicable to caretaker residences.
c. All new residential zenina located within the Urban Mixed Use District shall be
consistent with the Densitv Ratina Svstem, except as provided for in Policv 6.1.9.
40
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Paled June 7, 2010
Land Use Designations
d. Within the applicable areas of the Urban Mixed Use District. all properties zoned
A. Rural Aaricultural. andlor Eo Estates, and/or RSF-1, 2, 3, Residential Sinale
Familv, for which an affordable workforce housina proiect is proposed and
approved, in accordance with Section 2.06.00 of the LDC (Ordinance 04-41, as
amended, adopted June 22, 2004 and effective October 18, 2004), shall be
permitted the base density of four (4) dwellina units per aross acre bv riaht. except
in the case of lands desianated LR on the lAMP Future Land Use Map (FLUM),
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zonina district for the subiect property; that is, a rezone public hearina shall not be
reauired. Such a proiect must comprise a minimum of ten acres. Densitv
achieved bv riaht shall not be combined with density achieved throuah the rezone
public hearina process. The Table below illustrates the maximum "bv riaht"
density based on the FLUM subdistrict and the zonina district.
Zoned Maximum Del1sitv Maxim"mD~nsitv (Der
Zo~ina Maxim\lm (oet:.acrelV(ith"Bv
Di~rict DellSiw l'Jaht" Den$IW ~cre) w~th "Bv Riaht"
(Per Acre) BonY.Quts'd~()f LR Within LR DesiGnation
Desianation
A 0,2 4 0.3
E 0.46 4 0.69
RSF-l 1.0 4 1.5
RSF-2 2,0 4 3,0
RSF-3 3,0 4 4,0
41
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are proVided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
Adopted lAMP Reference:
1. The Densitv Ratina System is applied in the followina 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 andlor 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, andlor E, Estates, andlor 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
orocess
2. DENSITY BONUSES
In order to encouraae infill development. the creation of affordable-workforce housina. and
preferred roadwav access, certain densitv bonuses are available. If these bonuses are utilized,
base densities mav be exceeded. In the Low Residential Subdistrict. the base densitv of four
(4) units per acre mav onlv be exceeded if utilizina an affordable-workforce housina bonus. In
no case shall the resultina densitv exceed the maximum densitv specified in each sub district.
a. Proximity to Commercial-Mixed Use
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict. then
the base densitv allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwellina units per acre applies to the entire proiect. except that this bonus
cannot be used to increase densitv on lands within the project desianated Low
Residential. Bufferina to achieve compatibilitv with adjacent lower intensitv uses
shall be reauired.
42
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
Adopted lAMP Reference:
2. Density Bonuses
a. Proximity to Neighborhood Center and Commerce Center - Mixed Use
If 50% or more of a projed is within a Neighborhood Center or the Commerce Center-Mixed Use
Disttict, then the maximum density allowed within the Neighborhood Center or Commerce
Center-Mixed Use Disttid 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,
aoorootiate bufferino to adjacent lower intensitv uses must be achieved.
To encouraae the provision of affordable-workforce housina within certain
Subdistricts in the Urban Desianated Area, a maximum of UP to eiaht (8) dwellina
units per aross acre mav be added to the base densitv if the proiect meets the
definition and reauirements of the Affordable-Workforce Housina Densitv Bonus
Ordinance (Section 2,06.00 of the Land Development Code, Ordinance 04-41, as
amended, adopted June 22, 2004, and effective October 18. 2004). This bonus
mav be applied to an entire project or portions of a proiect provided that the proiect
is located within the Commercial - Mixed Use (C-MU) Subdistrict or anv residential
subdistrict.
Adopted lAMP 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.
43
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck threu!;jh. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Pated June 7, 2010
Land Use Designations
c. Affordable-Workforce Housina Bonus. bv Riaht
To encouraqe the provision of affordable-workforce housinq within that portion of
the Urban Mixed Use District. properties zoned A, Rural Aqricultural. andlor E,
Estates. andlor RSF-1, 2, 3, 4, 5, 6, Residential Sinqle Family, Villaqe Residential.
andlor RMF-6, Residential Multi-Family, for which an affordable-workforce housinq
proiect is proposed in accordance with the definitions and requirements of the
Affordable-workforce Housinq 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 qross
acre shall be added to the base density of 4 dwellinq units per acre, except in the
case of lands desiqnated LR on the lAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoninq
district for the subiect property. Therefore, the maximum density that may be
achieved by riqht shall not exceed eiqht (8) dwellinq units per acre. Such a proiect
must comprise a minimum of ten acres. Density achieved by riqht shall not be
combined with density achieved throuqh the rezone public hearinq process. The
Table below illustrates the maximum "by riqht" density based on the FLUM
subdistrict and the zoninq district.
-~----..,_.._-_...__._----_. --- .....-~
_ .__u
Zoned
Maxim'lm
Density (Per
~
_ 0.2____ ___
0.46
__ u_1.0 ___u
2.0
3,0
4,0
5,0
6,0
6,0
7.26
Maximul,J'! Density
(lJer aC~l with "Bv
Riaht" D,nsity
Bonus O\lbide of LR
D' 'jnn
Maximum D~!Asi~ (oer
acrelwi~~ "By Ri~ht"
Within LR Desiqnatjon
Zonina
District
A
E
RSF-l
RSF-2
RSF-3
RSF-4
RSF-5
RSF-6
RMF-6
VR
8,0
8,0
8,0
8,0
8,0
8,0
--
__.__8.0._
8,0
8,0
8,0
0.3
0.69
1.5
----- ----,-_.
3,0
-..-.'--
4,5
6,0
7,5
8,0
8,0
8,0
44
---.----.-..-
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Yersion Dated June 7, 2010
Land Use Designations
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,
acre may be added if the followina criteria are met: The proiect is twenty (20)
acres or less in size: at the time of development. the proiect will be served bv
central public water and sewer; at least one abuttina property is developed;
the proiect is compatible with surroundina land uses; the property in auestion
has no common site development plan with adiacent property: there is no
common ownership with any adiacent parcels: and the parcel in auestion was
not created to take advantaae of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Manaaement Plan
on Januarv 10,1989. This bonus cannot be used to exceed the base density
in the Low Residential (LR) Subdistrict.
2. This Residential Infill bonus shall onlv be applicable on a one time basis and
shall not be expanded or continued to other adiacent properties, except for
additional properties not exceedina 20 acres in aaareaate when added to the
oriainai application of this provision and meetina all the above criteria,
45
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck tAfeugh, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
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 proiect has direct access to two (2) or more arterial or collector roads or if
there is proiect commitment for provision of interconnection of roads accessible to
the public with existinq or future adiacent proiects, one (1) dwellinq unit per qross
acre mav be added above the base densitv of the district. This bonus cannot be
used to exceed the base densitv 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 Blendinq
a. This provision is intended to encouraqe unified plans of development and to
preserve the hiqh qualitv wetlands, wildlife habitat. and other natural features that
exist within areas of the Immokalee Urban Area, which are proximate to Lake
Trafford and Camp Keais Strand. In the case of properties which are contiquous
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
countvwide Future Land Use Map, and which were in existence and under
unified control as of October 22, 2002, the allowable qross densitv andlor
intensitv mav be shifted from the Urban desiqnated lands to lands within the
RLSA which are contiquous and under unified control, and which are desiqnated
46
~~_._~-_."'~'_._---'~.-" .._.".
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
as a Stewardship Receivina Area (SRA) in the RLSA. The densitv and/or
intensitv mav be shifted on an acre per acre basis, This Densitv and Intensitv
Blendina provision is further subiect to the followina conditions and limitations:
i. The proiect in aaareaate must be a minimum of 200 acres in size and the
Urban portion must be desianated Recreational/Tourist subdistrict (RT) in
the Immokalee Area Master Plan;
ii. It must be demonstrated the lands desianated Urban have a hiah natural
resource value as indicated bv the presence of Group 1 or Group 2
FLUCCS Codes and a score of areater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA:
Hi. Densitv and Intensitv may onlv be shifted from lands within the
Immokalee Urban Area containina this hiah natural resource value (as
measured above) to the lands within a contiauous SRA, on an acre per
acre basis, providina 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.
b. For properties containina two or more Future Land Use Subdistricts, the overall
density and intensity that could be achieved in aaareaate. may be distributed
throuahout the proiect provided the total allowable density and intensity is not
exceeded, and subiect to the followina:
i. The sHift proiect furthers the protection, enhancement or restoration of
wetlands, listed species habitat, or other natural features,
ii. The sI1ift.-proiect is consistent with and furthers the obiectives applicable of
the Immokalee Master Plan and is compatible with surroundina properties
and environment,
Hi. The proiect is approved as a Planned Unit Development:
iv. The proiect mitiaates for any neaative impacts on adiacent properties throuah
appropriate measures, such as bufferina, separation, or other land desian
techniaues, adeauate to iessen these effects.
47
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr-ough, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Daled June 7, 2010
Land Use Designations
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
lmmokalee 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 lmmokalee 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 RecreationalfTourist District (RT) in the lmmokalee 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 lmmokalee 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.
48
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through. Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
B. URBAN-INDUSTRIAL DISTRICT
The purpose of this District is to function as a maior emplovment center and is intended to
accommodate industrial, distribution, trade, aqriculture, and manufacturinq 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
manufacturinq uses. Allowed uses include a variety of industrial. limited commercial, and
associated uses, includinq: manufacturinq: processinq: storaqe and warehousinq:
wholesalinq: distribution: packinq houses: recvclinq: hiqh technoloqv industries:
laboratories: assemblv; storaqe: computer and data processinq; and services intended
to serve the needs of emplovees and visitors, such as davcare centers, restaurants, and
convenience stores, Accessorv uses and structures customariiv associated with these
principal uses include ancillarv 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. Accessol)f uses and structures customarily associated with the uses
allowed in this Subdistrict include, but are not limited to, offices and retail sales; campgrounds
accessol)f to vehicle racing; and, campgrounds accessol)f to special events at the airport, such
as air shows.
U IS rlC 0 a lacen commercia an resl entia an uses. e a e armers ar e
and related facilities are located in this Subdistrict. This Subdistrict allows for: hiqher
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for
Commercial (C-4 and C-5) and Research and Technoloqv Parks and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for Iiqht manufacturinq, processinq, and packaqinq in fullv enclosed buildinqs:
research, desiqn and product development: printinq, Iithoqraphv and publishinq: and
similar IiGRt industrial uses: aqriculture and aqricultural-related uses, such as packinq
houses: warehousinq: and tarqeted industries. Tarqeted industries include distribution:
medical laboratories, research, and rehabilitative centers: hiqh technoloqv: afl6
computer software, services, and processinq, and similar uses.
Within certain IMU desiqnated lands denoted on the lAMP Future Land Use Map,
commercial uses are permitted on up to 30% of the total IMU acreaqe, The percentaqe
49
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
and mix of each cateqorv of use shall be determined at the time of rezoninq in
accordance with the criteria specified in the Land Development Code, The acreaqe and
buildinq square footaqe fiqures and percentaqes shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this reauirement.
In order to ensure compatibility and ameliorate impacts on adiacent residentiallv zoned
properties (includina A-Rural Aaricultural or E-Estates zoned properties), a minimum 75-
foot buildina setback within which a minimum 20-foot wide veaetated landscape buffer
shall be provided. This veaetated buffer shall be located adiacent to the propertv line
and shall contain, at a minimum, two staaaered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedae at least 24 inches in heiaht at time
of plantina and attainina a minimum of three feet heiaht within one vear. Existina native
trees must be retained within this 20-foot wide buffer area to aid in achievinq this buffer
reauirement: other existina native veaetation shall be retained, where possible, to aid in
achievinq this buffer requirement. Water retentionldetention areas shall be allowed in
this buffer area if left in natural state, and drainaae conveyance throuah the buffer area
shall be allowed if necessary to reach an external outfall. For properties adiacent to
residentiallv zoned propertv, includina properties zoned Aariculture (A) and Estates (E),
the reauired 75-foot setback mav be reduced to 50 feet if a minimum 6-foot tall
decorative wall or fence providina at least 80 percent opacitv is installed within the
reduced setback, and providinq that the required 20-foot wide landscape buffer and all
required veqetation is located between the wall and residential zoned properties.
3. Industrial - Immokalee Reqional Airoort Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authoritv (CCAA)
and leaseholders to develop the lmmokalee Reqional Airport and surroundinq lands for
the economic health and development of the qreater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various qeneral
aviation and revenue-qeneratinq opportunities via land leases as the Airport qrows and
chanaes over time, a broad ranqe 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.
C. OVERLAYS AND FEATURES
1. Wetlands Connected To lake TrafforcllCamo Keais Strand System Overlav
The Conservation and Coastal Manaqement Element of the GMP, Policy 6.2.4(4), identifies
possible hiqh quality wetland systems connected to the Lake TraffordlCamp Keais Strand
svstem within the Immokalee Urban Area. These wetlands require areater protection
50
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck through, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
tAMP Version Dated June 7, 2010
Land Use Designations
measures than wetlands located in other portions of the Urban Desianated Area, and
therefore the wetland protection standards set forth in Policy 6.2.5 of the CCME apply to this
area. These wetlands are identified on the Immokalee Future Land Use Map by the Lake
Trafford/Camp Keais Strand System Oyerlay (LT/CKSSO).
The Density and Intensity Blendina proyisions of this Master Plan may be utilized for lands
within this LT/CKSSO, The maximum allowable moss density for lands within the
L T/CKSSO is the base density established for the applicable subdistrict. Lands within the
L T/CKSSO are not eliaible for any density bonuses, includina by riaht. Essential Seryices
shall be limited to: those necessary to ensure public safety: and, those necessary to serve
permitted uses, such as, priyate wells and septic tanks, utility lines, lift stations, and water
pumpina stations.
The additional wetland protection measures do not apply to properties within the L T/CKSSO
that haye been leaally cleared of native yeaetation as of the adoption of this Master Plan,
but do apply to all new deyelopment and redevelopment pursuant to the applicable
nonconformina 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 seyered eastern wetlands. The
standard measures for wetlands in Urban desiqnated lands shall be applied as described in
the CCME to those seyered eastern wetlands.
51
Entire lAMP is replaced, therefore all proposed text is underlined. Existing lAMP is entirely
struck through, Text Boxes (in Red) are proYided to fro easy reference to existing related goal,
objectiye, or policy language, and will be remoyed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
Land Use Designations
2. Seminole Reservation (SRI Feature
The Seminole Reservation within Immokalee comprises approximatelv 600 acres of laraelv
undeveloped land owned bv the Seminole Tribal Council and located on the east side of
First Street. South of (SR 29). The Seminole Reservation is not controlled or reaulated bv
the Collier County Growth Manaaement Plan or LDC (Ordinance 04-41, as amended) and is
identified on the Future Land Use Map for illustrative purposes onlv.
3. Urban Infill and Redevelopment Area Feature
In order for local aovernments to desianate a aeoaraphic 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) (aHe), Florida Statutes. The intent of this delineation is to
comprehensivelv address the urban problems within the area consistent with the aoals of
this plan, The Urban Infill and Redevelopment Area was adopted bv Ordinance 2000-66 and
the Urban Infill and Redevelopment Plan was adopted bv Ordinance 2000-71.
This desianation is informational and has no reaulatorv effect.
Adopted lAMP Reference:
Overlavs and Soecial Features
1. Urban Infill and Redevelooment Area
The Urban lnfill and Redevelopment Area is consistent with criteria outlined in Section
163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to comprehensively address
the urban problems within the area consistent with the goals of this plan. This designation is
informational and has no regulatory effect
52
Entire lAMP is replaced, therefore all proposed text is underlined, Existing lAMP is entirely
struck thr6U~A, Text Boxes (in Red) are provided to fro easy reference to existing related goal,
objective, or policy language, and will be removed in final "clean" submittal document.
lAMP Version Dated June 7, 2010
w
o
In
0:
.'
~i
Ii
::j
!
L'
~ H
I
,.
a.
c(
~ f0\
oi ~,
"\
w '~
U1 [J,
::J It
Ii I ~'..
C 'i I'''',
!~!l-_~~'
Z ID[~--"'"
c(
..J
w W
a:::
'" ::J
N i
t-
o: ::J .
.
u. .
w
W
..J ~L:!!...__,_~
c(
~
0
~
~
"
W
I-
W
--'
W
"
W
OJ
i2
"
w
OJ)
0
a.
0
0:
a.
a.
'"
"
"
:J
--'
~
w '"
z
CD >=
OJ)
N X
w
0:
Ii
Ii
"
,
ii!
oiil
.ojl
Itl -.-~
5 9~ .L
5 L~ .L
0'
~.
'I
"I
w
o
o
N
a.
()
z
o
"
"
W
0.
5
D-
c:(
:::E "
;I
w
en
~
c
Z IU ...~
c:( 5
:c ...J 5
....
a; W
I 0::
><
w
0 ~
....
.... l- II .I.~
Z
W
" ~
r
() U.
'" /
1= \'-<
'" W
W \
...J <,/
~ (j
L--~
0 \,
:::E '" '" ;:J ; ~
... ... I
:::E
- 0...
> \
0..
<(
:i!
:i!
::;)
oJ
U.
o
W
~
0..
o
0:
0..
I
!
.
w
"
o
~
:i. j {
" i I ..
~ i ~ j ~!
C . I ~ ~~
~ ! ill;
. ! 'j'
-g S - ~, ~J
& "
~~ 01 I
= i l
~ j j I ~ i 1
~ . I II ' !" , i
~~i!il lillll
~!I~t i i r ,~.~ I
i~li~~jfai~~i
1il[lnUlllii[J1
r~
~-~.r~nJJ
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
I.
LI
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,]0
4,
4.1
4,2
4.3
4.4
4,5
4,6
4,7
4,8
4.9
5,
5,1
5.LI
5,1.2
5,1.3
5,1.4
5.1.5
5,2
Table of Contents
Introduction"""""""""""""""".."""""""""""",..,."""""" ....""""""."",....,.,.,." I
History of Immokalee "'.....,.""""""""""""""""".,."".",,",.""""""",.""""" """, I
History of Planning Efforts in Immokalee.............................................................. 2
State and Federal Designations..,.""""""""""""",...."""""""""".""""..,....,......,3
Rural Area of Critical Economic Concern (RACEC)............................,..............., 4
Florida Enterprise/Empowerment Zone """"."""".""""."".....,"""""""'..., .".""" 4
Immokalee Brownfield Designation ".""""""",.""""."""..,."""..", ..,.."" ..,"'.,..,.. 4
Public Meetings and Workshops ................,........................................................... 5
Demographics "", ".,..,." """""""""...".,.,....".."""" ."""""" """""""",.""....,..."" 5
Economic Overview""""""", ,..", """""....".""""""".. """""""'''''' ",.."""""." ..., 8
Income and Housing "",.. ", .."""""""""""",.""""""""", ."""" ..""""""",....,.""" 8
Agricultural Statistics,..""""""",...,.."..""""",..""""""".""",.."",..,."".,...""..".., 9
Popu lation Proj ections """"",...."""""",.""""""""",..."".""..""..""."""""..."" 12
Population Projections Prepared by Collier County.......................................,..... 12
Population Projections Prepared by BEBR.........................................................., 14
Existing Land Use """"""'."" """" '.'"""""" ."""""",...""""",..,.. """""""""."" 15
Agriculture"".,.,.,..""""..,...,....",...."".."""".........""""",.,.."",.""""""""",..."., 16
Conservation "",.. ,......... ", """"""'" ....",.... ", "",.",... """",.."""""",..""""....,..." 16
Commercial """"""""""""""""""""""""""'""""""....,.""""",..""" ,..,...""...", 16
Government.,."."""""",....... ,...."""""""",."",.." """""''''''''''''''''''''''''''''''''''.'''' 20
Industrial """""""""',..,""""'"""",....",......"""",..""""""",.""""""""""....,...,, 20
Institutional"""""."",.."""""".....,."""""""..,."""""."",.."""",..."",.",...."",.,.. 24
Residential""",..".."""...""...."""",.""""""""""""""",.."".."""""",.."""""."" 24
Roadways/Rights-of-way, """"",.,....."..."""""'..,.."""""",,.,..,"""""""",..",."" 29
Semino Ie Reservation"",."",.".."..""""...."""""",.,..."""", ..."",.,...".."""""."" 2 9
Vacant Land "".""""",'...... ,.."", ..""""""""""".., """",.., """",."""""""""",."" 29
Natural Resources."..,....""""""""""""""""""..,..,..""..."........."""",.."".,......" 3 3
Soils",..""",.,...."."""""""""",."".""""""",...""""",."""""""",."""""..",."..... 3 3
W ellfields """",..,...."""..", ...."",.",.""""""""""'."""",,, ""..""""" ",.""""",."" 35
FLUCCS ".""""""""'.""""""""'" ,." ",'...... """ ""'."""""""""""""""""''''''.'''' 36
W etIands """,....."""""",."",'.... ,...""""""""."""""".."",."""",.... ,'..,..,...."",.... 39
Drainage Basins """"""" "... ..".". ..""""""",..",.." """",....""""..""""""""",."" 40
Groundwater Resources .., .."""""",.,......""""",.. '..""""", "'.. """"""""""",..."" 4 I
Listed Speci es """""'"",."""..""".."""""""""""""".""""""""",..".."........"..,, 4 I
Archaeological & Historical Sites .......................................................................,42
Mineral Resources ,....."..""""""""""""""""",..,."""", """"".."""""""".. ..,."" 42
Future Land Use Analysis"""",..,..,.""""",..",."."""..""",.""".""""",.,..,...."..,,43
Changes to Future Land Use Designations........................................................... 43
Residential Designations""""""",. ".... ".""""..,....."""",'..,.."",.., """""""""."" 46
Recreational Tourist Designation """"""""""""""'".''''''''''''''''''''.'''...,..,...."..,,46
Commercial Designations.. ....""""""".""""""""."",..."""""""""""".,...."", ..., 46
Industrial Designations"""""""""",....."",."""""""",.,...""""""......."""""...", 47
Future Land Use and Density Potential Analysis ...........................................,..... 48
Future Land Use Overlays and Special Features .................................................. 52
lAMP Data & Analysis March 2010
5.2.1
5.2.2
5.2.3
5.3
6,
6.1
6.2
6.3
6.3,1
6.3.2
6.3.3
6.3.4
6.3,5
6.3,6
6.3,7
6.3,8
6.4
6.4.1
6.4.2
6.5
6,6
6,7
6.8
6,9
7,
7.1
7.2
7.3
7.4
Overlays Related to Wetlands and Environmentally Sensitive Areas """""",,,,,.52
Urban 1nfill and Redevelopment Area """""""""""...""""""""""".""""""""" 57
Semino Ie Reservation"",."" .."..""", "","."""""""""""""""""""""""""",,,,,,,. 5 7
Proposed FLUM and Zoning Map."""""""""""""""",,,,,,,,,,,...,,,,,,...,,,,,,,,.,,.,,,, 58
Public F aci I hies"".",..."""""""",.""""""""..".,.",,,,,,,,,,..,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, 6 I
Parks and Recreational Facilities """."...""",,,,,".,,....,,,,,,,,,,.,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,, 62
Schoo Is""".",."".,.""""""".,..,.....""""",.".".,.",,,,,,,,..,,..,,,,,,,., """""""""""."" 63
Transportation""""""""""""".,.""""""""".""""""",.""""""""""""""""""", 66
Existing Roadway Network """""""",,,,,, "" """"".."""""""".""""""""""" ",,, 66
Roadway LOS (Arterials and Collectors) "...".."""""......""",,,,,,,,,...,,,,,,.,,,,,,,,,,,66
Roadway Improvements """""""'.""""""""""""""""""""" "",,, ,,,,,, ,.."""""", 68
SR 29 Loop Road"",.""""",,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,....,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, 70
Freight",,,,,.,,,.,,,,,,,,,,,,,,,,,,,,,,,.,.,, ".""""""".,.,..",,,,,,,,..,,.,,,,,,,, "."""""""'" ,."."" 73
Pedestrian and Bicycle Facilities """""""""."""""""""""""""""""",,,...,,,,,,,,, 74
Transit""""""",.....,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,...,,,,, 7 6
Transportation Concurrency System,,,,,,,,,,,,,,,,,,,,,,,,,,,. ,"...."""""""",.".""""."" 77
Water and Wastewater Facilities """""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,...,,,,,,,,,,, 77
Potable Water""""""".""""""""""""",,, ,,,., ",,,,,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, 79
Sanitary Sewer "",,,,.,......,,,,,,,,,,,,,,,,'.",,,,,,,,,,,,,,,,,,,,., ...""""""""", """,,,,,,,,,,, ,,,,, 80
Drainage/Stormwater """"""'".,..".""",,,,,,,,.,,,,.,,,,,,,,.,,,,,,..,,,.,,,,,,,,,..,,.,.,,,,,,,,,,,,, 8 I
Solid Waste ,.""""""""""""""..,.,."",,,,,,, ", "'.',."""""""""""""""""", .,,,,,,,,,,,. 82
Fire,." ,,,,,,,,.,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,,,,,,,,,, "'.,.".""""""".""."""""""""""""""""",,, 83
Police"",..,..""""""""""",.",,,,.,,,,,,.,.,,,,,,,,,,,,,,,,,,.,.,,,,.,,,.,,,,,,,,.,,,,,,,,,,,,,,,,,,,..,,.,,,, 83
Demand Analysis from Potential Residential Build-OuL"""""""""""""""""" 84
Other Items"""""""""",,,,,.,,,,,,,,,,,,,,,,,.,.,,.,,..,,,,,,,,,,,,...,,,,,,,,,,,,,,,,,,,,,,,,.,,.,,.,.,,,,,,, 8 7
House Bill 697/Energy Efficiency""."""""""."""..""""......"""....""""""",."" 87
Changes to Other Growth Management Elements""""""."""""""""......"."""" 88
Government Services in 1mmokalee""...""""".".".."""""""""""""""""""""" 88
Analysis of Potential Impacts to Transportation Facilities """"""""",,,,,,,,,,,,,,,,, 90
lAMP Data & Analysis March 2010
ii
Table 1-1
Table 1-2
Table 1-3
Table 1-4
Table 1-5
Table 1-6
Table 2-1
Table 2-2
Table 3-1
Table 3-2
Table 3-3
Table 3-4
Table 3-5
Table 3-6
Table 3-7
Table 3-8
Table 3-9
Table 3-10
Table 3-11
Table 3-12
Table 4-1
Table 4-2
Table 4-3
Table 4-4
Table 5-1
Table 5-2
Table 5-3
Table 5-4
Table 5-5
Table 5-6
Table 5-7
Table 5-8
Table 5-9
Table 5-10
Table 5-11
Table 5-12
Table 6-1
Table 6-2
Table 6-3
Table 6-4
Table 6-5
List of Tables
Estimate of Permanent Population, 1970 to 2008 ...""""""""".,,,,,,,,,,,,,,,,,,,,.,,,,,, 6
Age Distribution in Immokalee and Collier County""......"""""""".""""",."..."", 7
Race in Immokalee and Collier County""""""""""""""""""""""""""""""""" 8
Income and Housing ""." "", """"""" """"""""""""""""""""'''''""""""""", ",., 9
Collier County, Selected Data, Census of Agriculture, 1997,2002, and 2007"" 10
Collier County, 2007 Average Weekly and Annual Pay for Selected NAICS
Codes ,,,,,,,,,,,,,,,,,,,,.,,, """",,,,,,,,,,.,,,,,,,,,,,,, ".,..,,,, ",.,.""""""""" """."""""""."" I I
Immokalee Population Estimates and Projections, 2000-2025 """"".."""""...,, 12
BEBR Population Projections for Collier County, 2008-2035 "."""".""."""""", 14
Existing Land Use in the Immokalee Urban Area """""..."""""."....""""""...",15
Commercial Development within the Immokalee Urban Area by OaR Use Code
""'"""""""""",,,.,.,,,,,..,,,,,,,,,,,,,,.,,.""""""",.""""""""""""""""""."""""".."" 17
Office Development within the Immokalee Urban Area by OaR Use Code"""" 18
Industrial Development within the Immokalee Urban Area"""""""""..""..."..." 2 I
Collier County Industrial/Business Park Land SurpluslDeficit "".."..."""""",,,... 23
Residential Planned Unit Developments in Immokalee .."""""."""""""".....",,, 25
Mobile Home Parks in Immokalee, 2000 Inventory """"""""""""""""..""""." 27
Immokalee Housing Inventory, Definitions and Aggregated Points"""."""",."" 28
Immokalee Housing Inventory, Overall Results, All Categories """""""""'''''''' 28
Vacant Acreage by Future Land Use Designations """"".."""""""."""""..."",30
Vacant Acreage by Proposed Future Land Use Designations """"""""""...."" 3 I
Vacant Acreage by Zoning DistricL"""",."..."""""""""""""""""""""""",."" 32
Soil Types within the Immokalee Urban Area "..."..."..."""""""""".""""""""" 33
Suitability of Soil Associations for Septic Tank Installation"""""""""""""......" 35
Immokalee Urban Area by Level One FLUCCS Category"""""""."""""""""" 37
Immokalee Urban Area by Level Four FLUCCS Code Descriptions"""""""..." 38
Proposed Future Land Use Designations """""."""""".""...."""""""""""""" 43
Adopted Future Land Use Designations and Acreages"""..."""""""".""""."" 44
Proposed Future Land Use Designations and Acreages..""""".""""""""..""" 44
Adopted Future Land Use by Generalized Categories ,...""""""""""""...""..." 45
Proposed Future Land Use by Generalized Categories """""""""...""",,,,"..... 45
Difference between Adopted and Proposed Future Land Use (Generalized
Categories) .."""", ",.,., ..." ."""""" ",,,,,,, '''''''''''''''''''''''''' ,,,,,,,.,,,,,,,,,,,,,,,.,.,,,,,,.,,,, 45
Adopted Future Land Use, Maximum Density Calculations """""....""""",...",, 49
Proposed Future Land Use, Maximum Density Calculations """""""""""."...., 49
Adopted Future Land Use, Maximum Density with Bonuses """"""""."""....,, 50
Proposed Future Land Use, Maximum Density with Bonuses """,".""..."""..." 50
L T/CKSSO FLU Acreages and Densities """""""..."""...."""""""""""""".",, 57
Proposed FLU Categories with Zoning Districts """.""...".""""""""""".."...",, 58
Immokalee Park Land Inventory,.".."""""""......"""".""""""""""".."""""".." 62
Immokalee Area Schools."., "",.""""""", "....". """"""""""""""""'"'''''''''''' "., 63
Immokalee Student Enrollment """'''''''''''''''''''''''''''''''''''''''"""""",,,,""""".",,64
Immokalee School Capacity and Projected Enrollmenl....."."""""""""""""..." 65
2008 Peak Hour/Peak Directional Volume and LOS for Arterials & Collectors in
Immokalee""""""""""""..,.,."",,, "",,,.,,,,,,,,,,,,,,,, ""''''''''''''''''''''''''''''''''''''"""" 68
lAMP Data & Analysis March 2010
iii
Table 6-6
Table 6-7
Table 6-8
Table 6-9
Table 6-10
Table 6-11
Table 6-12
Table 6-13
Table 6-14
Table 6-15
Table 6-16
Unfunded Priorities List, 2008-2009, Immokalee Projects""""",.""""""""""." 69
Roadway Projects within Immokalee from the 2009-2014 TIP """""""...""""",69
Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further
Study"""""""" """"",., .."""""",,,,.,.,,,,,,,.,.,,,,,,,,,,,,,,,,.,.,,,,,,"""""",."",."" ", "", 72
Bicycle and Pedestrian Improvement Priorities""""".,,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,...,,,, 75
IWSD Population Projections. 2009-2041 ""."""""""""""""",,,,,,,,,,,.,,,,,,.,,,,,,,, 78
IWSD Water Treatment Plants ""."".".""".""""""""."""""""""""...""..."""" 79
Potable Water Demand Projections, 2009-2041 """"..."""...."""""""""""..."" 80
Wastewater Flow Demand Projections, 2009-2041 """"""""""""""""""""..",81
Difference between Adopted and Proposed Future Land Use Maximum
Residential Build-Out Potential """,,,,,,,,,,,,,,,.,,, """",,,,,,,,,....,,,,,.,, """"""",,,,.,,,, 85
Difference between Adopted and Proposed Future Land Use Maximum Facility
Demand Potential (Base)"""""" ...."""""""",'..""""""""""""""" """""",,, "", 86
Difference between Adopted and Proposed Future Land Use Maximum Facility
Demand Potential (Bonuses)""""""""""""""", '''''''''''''''''''' ",."."""""""",."" 86
lAMP Data & Analysis March 2010
iv
Figure 1-1
Figure 2-1
Figure 3-1
Figure 3-2
Figure 3-3
Figure 3-4
Figure 3-5
Figure 4-1
Figure 5-1
Figure 5-2
Figure 5-2
Figure 5-3
Figure 5-4
Figure 6-1
Figure 6-2
List of Fiaures
Acres in Farms, Collier County, 1997-2007....................................................10
Immokalee Population Estimates and Projections, 2000-2020.....................13
Existing Land Use by Percent of Total Acreage ............,...............................16
Industrial Park Locations at Build-Out, RLSA and Immokalee.....................22
Vacant Acreage by Future Land Use Designations .....,.................................30
Vacant Acreage by Proposed Future Land Use Designations......................31
Vacant Acreage by Generalized Zoning Categories ......................................32
Immokalee Urban Area by FLUCCS................................................................37
Immokalee Urban Area GIS Mapping Discrepancy........................................53
Lake Trafford Urban Wetlands Aerial.............................................................54
Lake Trafford Urban Wetlands FLUCCS...................,.....................................54
Lake Trafford Urban Wetlands 50Ils...............................................................55
Lake Trafford Urban Wetlands per SFWMD .....................,.............................56
SR 29 Loop Road Alignments Recommended for Further Study ............,....71
SR 29 PD&E Study Schedule ..........................................................................73
lAMP Data & Analysis March 2010
v
Map 1-1
Map 1-2
Map 3-1
Map 3-2
Map 3-3
Map 4-1
Map 4-2
Map 4-3
Map 4-4
Map 4-5
Map 4-6
Map 4-7
Map 4-8
Map 4-9
Map 4-10
Map 4-11
Map 5-1
Map 5-2
Map 5-3
Map 5-4
Map 6-1
Map 6-2
Map 6-3
Map 6-4
Map 6-5
Map 6-6
Map 6-7
Map 6-8
Map 6-9
Map 6-10
List of Maps
After Pace
Incentive Program Areas...."...................................................."..,...............................3
Immokalee Planning Boundaries...........,..........................,.........................................,6
Immokalee Existing Land Use Exhibit......................................................................,15
Planned Unit Developments Map..............................................................................24
Immokalee Existing Vacant Land Use Exhibit...................................................."....29
Immokalee Soils Exhibit...............,.....,.......................,..........................................,...,33
Wellfield Cones of Influence, Immokalee Water & Sewer District.,..".................,..36
I mmokalee FLUCCS............,...................................................",..,................,.,..........37
Immokalee Wetlands............................................,..........................,..................,.",...39
Major Drainage Basins in Collier County..................................................................40
Ora inage Sub-basins...... .......... ................ ........... ..................... ......................... .........40
Groundwater Recharge to Surficial Aquifer..............................................................41
Groundwater Recharge to Lower Tamiami Aquifer..................................................41
Immokalee Listed Species .........................."........................................"...................41
Immokalee Archaeological and Historic Sites...,.................................................,.".41
Commercial Mineral Extraction Sites.."....................."....................".,...............,..",42
Immokalee Proposed Future Land Use Map".................."......................................43
Immokalee Future Land Use Map....................................................................,.."....43
Existing Land Uses in L T/CKSS Overlay..................................................................56
I mmokalee Zoning Map..............................................................................................57
Immokalee Parks ........................................................................................................62
Immokalee Schools............................................,................"."..,................................63
Existing Roadway Network, Arterials & Collectors.................,.................................66
Existing Roadway Network, Local Roads............................................,...............,...,66
Existing Immokalee Bicycle/Pedestrian Facilities..............,.....,...............................74
Collier Area Transit Routes.....,.......................,.........................,................,...............76
Immokalee Water & Sewer District, Franchise Area and Treatment Plants..........77
Immokalee Water & Sewer District, Potable Water Facilities..................................79
Immokalee Water & Sewer District, Sanitary Sewer Facilities................................80
Existing Immokalee Utilities ...........................................,...........................................80
lAMP 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, FAC" and Chapter 163 Part II, F.S, ("Attachment
A"), prepared by RWA, November 2009
lAMP Data & Analysis March 2010
vii
Collier County Reports 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 StoplShelter 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
lAMP 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 ofthe 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 untillmmokalee 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
lAMP Data & Analysis March 2010
1
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 (lAMP) as a separate element of the GMP. The lAMP
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 lAMP 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 lAMP, 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 lAMP. Over a four year
period, the IMPVC and consultant conducted extensive public outreach, collected and analyzed
data, and drafted recommended amendments to the lAMP.
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 andlor 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
lAMP Data & Analysis March 2010
2
,__._..""_m,. ''''__
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 Capita/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 lAMP 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 lAMP, 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 lAMP.
This lAMP presents a comprehensive program for guiding the physical, social, and economic
well-being of the Immokalee community. The proposed lAMP 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 lAMP 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).
lAMP Data & Analysis March 2010
3
t;
3
--3
-1c
if::J$:
\:J;:::j..:?
ill "'< -~
nPO
~~~
nrii~
~om
--u [T1
:r3
o r, ()
3 ::J ?O
r."..;: )>
en
rt
::J
n
'<
~n~
~~V
~~~
~l"~
~>-l""","------,
~>
~ S2
o
'OJ
,
[DO
i ~ [ ~ ~ ~ ~ ~
.~'~g'3-a~~
QQii'f/Jg~.~~
~~~ ;~~~
g~~ ~:~~
!!:!.. !J2: <'D ;f;.... (1' ---
:::0 ~ tIl Ci 0 !!!.. ~
~~ ~;:~~
a. 0. tt> ,,~ 0 OJ
IJ} n 2. .,., 5 :2
2.. ;;- ~ 3 S
~ m~~~
s: m g
;0 3 c
g "'8 ~
~ . -
w ro
3
m
"-
N
o
o
"
r-
It)
lC
It)
::l
C.
::;-
~
()
en
::J
"'"
<::
en~
J;l0l
0"0
<.0->.
03~
:3
:D
<t
Ol
VJ
~
z}>
:;;
,..'>~
j_W_
~ 0>
t >-"
....,_.....___........._____.__.___;__.,."'""""_.___H.._..."''''''''.._.~'_'_.,'''___'....'..,n...-.-........~._____.._,........'"'"...._.._.,
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 RED I 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 ofthis 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.
lAMP 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 1 PM: special meeting of the IMPVC;
2. May 2, 2006 at 5:30PM: pUblic workshop;
3. September 19,2006 at 5:30PM: 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 5:30PM: workshop to receive input regarding the "Illustrative
Plan";
5. October 17,2006 at 5:30PM: workshop to continue October 3 public input
regarding the "Illustrative Plan";
6. November 3,2006 at 10:00AM: 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 5:30PM: 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 2:00PM: Special meeting to review the draft Immokalee
Area Master Plan;
10. February 20, 2007 at 5:30PM: 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,
lAMP Data & Analysis March 2010
5
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 (COP) 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 COP 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
IMMOKALEE COP 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%
Source: 1970, 1980, 1990, and 2000 population from U.S. Census; 2008 population estimate, Collier
County Comprehensive Planning Department
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.
lAMP Data & Analysis March 2010
6
~ .~:-'~-_......._~._..'"
I " ''"-~.......__.---_.
!i
II
,-
[
Ii
~ ~
II
i ~
Ii
I ~
II
.~
~ ~
a:
; ~
.0
~ ~
I ~
~s
~
,
,
r
o
II
Ii
g
'"
~
l
~
~
'"
CAMP K~~S IW
-----
...................--.---...-
.
~
~
.
o
m
n
.
r
~
.
,
I
I
;
"
~
,
!
I
I
~
~
,
,
,
i
I
!
I
i
I
!
,
!
,
!
I
i
I
,
~
i
i
, /
I
."
~
15T5T5
I
r
i
-.
i.i
~
';
,
(r-"~-.J'
~~
~
J "\
// \
/ \,
! ~
,
(
,
\
"-.,
'1
,-..J
i
.1
"
I
~
~
~
l
/J
"
'I
M
,
,
~""",,",......
I
Ii
1
i
I
1
SRZ9 N'
_.,_-1
,....-....l....u"" ~
\,'
~
'p
~
.
~
I
I
i
;l
,
"
I
,
I
CAflSONRD
I
"
/
\
i
i
j
;1
-,
l
',~
I
,
'~
~
~n"'"
~~'\,J
(fj--=:....l
....c~
....r~
~j~
~~>:
L'
o
Z2.----
o
,N
" -~
~
~
~
.
o
~
z
.
~
.
f~
.~~~r
I
('.'"
L~ iL~.
"-'~,,~Iill'
'~"r!,
"" I,
\~:i
~, II
\2
;i
I
.~- ..
,"
,<
~ '
~__)LJ
. '
. '
. .
. .
.
. .
.. .......
i
J
;~
~
r:
l
,1
!
~
;{
.~
~
OJ
o
1:3
CD
<D
~~
::>"0
~
-' .....
~ ,
(Q!\.)
co
o
c::
::>
Q
OJ
~
<D'
Vl
I I D lr-c:D-'--:I~
o cJ l_J'" Ice
~ ~ ~ ~3 3 '~8 3" I~
...!!lo'~o33Q.
() () ::l <'l ^ ~ 0
oo(flm~w^:
c c ::E co - ~
~~ 3l~~~i
r)> W ([l s: C I
g @- ~. ~ g g- ,
~..., ::l C :::J :::J
JJ ~ <c (fl )> :v
2:1> ~ ~ ro m
c. a. 3 CIl III W
\Il~ ~~'ig
<'0;:;' \I 2 6-
("') ..... ~. \:oJ
Q ~ g -<
JJ 0
~ m
m
"
~
i
I
L
.J
-
:;~
-'"
:e
..;..
c
^-
:""
,-
;"'ii
;an
(j
......
,-,'v
)>.
Table 1-2
Age Distribution in Immokalee and Collier County
AGE DISTRIBUTION /1980 CENSUS)
IMMOKALEE COLLIER
CDP COUNTY
Total 'loaf Total 'loaf
Aoe 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 Aae 24.9 38.0
AGE DISTRIBUTION 11990 CENSUS)
IMMOKALEE COLLIER
CDP COUNTY
Tatal 'loaf Total 'loaf
Aae Persons Total Persons Total
Under 14 years 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 14,120 100.0% 152,099 100.0%
Median Aae 21.4 40.7
AGE DISTRIBUTION 12000 CENSUS)
IMMOKALEE COLLIER
CDP COUNTY
Total 'loaf Total 'loaf
Ace 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 Aae 24.7 44.1
Source: U.S. Census 1980, 1990,2000
The racial composition of lmmokalee'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 lmmokalee'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 lmmokalee, compared
to 15% for the rest of the County. Refer to Table 1.3 for a comparison of the racial composition
of lmmokalee and the balance of the County.
lAMP Data & Analysis March 2010
7
Table 1-3
Race in Immokalee and Collier County
RACIAL COMPARISON-1980
Balance of
Race Immokalee CDP Percent Cou ntv Percent
White 3,962 36% 70,699 84%
Black 2,739 25% 1,811 2%
Others 4,289 39% 11,726 14%
TOTAL 10,990 100% 84,236 100%
RACIAL COMPARISON-1990
Balance of
Race lmmokalee CDP Percent Countv Percent
White 7,518 53% 130,059 95%
Black 3,381 24% 3,505 3%
Others 3,221 23% 2,554 2%
TOTAL 14,120 100% 136,115 100%
Persons of
Hispanic Origin' 9,199 65% 9,789 7%
RACIAL COMPARISON.2000
Balance of
Race lmmokalee CDP Percent Countv Percent
White 7,201 37% 208,504 90%
Black 3,641 19% 8,032 3%
Others 8,568 44% 15,431 7%
TOTAL 19,410 100% 231,967 100%
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.
lAMP Data & Analysis March 2010
8
Table 1-4
Income and Housing
Immokalee Collier
CDP County
Median household income 1999 $24 315 $48,289
Median familv income, 1999 $22,628 $54,816
Per caoita income, 1999 $8,576 $31,195
Income below poverty level (%), 40% 10%
1999
Tenure:
Owner.occupied units 1%) 39% 76%
Renter.occuoled units 1%) 61% 24%
Mobile homes (% of housinc units) 29% 7%
Median year structure built 1980 1987
(housina unitsl
Lack complete plumbing facilities 7% 0.5%
(% of housina unitsl
Lack complete kitchen facilities (% 7% 0.5%
of housinc units)
Median cross rent $406 $753
Median value for mobile homes $19,700 $41,100
Median value for all owner. $56,000 $149,000
occuoied housina units
Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85
1.6.2 Agricultural Statistics
Most of the County's agricultural production occurs in and around Immokalee and it continues to
be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee,
but it is assumed that it will continue to be a key industry throughout the planning timeframe,
given the ability of the area to continue to meet winter demand for vegetables. According to the
"Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research
Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and
around 20 percent of all business establishments in Immokalee were based in agriculture in
2005. To put it another way, one out of every five businesses is related to agriculture, and over
half of the employed population - more than one out of two - works in an agricultural industry.
(A copy of the full report is included as a support document).
As shown in Table 1.5, from 1997 to 2007, overall farm acreage in Collier County has
decreased by approximately 60 percent, while the value of agricultural sales has remained
about the same. Data specific to Immokalee are not recorded by the Census of Agriculture.
lAMP Data & Analysis March 2010
9
Table 1-5
2007
Collier County, Selected Data, Census of Agriculture, 1997, 2002, and
1997 2002 2007
Farms (number) 235 273 322
Farms (acres) 277,279 180,852 109,934
Estimated market value of land and
buildincs:
Averaae oer farm 1$\ $2,152,046 $1,652,022 $2,039,523
Averaae oer acre ($1 $1,796 $2,660 $5,974
Market value of acricultural products sold $276,924,000 $267,636,000 $278,822,000
Vegetables, potatoes, and melons
harvested for sale (acres! 17,010 17,947 12,982
Citrus (acres! 34,861 35,930 21,551
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 ReportNolume 1. Chapter 2 Countv 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
II>
l!! 150,000
"
<C
100,000
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 ReportNolume 1. Chapter 2 Countv Level/
Florida/index.asp, 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 IUA).
lAMP 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
NAICS Codes
Average Average
NAICS Occuoation Code Weeklv Pav Annual Pav
NAICS 11 Agriculture, forestry,
fishina and huntina $377 $19,584
NAICS 111 Croo oroduction $374 $19,436
NAICS 112 Animal oroduction' $650 $33,799
NAICS 115 Agriculture and forestry
support activities $377 $19,596
NAICS 236 Construction of buildinas $1,108 $57,600
NAICS 237 Heavy and civil
enaineerina construction $1,117 $58,109
NAICS 238 Specialty trade
contractors $747 $38,832
NAICS 44-45 Retail trade $561 $29,165
NAICS 811 Reoair and maintenance $625 $32,501
, 2007 data not available for NAICS 112, 2006 data is shown
Source: Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2007, available on-line
at: http://www.bls.aov/cew/, accessed Juiy 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 playa 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.
lAMP 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
Permanent Percent Permanent Percent Peak
Year Poou lation Increase Poou lation Increase Population'
2000 21,845 22,032 26,438
2001 22,219 1.7% 22,314 1.3% 26,777
2002 22,410 0.9% 22,605 1.3% 27,126
2003 22,800 1.7% 23,336 3.2% 28,003
2004 23,872 4.7% 24,058 3.1% 28,870
2005 24,244 1.6% 24,348 1.2% 29,218
2006 24,453 0.9% 24,622 1.1% 29,546
2007 24,790 1.4% 24,654 0.1% 29,585
2008 24,519 -1.1% 24,445 -0.8% 29,334
2009 24,372 .0.6% 24,298 -0.6% 29,158
2010 24,225 -0.6% 24,882 2.4% 29,858
2011 25,539 5.4% 26,208 5.3% 31,450
2012 26,878 5.2% 27,561 5.2% 33,073
2013 28,244 5.1% 28,940 5.0% 34,728
2014 29,636 4.9% 30,346 4.9% 36,415
2015 31,056 4.8% 31,727 4.6% 38,072
2016 32,399 4.3% 33,088 4.3% 39,706
2017 33,777 4.3% 34,491 4.2% 41,389
2018 35,205 4.2% 36,048 4.5% 43,258
2019 36,891 4.8% 38,104 5.7% 45,725
2020 39,317 6.6% 40,530 6.4% 48,636
, Estimated at 20% above October 1 population figures, consistent with peak population calculated for
Collier County as a whole.
lAMP Data & Analysis March 2010
12
Figure 2-1 Immokalee Population Estimates and Projections, 2000-2020
10,000
April 1
- October 1
- Peak
60,000
50,000
40,000
30,000
20,000
o
~& ~","v ~~ ~~ ~c!}> ~"", ~{v ~~ lo ~~ ~~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
Year
lAMP Data & Analysis March 2010
13
a::
ffi
/Xl
~
1)
e
C1l
g-
et
lI)
l::
o
'-
-
U
,Q)
0'
et
l::
o
~
~
;:,
&
~o::
.- (ll
"'<:I.U
c,,~
rnc~
urn"
.E - (])
o E.~
c.2S
0" ::J
u(])>>
wE"E
- -::J
0:;:: 0
~.Q()
QJCOCi>"'-:"
'- Cf)'- Q)
::JQ)=Q)
CO'-Oca
(])rnO-"
..c Co . 0
.....~~E
Eo.oE
00:::';:;-
~co~O>
~I.U .O'.!:;
coo,-""C
::J a. ::J
ON.....13
ON'a;.~
~ .<:~
.Q;! ~ ~ Z"
=..0._ 'c
o co (/) ::J
ol--E
~ c c
0.- (]) E
-""0:20
~ a> ~ (,)
0"'0'-0>
._:::s_ c
13 c:; rn.-
(]) c c c
........- 0 c
00 (/J m
a."'" en CO 0..
-(])
c:caw.,C
,2 ~ Q) ~
mro"'CQ)
__:::J....
:J 0:: C3 0
a. c-
O CO._ rJ'J
c..W +-' c
.....ceDe
c_C .-
wmoo
u "'O"'C Q)
Q).- '--'
..... '- >-.0
.......QQ)L...
(/) LL..c a.
O_f-Cl
Eo. c
Q)~~~
..,C.- c-
.....(/):::3:J
- a:; 0.2
Q) > (.) ca
Q).-..c U
met.)
.::.!::::) m'!::
o Q) Q) CI)
E..c '- C
E ::::.E ,2
-rn -
o c ~
.......c 0,--.
u:.;:; 0
,2 r.... u '-
~caQ)c.
(.) Q) '0' OJ
Q)CI),-c>
Q.Q)Q.c:
U) 0:: c m
0(/)0"-
c "'(]):.;:; E
rn ::J
Q) c "3 .-
E'OO a. ""C
>::Jo(])
> (ll a. E
C\l
<-.i
~
~
'" 000
'" ODD
0 mNO
N uioo;f~
'" 0 <0
'" '" <0
0 ODD
'" ODD
0 coom
N a.ONN
"'t-m
"'....'"
'" ODD
N ODD
~ 0 m....'"
N o-r-:<<:i
.~ "''''N
<C "'....'"
, vi
c
0 0 ODD
t5 N ODD
.~ 0 <Ot-~
N T'""-oN"
~ e ....0<0
0- "'........
'" ODD
~ ODD
0 ...."''''
N Ct:J~MT'""-
N<OO
"''''....
0 ODD
~ ODD
0 NCO....
N LO-T'""-ro
~"'....
"'''''''
(]) - co ....
iii ~O'"
:':: 0 co
E o..NC',j
~ <C '"
w '"
.. Ot-
=> Ot-
.. 0'"
C N -
'" ~
t) -'"
::N
.~
<(
0:: E
.?: w :>
C ::i ;:: 'O~
=> -'0 ~I
0 0-,
t) t)
I/)
C')
o
N
co
o
o
N
-
c:
::s
o
U
..
.!!!
'0
u
..
o
-
CIl
c:
o
:;::l
"
(])
'0'
..
0-
c:
o
:;::l
.!!!
::s
c.
o
0-
0::
lD
W
lD
o
~
o
N
.<:
u
~
rn
:;;
III
.ijj
>>
c;;
c
<(
o/S
.l!l
rn
o
0-
:;;
::!;
N
,
N
(])
:a
l'lI
I-
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.
Table 3-1
Existing Land Use in the Immokalee Urban Area
Parcel
Land Use Count Acres Percent
Aariculture 103 9,442.1 55.2%
Commercial 198 187.6 1.1%
Conservation 4 90.6 0.5%
Government 77 2,683.0 15.8%
Industrial 57 127.1 0.7%
Institutional 120 386.6 2.3%
Multi.Familv 163 140.7 0.8%
Sincle.Familv 2,973 1,790.8 10.5%
Seminole
Reservation 2 423.9 2.5%
Roadwavs 60 718.0 4.2%
Vacant Land 1,467 1,101.6 6.4%
Total 5,224 17,092.0 100.0%
Source: Collier County Property Appraiser, 2008
lAMP Data & Analysis March 2010
15
.-
00
1
2
'"
~
.
~
r
,
o
C
,
~
,
~
'"
"
~
'1
f
~
~
2
"
a
~
~
~~~
! ')
(~ \
\
\
"'~
n
0 3
3 ~
-'3 ~no :3
-f.::- I []lnIIIIDID 0 ~
if::::, ~ 0 r- 53 ~
~~~ CD
,,~~ @ <C CD I
n n ~ ~ ~ ~ S Q n a ~ 3 CD CD
~ 7"0 " g, g, ::l
~ ~. ~. @e.lQ~g-~~gr.fl3 Q. ~ A
rH' ~ ....c~ ~ ~ ~ g ~ ~ 3 ~ g' 0
,..,..A.. zL->' n n r ro ~ 5 ~ ~ m ~ ~ ~ en'S:
o (b ....r' 0 0 ID 3 ~ ~ - 3 n ~ c -
< c c 0 ~ ~ ~ ~ ~ g. ro ~ :::::i:
n!l..r ~:j~ . 0 0 0. <::!-Ql
'8 '" '" '< ::l ~ ::J' ~:i:
~Ol"l1 0 S' )> ~ CQ"tl "
-'1 l"l1 1-6>; 0 ij- ID r-W =0
"- 0
I3n . ;0 ![ )> Ql , ;0",
o (b 8 0 ID m ::J""
3~~ ~ ID 0 ID Q. ;:::;1;>
0. 0.
,-:> . 00 OJ ,....-
~)> n 0 c: ;t"n
Q. c
0 en
<..n r0- o. r.m
(b ~ ID CD ;:;:ii
~ -<
:::J ~ -'"()
-Q ;0 :-~
0 ::.- ::3:::0
ID
0. 6'
00 ;:t>
;::;:
Figure 3-1 Existing Land Use by Percent of Total Acreage
1%
6%
2%
56%
iii Agnculture
. Conservation
. Commercial
. GO\emment
. Industnal
o Institutional
o Multi-Family
o Single-Family
o Roadways
. Seminole Reservation
o Vacant Land
1%
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 UDA.
3.2 Conservation
The parcels designated as conservation for the purposes of existing land use are conservation
areas within the Arrowhead PUD, making up approximately 91 acres and 0,5 percent of the total
land within Immokaiee,
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,
lAMP Data & Analysis March 2010
16
Table 3-2 Commercial Development within the Immokalee Urban Area by DOR
Use Code
Total
Use Number of Building
Code Description Parcels Total Acres SQuare Feet
11 Stores, one storv 66 39.88 363,292
Mixed use - store and office or store and
12 residential or residential combination 38 26,76 198,111
14 Suoermarkets 5 2,88 23,874
16 Community ShoppinQ Centers 3 28,88 152,483
Airports (private or commercial), bus
terminals, marine terminals, piers,
20 marinas 1 5,00 3,321
21 Restaurants, cafeterias 11 6,79 38.231
22 Drive-in Restaurants 3 2.42 8,702
Financial institutions (banks, savings and
23 loan comcanies, mortaaael' 4 8.46 37,767
Repair service shops (excluding
automotive), radio and T. V, repair,
refrigeration service, electric repair,
25 laundries, laundromats 8 5,18 44,394
26 Service stations 10 5,51 40,152
Auto sales, auto repair and storage, auto
service shops, body and fender shops,
commercial garages, farm and machinery
sales and services, auto rental, marine
equipment, trailers and related
equipment, mobile home sales,
27 motorcvcles, construction vehicle sales 17 14,19 100273
29 Wholesale outlets, croduce houses 9 10.07 86,862
32 Enclosed theaters, enclosed auditoriums 1 1,56 14,683
33 NiQhtclubs, cocktaillounQes, bars 4 0,87 12,285
Bowling alleys, skating rinks, pool halls,
34 enclosed arenas 2 0,34 3,505
Tourist attractions, permanent exhibits,
other entertainment facilities, fairgrounds
35 (orivatelvowned) 1 0,26
39 Hotels, motels 2 1.41 12,091
TOTAL 185 160.49 1,140,025
Source: Collier County Property Appraiser, 2008, and RWA, Inc,
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,
lAMP Data & Analysis March 2010
17
Table 3-3
Code
Office Development within the Immokalee Urban Area by DOR Use
Use Number of Square
Code DescriDtion Parcels Acres Feet
Office buildings, non-professional
17 service buildinas, one storv 7 11,02 71,450
Office buildings, non-professional
18 service buildings, muiti-story 1 1,03 6,579
19 Professional service buildinas 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 (FlAM). The FlAM
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 Studv Economic Analvsis:"
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 thatlmmokalee will move over time to a ratio
closer to the state and county, The law case assumes that the ratio of residents to retail
employees falls from 55 to 36 by 2030. The medium case assumes thatlmmokalee's
population to retail employees faUs to the state average of 18,2 by 2030 and the high
case assumes that the ratio faUs to Collier County's average of 16.8 by 2030,
Florida's Agency for Workforce Innovation (AWl) 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
lAMP Data & Analysis March 2010
18
Excerpt from the "Immokalee Master Plan Studv Economic Analvsis:" (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 iow, 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 addttional 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 immokalee Low Case Retail Plannina Forecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 64 38,114 5
2005 to 2015 136 81647 10
2005 to 2020 219 131,370 16
Table 3,3 mmo a ee e lum ase etal anmnq orecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 164 98,480 12
2005 to 2015 373 223,761 28
2005 to 2020 650 389,792 49
k i M d' C
R 'IPI
F
T bl 341
k I H' hC
R t 'IPI
F
a e mmo a ee Ilgr ase e al anmno I orecas
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 193 115,746 15
2005 to 2015 469 281 470 35
2005 to 2020 865 518,751 65
3.2.2 Office Space Forecast
The Office space requirements to meetlmmokalee'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 FlAM 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,
T bl
k I L C
Off' S
PI
F
a e 3,5 mmo a ee ow ase Ice ;pace anmnq orecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 120 72 225 9
2005 to 2015 197 118,298 15
2005 to 2020 278 166 722 21
lAMP Data & Analysis March 2010
19
Excerpt from the "Immokalee Master Plan Studv Economic Analvsis:" Icontinued-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 Case Office Snace Pianninn Forecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 188 112,763 14
2005 to 2015 310 186,027 23
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 Hiah Case Office Soace Plannina Forecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 236 141,318 18
2005 to 2015 449 269 089 34
2005 to 2020 689 413,649 52
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,
lAMP Data & Analysis March 2010
20
Table 3-4
Industrial Development within the Immokalee Urban Area
Use Number of Total Building
Code Descriotion Parcels Total Acres Souare Feet
42 Heavv industrial, heavy eQuipment 2 5,67 40,359
Packing plants, fruit and vegetable
44 oackino olants, meat packinQ olants 24 82,80 1,043,875
Mineral processing, phosphate
processing, cement piants, refineries,
47 clav plants, rock and Qravel plants 1 0,94 6,481
Warehousing, distribution terminals,
trucking terminals, van and storage
48 warehousino 13 19.43 140,439
Open storage, new and used building
supplies, junk yards, auto wrecking, fuel
49 storaoe, equipment and material storaoe 17 18,28 85 564
TOTAL 57 127.11 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
lAMP 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,
Figure 3-2 Industrial Park Locations at Build-Out, RLSA and Immokalee
i
LEGEND:
", I
i '~;'\
"
I
. Industrial Park
,. -~
. 2007 Existing Industrial
Park
RLSA
~~ b "~
,I j '\. t-\..., J '.-- __':>"1..,; .-
"~~ "" ~ r.....-
, [ .-- ~,--,-
I ( J '
'C :--1 .
,- \ W~OKALE RD . 1
,. -l
f\
.
'1 -I
I I
I I
!
I
~
B
\,' -l'
, ..
I
,
i
, I
Source: Collier Interactive Growth Model Executive Summary, Van Buskirk, Ryffel and Associates, I nc,
September 2008
Cl'l3S&
I "
fIi
I
-!5
!iJ
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.
lAMP Data & Analysis March 2010
22
Table 3-5
Collier County Industrial/Business Park land Surplus/Deficit
2005 2010 2015 2020 2025 2030
Industrial Sq, Ft. 30,652,642 6,247,194 6,549,116 6,506,391 6,160,814 6,161,395
Total Demand
Industrial Acres 3,832 781 819 813 770 770
Demanded
Indus/Business
Park Acreage 1,878 379 586 315 299 299
Available
Acreage Surplus - (402) (232) (498) (471) (472)
or (Deficit)
Cumulative
Acreage Surplus (402) (634) (1,132) (1,604) (2,075)
or (Deficit)
Source: Fishkind & Associates, August 2007, Industrial/Business Park Land Needs Analysis
The finai 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,
Excerot from the "Immokalee Master Plan Studv Economic Analvsis:"
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 thatlmmokalee [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 FlAM 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 (AWl) 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 iand to support the growth in industrial companies
grows to approximately 1,600 acres by 2020,
lAMP Data & Analysis March 2010
23
Excerpt from the "Immokalee Master Plan Studv Economic Analvsis" (continued):
Table 3,9 Collier Medium Case Industrial Plannin o Forecast
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 Study Economic Analysis, Regional Economic 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 aboutlwo 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 ofWestclox 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,
lAMP Data & Analysis March 2010
24
,
~
!
'0
,
o
I.
,
~
,....,
,I'-----......;'__f---____-.
i ----
/
\,
'.
,I,
\.
I
,
\
,
\
"
.
.
o
~
"
o
Ii
"
.
I,
I ~
~
o
"
o
(-r - '~llJ
[]I]
~j
.
.
,~
,.
SR29N
I
~
O~,J-.~
~~~~....
..
n
0
3 ~
--3 ~no
-f.::- ~
if;:::, ~ I DDi ~
",..,..~ ~t..~ -g - y
-'< ~3
~;oO " n n _ CD
'0 g, Q. 3 ~ :J -,3 ~
{b{b~ ....c:~ g ~. ~ ~ Cl Q. ~o
,..,..A.. z[> ~ ~ CJ""s:
o (b ....l' n n ID
< 0 0 ro- CD Ol 0::::1:
n!l..r ~:j~ . c c m <:: co Q)
~ 0 0 <;;: ~:I:
~Ol"l1 '" '" ~CD"tl ';
-'1 l"l1 1-6>; r )> ~ OlJ<..:l =0
0 ij- 0
I3n 0 0 "tl _ '
. "- " 30l"> 7'7'
o (b '0 '" ~ m
3~~ " 0 0 ID 0 CD ::J ;:::;1;>
,-:> ffi. 0 ID 0 OJ ::J ::J ,....-
~)> 0. 0. 0 -;rn
00 n c ~CD
Q. 0 "'0. 'm
<..n 0.
(b r0- o C.,)
:::J ~ -< 3()
n ~
'< ;0 ~:::o
0
ID
0. ;:t>
~
Table 3-6
Residential Planned Unit Developments in Immokalee
No. of No. of
Project Approved No. of Vested
Name of Develooments Ord. No. AcreaQe Units Units Built Units
Arrowhead 2005-13 307.44 1,245 329 916
Collier Villaoe 90-18 39,14 210 122 88
Cvoress Green Aoartments (6) 87-3 5.00 42 42 0
Davenoort 87-75 29.00 187 142 45
Esoeranza Place 2008-28 31,63 262 0 262
Faith Landino 2007-35 35,11 175 0 175
Garden Lake Aoartments (B\ 89-09 7.29 66 66 0
Garden Walk Villaoe IS\ 96-4 17,06 204 0 0
Harvest for Humanitv 2007-59 38.40 105 89 16
Heritaoe IS) 91-73 345,60 798 0 0
Immokalee Senior Housinn 2004-29 7.44 119 30 89
Kaicasa 2007-34 100,00 400 0 400
Libertv Landino 2006-29 26,85 162 60 102
R, Roberts Estate 92-007 39.90 103 79 24
Sanders Pines IB) 88-5 5,00 41 41 0
Summer Glen Aoartments (B) 91-7 7.43 46 46 0
Timber Ridae (B) 94-23 10.10 59 59 0
TOTAL 1,052.39 4,244 1,105 2,117
(B) - Buill-out
(S) - Sunselled, 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 lAMP, As
demonstrated in Table 1-4, mobile homes in the Immokalee Census Designate area have
vaiues 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.
lAMP Data & Analysis March 2010
25
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 lAMP, 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,
lAMP Data & Analysis March 2010
26
Table 3-7 Mobile Home Parks in Immokalee, 2000 Inventory
No.
No. Confirmed Size Permits Zoning & FLU
Street Address MH'S MH's (Acres) DUlAC Issued DesiQnation
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
7112NDAVE 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 VRlCC-MU
617 5TH ST. S, 3 3 0.44 6,82 2 VRlLR
311 6TH CT, S, 3 3 0,14 21.43 0 VRlMR
318 6TH ST, S 3 3 0,18 16,67 0 VRlMR
302/304 7TH ST, S, 4 4 0.28 14,29 1 RNP VRlMR
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 VRlMR
110 9 TH ST S. 23 21 1.43 14,69 0 MH/CC-MU
1089 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 VRlLR
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 5RNP VRlMR
815 ANDRES LN 7 7 1,01 6,93 6 VRlMR
610 BOOKER BLVD, 5 5 2,36 2,12 5 VRlMR
2700 BRADLEY DR 14 14 2,07 6,76 2 VRlMR
1503 CARSON RD, 12 3 1,69 1,78 0 VRlMR
1410 CARSON RD, 13 13 2,02 6,44 8 VRlMR
3507 CARSON RD, 20 18 3,33 5.41 0 MH/MR
408 MINERS LN 15 12 2,34 5,13 2 VRlMR
625 PALMETTO 5 5 0,25 20,00 0 VRlLR
310 WEEKS TERR 3 3 0,19 15,7895 2 MH/HR
3513 WESTCLOX ST, 6 4 2,02 1,9802 0 VRlMR
3503 WESTCLOX ST, 5 5 0,96 5,20833 1 VRlMR
3601 WESTCLOX ST. 15 13 1,34 9,70149 0 VRlMR
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
lAMP 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 ex1erior 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 DescriDtion Annrenated Points
Standard No visual defects 0-9
Standard M Slight defects that can be corrected during the course of 10-19
regular maintenance, The structure can still provide safe and
adeouate structure,
Substandard Minor defects requiring more repair than would be provided 20-29
ruing regular maintenance, Structure still provides safe and
adeauate shelter,
Deteriorated Major defects requiring extensive repairs, Structure will not 30 or more
orovide safe and adeouate shelter unless reoairs 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 she iter.
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
ex1ensive repairs in order to provide safe and adequate shelter.
Classification No. of Dwelling Percent
Units
Standard 2,024 56,9
Standard M 701 19,7
Substandard 427 12.0
Deteriorated 287 8,1
DilaDidated' 119 3,3
Total Survev 3,558 100,0
Immokalee Housing Inventory, Overall Results, All Categories
Table 3-9
'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
lAMP 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 1st 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.
lAMP Data & Analysis March 2010
29
go
I
~
.
~
~
~
~
~.
~
'"
l
J
f
~
"
!
.
~
~
,",''-
(~'
-~---
'",
),
, \
\
.
<
o
~
Iii
~
m
m
'"
"-
\
'-...
l:OJ
;"'1
Ci1'
a
KEAI D
1'. ~
M .~'"'
'L .~ . .' ....
._ II IL" .
. _1-. ." .\ IfI, .
I.. 'If'. , ..' ., I.-
. '~JJ'.-- J- ,
i ._I....'.......-..i
"li ~". -.'ti I
Iilil
'~~
iLl:
o
.
!i~
'.~;'i
"
./"1 n
"?
.Ii' 0
i\l\ 3 ~
"'"
1 -'3 ~no I ID
-f r- 3
j :J"c~ 0 CD ~ ~
(t) ~. ~~~ ,- <C 3
~- :2.~ ~ CD
( @ n n ~ r-O
g, g, 3' ::l
~ 7"0 " 0 3 Q. Ol@ ~
@ !}!' ~. ID 0
{b{b~ ....C~ ;l. ^ ::J-
,..,..A.. z)....> n () 0 ~ o.CDs:
0 0 ID r0-
O {b ....r' c c 0 ~ c:CD :::::1:
< . 0 0 0. S;
n!l..r ~~~ ~ '" '" ~ ~{J ~:I:
">t- o )> rr
~Ol"l1 0 ID
-'1 l"l1 0 ij- ~ -'w =0
"- )> rn '" ,
I3 n JIICl _ . ;0 .@: Ol xgw 7'",
0 {b -8 0 ID ~ ::'-CQ
ID 0 OJ ;:::;1;>
3 ;> z ~ 0. 0. &
,-:> ~ 0 ,....-
n c ;::;:~
(b Q. ~ ~m
0. ~m
ro- ~ C')
<..n ~ ~ Ol ..
{b ~ :::l =()
:::J ;0 ~
n 0 ,-
'< ~ :c. :::0
0.
~
;:t>
Table 3-10 Vacant Acreage by Future Land Use Designations
FLU Acres
Commercial 24,2
Commerce Center-Mixed Use 38,8
Neiohborhood Center 132,2
Industrial 26,8
Commerce Center-Industrial 127,5
Recreational Tourist 3.0
Low Residential 557,6
Mixed Residential 73,9
Hioh 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
11%
2% 4%
12%
50%
lAMP Data & Analysis March 2010
o Commercial
. Commerce Center-Mixed
Use
. Neighborhood Center
o Industrial
. Commerce Center-
Industrial
. Recreational Tourist
o Low Residential
o Mixed Residential
iii High Residential
30
Table 3-11 Vacant Acreage by Proposed Future Land Use Designations
Pro Dosed FLU Acres
Commercial Mixed Use 233,9
Industrial 26,8
Industrial Mixed Use 128,2
Low Residential 393,8
Medium Residential 169,0
Hiah 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
4%
o Commercial Mixed Use
.Industnal
. Industrial Mixed Use
o Low Residential
o Medium Residential
6l High Residential
o Recreational Tourist
15%
2%
37%
lAMP Data & Analysis March 2010
31
Table 3-12 Vacant Acreage by Zoning District
Zonino 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
I 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: Coilier County Property Appraiser Data, 2008 and RWA, Inc,
Figure 3-5 Vacant Acreage by Generalized Zoning Categories
7%
6%
lAMP Data & Analysis March 2010
. Agriculture
. Commercial
o Estates
o Industrial
iii Mobile Home
. Public
o Planned Unit Del.elopment
o Residential Multi-Family
o Residential Single-Family
. Village Residential
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 PERCENT
ID DESCRIPTION ACRES -AGE
3 Malabar Fine Sand 112 0,7%
6 Riviera Limestone Substratum - Cooeland Fine Sand 233 1.4%
7 Immokalee Fine Sand 4,222 24,7%
8 Mvakka Fine Sand 1,095 6.4%
14 Pineda Fine Sand, Limestone Substratum 13 0,1%
15 Pomella Fine Sand 595 3,5%
16 Oidsmar Fine Sand 2.431 14,2%
17 Basinaer Fine Sand 672 3,9%
18 Riviera Fine Sand, Limestone Substratum 100 0,6%
20 Ft. Drum and Malabar, Hiah, Fine Sands 6 0,0%
21 Boca Fine Sand 47 0,3%
22 Chobee, Winder and Gator Soils, Dearessional 915 5.4%
23 Hoiooaw and Okeelanta Soils, Deoressional 495 2,9%
25 Boca, Riviera Limestone Substratum and Cooeland FS, Deoressional 494 2,9%
27 Holooaw 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, Juoiter and Maraate Soils 154 0,9%
32 Urban Land 9 0,1%
33 Urban Land - Holooaw - Basinaer Comolex 13 0,1%
34 Urban Land Immakalee - Oldsmar Limestone Substratum Comolex 1668 9,8%
37 Tuscawilla Fine Sand 966 5,7%
38 Urban Land - Matlacha - Boca Comolex 30 0,2%
Winder, Riviera, Limestone Substratum, and Chobee Soils
43 Deoressional 494 2,9%
99 Water 108 0,6%
TOTAL 17,092 100.0%
Source: South Florida Water Management District, 1998
lAMP Data & Analysis March 2010
33
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 Survey 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 ottile 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 making the ratings. Soil properties and site features considered are those that
affect the absorption of the effluent, those that affect the construction and maintenance of the
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 water table, depth to bedrock, depth to a cemented pan, and susceptibility to
flooding. Stones and boulders and a shallow depth to bedrock, ice, or a cemented pan 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
80 - 89
50 - 79
30-50
0-29
Very High Potential
High Potential
Medium Potential
Low Potential
Very Low Potential
lAMP Data & Analysis March 2010
34
i \ L//~\, ~v
~~~JT
-l - (~O · (?- 'l
~.tf.@ QP~-O
~~~
~ )
. ,,----,.
~~-" ~
~ '( (. ~ "~ \
l ) d:q'1~'\
-:::1/ II
. .
, .:~,.
,~i / c;:? \'l'
~ ".,~.,," /. ~ (
r\(\ ("'" / . Y' "--..N
rJ;J, <( \ c ~
~ V/ )
./
^
('-i
~
~"
~
f1!~ r{~
r?~~ )
'\~
.. ~
AlA
)'~ fi
~ ~ ,!i
'"
ut
'f ) )
(~~~ ~)
~~;:)
)w ) ):,
.
r.
o
3
-'3
it5 '> Io~O
_.> C
:;<.-;: 3: ~Z
~ 0 ~".;;.4
@ R. ...c........... zv
rI-([ll' ...[~
o <)> L';-"'"
n!l.r 1""'-",--""'"
s:v OfT1 z~
=--u m ~C.........
6=~() ~
3">
" ~
,- }>
~
"
"
-'!
.,~ (
''--'"'-
~ .T
C':"'" ---
p;p. .
-....... ~\
T .7 f\-
o ~J )~
-
~.
"",(
) ~)
~ 'I ~
--< (;' .
"" -
, '$
o
DQ
-(I
~
'-
~
0_ >,JI
;:,-------r ------....., , ..
~~~
.
.
. 1'--.,
~. "
.
. '-
~
.
I~.
." ..." _-fl
..
(
--
o IIIOOOOD i ~; i i ~~ ~ i ~~ i ; ~ ~~ '~g ~; '~ '~'~ ~'~.~ ~ i'~ i'~ & 0 l; - "',
_ 0 0 ~ z ~ . . 0 5~ z > ~~ ~ ~ ~5 ~ ~ 0 ~,~ 0 ~ > ~ m Z ~ ~ m ~ S ~ 0 mien <C 3 ~
il n ~ ~ ~ ~ ~ i iH~ n ~n ~ ~~ n ! ~n n n ~ H ~ ~ ! ~ H ~ ~ CDQ.~ :3 ~ . ~
." ., 00 0 I I ~ .~' z CC' ~~ ~ . ~ z~ 0 Z Z 0 m Z Z Z m m Z m . zoO -,
il g g ~ ~ g ~ ~ ~c ~ ~ n ~ ~~ ~ j ~ .~~ ~ ~ 0 ~ ~ ~ i i ~ ~ i ~ ~ a ~ ~ ~ '
~ ~ ;, ~ c!i i ~~ ~ ~ ?~ ~ iiI~ 0 ~ 0 ~~ ~ 5 i c ~ 0 0 c ~ 0 0 ~ ~ 5 ~ ~ :>0 I.
r > ~ 00 ~ m 'i' ~d' .<rn, ~. ~ .0 ~ ~ ~ ~ ~ 5 c 0 c c CD "" ~
i g ~ ~ ~ ~ ~ ~~ g ~~ ~ i::~ ~ ii~ B ~ ~ ~ ~ ~ ~ ~ CD .g <;:
<> ~ 12 (5 a m 0 ?;c)> ,,0 Z ~ Sl o~ r (1l _:1: ~ ffi d '> ~ C/) l ;;:;:.
~ ~ ~ ,,~r~ ~ ~~ ~, ~~ . Q ~ ~ ~ ~ ~ . 0 -I:>. =0
:> > ,... ~;o '" ;0 ;0 $: ~ S;; m m OJ '" ~ -. I ',,'7'
o~ ",:>>2 . 8 ;:J'UO I!!:'" '" C" !XI :::"......l.,. .
,~ "0 <' ,< < "," z iI "~Q 0 w ,l>
o (") ;:: -u [:J:U 0:>> $: -; v C ,...-
~ 0 0 . J:;; ~ ~ {I) c! ~ ~ C 2: rn -:m
~ l= x o~ 0::: s: c! Z g >< /m
l!J ~o;:: ~ ~ ::!' .0
I d ~ * 6'(}
~ ~ -. --~
o z --
~ 0 >>-
.
~'~)
(()',','
. ~
(C ,i~
~) ~),4"
~.~~\J
) )/
~ ~ 4\ \~,,','
, , if
,~)\~
J i/l
Table 4-2
Suitability of Soil Associations for Septic Tank Installation
Association Name Soil Name Percent' Weighted Soil
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- Peck ish Kesson 58 0.0
Anclote Peck ish 19 0.0
Anclote 22 0.0
. This figure is the percentage of the association this soil represents.
Source: Collier Soil and Water Conservation Service
4.2 Wellfields
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 lAMP amendments do not
lAMP 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.
lAMP Data & Analysis March 2010
36
!
1
[
!
~
I
"
,
!
j
!
,
!
~
!
I
i
>
!
!
i
.
.
o
~
~
m
Ii
i
,:r;.
"
l
-~,
~
<
i
l
'"
~j:
,~j/
n
o
3
--3
""'0:-
if~, ~
2" -Z ~
n7"O
~2..~
o I'll
<
n CL,
~O[Tl
-~
I3[Tl
o I'll n
3 ;po
I'll )> J>
CD.
(1)
::J
-Q
""'to
~()~
.-~~
... C::-......
...1'"'''-'
~::J~
~6>;
(1
,-
-I'-
d )
(~-'~~ "
"
I \
,..J \
" ~
(
,
- -\~ .-.
. I
I
\
"..
'-
-i
"U
!j;-i<-.
zmm
-i;o;o
::;;-i~
m;o
r-~:<
r--i"'
:!!;:::li'
mm;o
r-zc
C-im
z
,
..U.
11 ,tc1
.i I ! _ 1 _~)"'O ~:i
1, ~L I !j;;;tm
F::L i ~;aO
.,,-.~L 1- ~:;l ~
2-; :- I~O
o~1 I-IZ
:g---.3- :!l:s:::;:o
-1\ mmO
{"_", _ '-I r- z :I>
i '-.J 0-10
5R29
.~
/
((
~~o.J
//fc,l,'i
/,,_0~J /-.W
,,~
!j;-i-i
zm:I:
-i;om
::;;-i:l>
m:;:O;:j
r-~"
r--iO
:!!3!::;:O
mm-i
r-z
C-i
-/'~l_,_
o
I .11100:i
~~~~~~~3~
~!l;:~;';';'~ Q.
() C1 g .b. W N ~ ~
g g nl I I , I <5"
:J :J g: ~ TI ~ 0 CD
-<-<~CD~'O:JC
r:t:-:J CD a-
O;:J. -<~~~OJ
~!!l ~~~~:J
~ ~ ~ ~
~ " ~
IF c. OJ
o 0
!2. 5
" 0.
n ro
Q -<
;0
o
~
0.
00
3"
:3
~~
~:::::
(I):::!>
(I) (I)'
,,0:
Qf()
(i)O~
~::J_
III (I) ....
::JCIl~
Q. 0 '
.."I'V
C/)-
(I) ::J
::i: :::!!
(I) l:::
~ <D
Cl?l
<i;-(I)
~
::J
0'
~
"
~ ~
4
:::::!:
;:!:
=0
~~ ;:::-
=;.;.
~
/m
::::m
.. III
3("')
/
;=::::C
:>
z[>
-g
~
o
.
g
o
.
'0
~ 0
ffi. 0
Table 4-3
Immokalee Urban Area by level One FlUCCS Category
FLUCCS Level One Acres Percent
Urban and Built-Uo 3,102,18 18,1%
Aariculture 6,385.48 37.4%
Ranaeland 627.42 3,7%
UDland Forests 2,395,60 14,0%
Water 90,98 0,5%
Wetlands 3,861.48 22,6%
Barren Land 103,65 0,6%
TransDortation & Utilities 526,22 3,1%
TOTAL 17,093,01 100,0%
Source: South Florida Water Management District
Figure 4-1 Immokalee Urban Area by FLUCCS
III Urban and Built-Up
I!l Agriculture
. Rangeland
o Upland Forests
1% _Water
iii Wetlands
o Barren Land
_ Transportation
',~ "
~ .
. .
.',
More detailed information for Immokalee is shown on Map 4-3 and in Table 4-4, which follow,
lAMP Data & Analysis March 2010
37
w
I
~
c
n
n
"
I
~
"
"
f
i
I
o
~
--""-J' '--_,/~ .,.....-..,.__
;'
i
I
I
,
,.I,
\.
'.
\.,
/
(
/
f
\
\
\
"'--
~
"
.
,
o
~
>
o
m
Ii
CAMP KEAIS RD
n
o
3
-'3
...,c-
if ~. 3:
:2..z 3:
~ 7"0
f1l f1l~
rt-.Cl-
o f1l
<
n ~r-
~orn
--0 rn
I3n
ogp
3rt-~
~)>
en
f1l
::J
n
'<
IDIDIDII~
5 ~ c c ~ ~ ro ~ 00
ii1 l> ~ " ~ ~ " Gl
-l ~ IJ) r );> z ;;0 ;0
r m " J> Z Gl ~ -
]> ;0 Z Z (Jl m m ~
z ):> 0 ""'0 r Z r
o z'" 0 ]> r -l
en 0 0 :::0 Z ]> C
CXl :::0 ~ 0 Z :;0
c rn ~ 0 m
~ -l 0
, (J) Z
C -
" ()
o
"
"
c
Z
11
1';
o
Z
"
Z
o
c
~
1"
=i
m
(J)
Di
CD
() () - ='
gg~ Q.
~. ~. ~
b' ~ !?5-
c c ~
~ ~ c
~ -< a-
t;'" )> w
n ~ ~
i ![ CD
o ~ ~
~ ~ ro
0. 0. 0
(Jl () 3
"- 0.
ro ~
!4 -<
Q
;0
o
~
0.
"
3"
:3
o
@'S::
<om
CIl"O
.,.,-1>.
r-'
c:W
(')
(')
C/)
~
~n~
~~~
...C...........
...r.........,
~~~
~ z
(1
o
-g
o
N
~
z[>
.
"
g
m
"
~ 0
;. 0
SR1iN
~
~
A
/s
;s
:=0
?';::-
::::;1;>
,...-
~m
/m
::::::: ~
=-
....J\ )
=:::::::l
)>
Table 4-4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions
FLUCCS FLUCCS First Level FLUCCS Fourth Level Description Acreage
Code Descriotion
1009 URBAN AND BUILT-UP RESIDENTIAL MOBILE HOME UNITS-ALL 111.67
1110 URBAN AND BUILT-UP FIXED SINGLE FAMILY UNITS 2041.89
FIXED SINGLE FAMILY UNITS> 5 DWL
1310 URBAN AND BUILT-UP UNITS/ACRE 209.39
MULTIPLE DWL UNITS-LOW RISE 2 STORIES OR
1330 URBAN AND BUILT-UP LESS 23.96
MULTIPLE DWL UNITS-HIGH RISE 3 STORIES OR
1340 URBAN AND BUILT-UP 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
INACTIVE LANDS WITH STREET PATTERN BUT
1920 URBAN AND BUILT-UP WITHOUT STRUCTURES 68.19
URBAN LAND IN TRANSITION W/O POSITIVE
1930 URBAN AND BUILT-UP 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
lAMP Data & Analysis March 2010
38
Table 4-4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions
(continued)
FLUCCS FLUCCS First Level FLUCCS Fourth Level Description Acreage
Code Descriotion
5340 WATER RESERVOIRS < 10 ACRES 64.20
6170 WETLANDS MIXED WETLAND HARDWOODS 64.27
6172 WETLANDS MIXED WETLAND SHRUBS 381.91
6210 WETLANDS CYPRESS 632.19
6218 WETLANDS CYPRESS/MELALEUCAINFESTED 269.44
6240 WETLANDS CYPRESS/PINE/CABBAGE PALM 483.00
6300 WETLANDS WETLAND FORESTED MIXED 324.73
6410 WETLANDS FRESHWATER MARSHES 1183.75
6412 WETLANDS CATTAIL 127.81
6430 WETLANDS WET PRAIRIES 365.77
6439 WETLANDS WET PRAIRIES WITH PINE 28.61
7420 BARREN LAND BORROW AREAS 96.31
7430 BARREN LAND SPOIL AREAS 7.34
TRANSPORTATION,
COMMUNICATION AND
8110 UTILITIES AIRPORTS 440.49
TRANSPORTATION,
COMMUNICATION AND
8320 UTILITIES ELECTRICAL POWER TRANSMISSION LINES 44.82
TRANSPORTATION,
COMMUNICATION AND
8330 UTILITIES WATER SUPPLY PLANTS 40.91
TOTAL 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).
lAMP Data & Analysis March 2010
39
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).
lAMP Data & Analysis March 2010
40
.,
CAMPKEAISRD
ii'
";.J
II
<.j;)
(~:b
(.'
,"j
I~
l;
,'f'",
.~
,.-".
~l
~;.J
,t}
',J;)
I"',
u'~
~)
<,.;"
-~
."- 'Il
n
o
3
--3
-1s::-
?f 9:. 3:
::"2.~3:
~7"O
'" "'~
rt-.D-
o '"
<
n~r
~OITl
--.:1 ITl
I3",
o '" I I
3;:;'>
~)>
ill
'"
:J
"
'<
"....
,
.~
;;;;
.
Gj~
.'0
(:;;,1
"
Q
/'
..j,
.....' h'
/
I
I
,
(
,
I
.
tilV
I)
,
~1
'l
..Ji
;:.J
(#1"'"
. ~ '
,:;'i
~'~"":
_i~
;i!P
~,J\!.o"
,Ti -~---_/ "'~)1
i I ~
'~ 1
i " IJ
."1
',11 ..
c':."':"
~1:r
~
.1
~i
1
~
~'J
':J
I'
I
"'j
lj
: ~}\
"
,;0>
I;',,) .."
"...
b.,C,:
~/ c
1*;,
~
<'~J
'.
~.
"'~"
(1-. ,~,; ,,'
.::l ~I
'J
l'
.)
<:~;O <'-.) .
"I
"
<j
'''~JO
,
,
('''I~ ,.,', ~'.'
t1Ii
.
.
'",,' -1CW:j' ..."...}
Ii '*" "jj."
"
.
'~.."..
:JiI:
~no 0
~tl~ ~
N
~
"'r:~ z[>
...t"' .
~::J~ .8
~6>; m
0
, 0
" ;l 0
I I RfJllJi
b' g ~ ~ g' 3" ::s
='i= ::!:~. 2:3 C.
~~'~g*~
g g '" ~ ; if
~ 5 a !if c
~ ~!!! a-
g)> '< Jll
!l!. @' (JJ ::l
;::a::l. g: ;-
o!!!. !!!. ::
III Jll c:
~:::I <
~ .
" ~
" .
~ :::
~
~
o
.
~
.
ll'
"
,
~
.
<
.
~
:3
o
@;s:
m~
~t
::::t
tll
::J
~
"
Q'd~OV
Ul~~ 0
'~
,
'0
,;)1)
()
\" ...1
~,~
I) 00
~ 0
'"
,....1
.
'II'
~-'
,,'f:f~;2L,
4""'~~f'
, '
----
i:;;""'"
.J
\.)
';'"l
.',:#
~;;;;,
'",-
I'oj'
i"\
~
'"10
...
()
"
'~"j,l
D
~
,)
"
~ ~
4.
::::s:
.--;::
=0
;0'"
=;l;>
-
"~,m
:_ITI
.=i.)
~^'
)>
[;' C=>
to,'-',
$" 'Q
):~I~l
I, "t'
e; -
po "J 0 I
('~,
'..J
~
o
.
_0
,.."v."".
....f~
D
o
~a
Q(j))
o
o
o
8-
o
o
" ,
....,
.,/
i "
J';;l
",
~~
"
I:'
i'
, "
! n
j"
i
i
I
"
_/~
_....~: Ie
.. Q
m
~
~
.
;.-..--~
I
,
1
,
I
!
,
-,
''',.
....~'
.......,
~f
I
,-
t
1-'
I
I
,
\J
rtl
, ,
I
'.
,.'-...._.~,.-;..
'.
'\
....h.~.,
....~
',~
,,;~,..----'"...."-_.~.,_..
,,~
"
-',
.~
/
.
J
, :
;0
o
~
"-
~
(')
:::0
>-
,
I
,
I
i
I
!
I
I
I
I
I
I
. 1
'\
;';
! , ,
'\ I
I
\, I
.1 I
,I
\ !
" I
I
, I
"
\
~.
i-~,~~V ~-WIJ .JliuiltHJU i- Too
I~ ~~~@ ~~~~~~~~~~Q~gQ3R
I"'"' ffi()(f.l~G)~()::lg.g-g ~ ~~ 8 a5~~ ~
~ 3 m ~ ~ 0 ~ m m .., ~ I w m C ~ ~ .~ .., ~ ..,
1:;2" roCD~a:~~0"~;.oo'<n2.~::o"C;()~n
,~Q^~C ([).., -~:J <,0 -1;;;Tg 9-<'3:0 ro 0
n ID m m m :J n m ^ n CD ^ ~ CD CD CD ~ C CD c
[ ~ ~. ~. ~ * [ ~. ~ ~ ~ ~ i ~ ~ ~. Q ! ~ ~ ~
~ ~ [ ~ ~ :J ~ ~ ~ ~ ~ i ~ ! ~ ~ ~ ~
~. S' i ~ ~. ~ ~. ffi ; ~ ~ ~ ~ ~ ~ ~ fr
~.oo ~5' S' 2!..:J'(l);:J~~
III g: C/l CD ~ a. c
~ ~ ~ III ~ :J
S' 5' lil ~
o n .:2
g
r
Cll
(Q
Cll
::l
C.
~
J!!
o'
...,
CJ
I ~.
IOJ
leg
OJ~
OJ OJ
"'-0
5' -I:.
'" ,
5" 01
Q
:::::
co'
,...,
o
o
c:
-., :::!
~
./--
i
I
,
.
I
,
I
I
I
I
I
I
I
/
;
,
r,
o
3
-'3
-I
,,-"'>
" OJ,;,..
~~ :$:
!.> ~
nJOu
" "~
~.c...
o "
<
n"~
~om
-..." TT1
I3n
o "
?L;~
t.O
"
:0
n
'<
~n~
~~ '\",J
[/)~
-4c:..........
...r,-,
~j~
~6>:
z
o
z)/
'"
~
\
u~
s
o
"7"::'"
:;..
~
m
rr-,
,
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 lAMP 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 ofthe 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
ofthe 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 wood stork 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.
lAMP Data & Analysis March 2010
41
i;
1 ~
I
; ,
i
~ ~c
r~
-/i
I
I
i :
l:
, "
I ~
.\ "
c,
I ~,:
~ ~
I 1
I;
1 j
i ~~
j '"
1 ~
1 ,~
I ,
I ~
I ~
l ;
p.
\~
,
!
i
,
;
,
/~.
-~-
.~--
"~----
......---
------
.------
~
I
,
I
I
,
11
, 'II
i
I
\,
,---"./"'-'--'
~ ~'
!jl
:::<
II
,~
, , .
-i\L-.-----__ !
'-L i
--~1.~-
I
I
,
-----....,
\
[-LV
./
, )
'--../
~lIlAl1lll1
_.J
,i
t ',"-.
.
.
'~-~
./~
, ,
r'"'-.,.,
'--all"
i
I
! I
I
\''-
~
""------,I
\
,J
,J
---'\,
,
/
/
/
,
/
/
~,~
,/
\ ~',
. /-
',--~------
,
,
~
/-
/
, ~
>..-
-~
,
,
,
i
j
I
i
I
I
!
I
,
/
//
~
'-'roo i
- ~ ::l
() 3 t,' 0-
2.. 3 =.
~ ~ ~
~ ~ ()
CJ ro g
em"
;:a. !:;= -<
~ 0" ro
~ ID 0
:::. :J c
~. ;;- R
ru ro 0
~ ~ -<
e:. 0
() 'i
o ~
= ID
~ ~
~
"'
;0
o
w
~
w
/...---'---- -i
-I
,
~'-l
L,
,
r
I
I
l
'~
"
'II
~\
I
!
/
CJ
OJ
:So
Ols:
COOl
CD-o
C/J-I>.
CO ,
0-0)
0-
Ol
CIl
:S'
CIl
....J
/',
.".
,
s
s
o
^"
J;.>
~
m
m
()
;;;0
);>
,
'.
,
.,",
...... \.,~
'-'.:.,
li
/ /
\
,
I
I
I
I
I
i
,
i
I
I
i
I
j
I
I
I
I
\
/
I
/
I
I
!
,
~\ ///
Ii /~ ~ II
/
/
\\
w
o
I
w
g
,
,
Q
fr
~
,
I
I
o
fi
[
w
.
"
u
n
o
3
-'3
;f.c-
(b '".~
;~~
I>~O
~R..~
o (b
<
n~r
~om
-"
I31T1
o (b n
3:J ~
(b rl-
-)>
lL
(b
:J
I>
'<
..~~
f
i
:
G)
d
<:::
::J
0..
~
CD
""
::tJ
(l)
g.:>
Cliii'
ca"O
(l).t.,
......'
o'J
C/)
t::
:3.
c).
Qi'
-
~n~
~~~
...c:~
...t"'........,
~::J~
~2'i>;
"
~Qg~ I DD~
0) W ..... A)' n - () CD
oo~_Q.3o~
O)^o)>~g=Q.
-.J ^.c'" ~ ('!)
= g: t5 :: () ~ ~
= _ _. 0 ro 0
. nr 5 CD c
.., -<!' c :J
)> a- .:<
it gJ ~
:::!. )> 3
~ ro 0-
ID ID ID
a g' -<
o c
Q. a
" ID
$1 -<
~
.. (
#fo'
,~::!:
.;.::!:
=0
,,;::-
.,:1;0
.~
~m
:em
~)
=n
:::::0
)>
"
"
~ ~
,
~
z)>
'$ ;;:
,
;0
o
ID
Q.
W
:t:>
.Q
<:::
~
""
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 ofthe 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.
lAMP Data & Analysis March 2010
42
l'
~
m
~
,
,
g:
~
,
I
i
~
"
"
j
1
~
/c'~~\
I .",
E
,
E
n
o
3
-'3
;ic-
" ~. 3::
~~ 3::
() 7"0
~R.~
o "
niii
.w -,
=~ ITI
I31T1
0" n
3::J ~
" ri-
.- P-
en
"
::J
-Q
IIDDi I DDi
~ :;;:: -...J .., (") _ CD
6'.....o..~o3Q:::J
o^ E:3=Q.
c; ^ ...... 3 ~ 0 iii'
N N -ll- -. (') ~ .....
: ... : G) 0 - (')
: ~. 5 ~ g
):I-<~Q-
.c )> g O:J
C ::4- ::::l 0
::;; g;. ):> 5
CD ~ @ a.
... w Ql Ql
5. ~ -<
() 0
2.. g,
" .
Q. -<
Q
6'
.
c.
m
~
~ ~
..
r-G)
o a
~ 5
...,a..
Qji~s:
:3 CD Q)
or .., "0
:3::0-1:..
_.CD Q,
):,<"l
.q1if
S,cZ
(D'<D
...,.....
o
~().....
,-~~
... c: --....I
...t"'''-'
~::J~
1-6>:
z
"
r
~
:::::5:
.;s
=0
"';::'"
:::.>
~m
/_.m
"
':(")
=:::i:I
:l>
~
zv
~ <II
,.
!
"
,
I
!
!
I
I
I
~
I
J
i
f
I
~
I
"
,
.
!
I
l
J
-
.
<
~.
m
"
o
m
m
IlI!KEAISRD
/,,,,.---.......f-. ~.....:..__...--.
I
I
I
/-~
If
.(
I
I
I
\
\,.
'--
..
~
~
.
i-~
'il
.. ..
i ..
.. illt*
'" .. ..
.. i ..~~..
.. ..
..
. I
,
"
\
'\
.
..
>
,.
~i
~
"
o
.
~
~
'j.
"
SR2N
-'$"-
,,<1
" ,~ ~
Q~
....
..
,-
~
I
!
.
,
,
"
i
I
,
!
,
i
.
Jrr--'-",-,-'~~-------
"
"\
\
/r \
/
\\
',,-
"-
.
.
o
~
~
m
Ii
. ~~
,~
~
~
o
~
.
o
n
0
3 "
-'3 ~no 3
;is::- ~
I'll 9:,3: I ~Di ::J ~
"U..z 3: ~t.~ .~ 0
~
III ::r:~
f; 7" 0 " () () () - ::l
~ g, g, Q. 3 C. A-
rb rb~ ...c::~ ~. ~. =: 3 _ CD
rt-.D- zi-> ~ 0 CIl'CD
o ~ ...r () ~ o):,~
() " .
0 0 " " ~~~ :::::5:
n~r ~j~ . c c " ro
8 0 0 . (')'("j .;:.~
~OITl 0 .., .., ro <;= Q):::r-l>.
--.:1 ITl ~~>; r " 0 ~ --0
0 ffi: " . - Q) I --
I3n 0 ~ 0 C/)CD......
o rb 0' "- ~ ~ " -,00 :;:;;:::::-
0 ;u " COO :=:JO>
3;:;'> ~ 8 0 . (J> .
(') . 0 $' OJ CIlCQ .--
~)> 0. 0. 0 ~m
~ () ~ c Q' ~m
"- 0
ill 0. Q)
rb " . - -_... l:iIi;
:J >1- -'< Q) =3(")
~ g ::l
;u 0. ::::::0
0
.
0. :>
~
o
00
ARS,NRD
o
SR29N
I H N
~
~
.
~~....
~
.
.
Ii!
.
0 OLTTERDN
J~ T Ll
G I
~ 0 , '0. L1Y\
~ .
.
~ " "
. .
~ G ~ 0
~ . ;~
.
. 0 0
. .
~ ~
S
0
~
0
~
~
.
0
0
. .
.
[:> 0
~
'" , .
, .
0
.
o
.
"
o
.
.
.
.
o
~
~
.
o
m
~
A
~
"
DDDDDDDDDDDDDDDDfD I 0 r- ()
'"
u:l 0 "
n . '" ::3
m ~ ;: N ::: " '" '" -< '" '" .. '" '" 3' () () 3" ::l
0 '" '" g, g, c. ::3
3 s: ~ " " m " (]J (]J '" . 3 ~ ~
en en ~ ;0 ;0 ;0 " ~ 0- 0- . . <is' . 'll I; ~. 1!:' 0 CD
. or 0 S' ,,. ~ iil S' ~ ~
-'3 c <: ~ " " l!l ~ a ~
g ~ 9' ~ ~ ~ , S' ~ "" "" ;;; (") )> () (") .
-; 0 . . Q '" '" . . z ;;; , In a 0 0 "
"-"3: ~no "- ~ '12 a ~ ,.. . ,.. c c ~ Qi'
'" ::l ~ 3 s: <i' ;0 ;0 " , (") 0 . ;I- ,
~~3: fIlt~ s: iil . ~ z a :J: 0 0 " " "" g, "' 0 ~ (]J - A
g en 0 . ~ , . Sl- Sl- . \l' 5l. ~ 0
S' , W ~ " c ~ ~. ~ c ~:s:
0 S' . "" , '" a 3 ~ (]J s: ,
~ 7"0 , " !> 5' 5' r" 0 !I: 0
'" "" ~' 0 ~ ~ ~ . 0' . 'U . c ~, "" c::!:
"<::>-4 z):> - ;;; 0 ~ "" "" , 0 < . ,lil 5' , g . CD~
rb~$ 5' '" "0 , 0 r" C C "" !'. s- ~ "" -< -;.:i:
M-", ..t'" "" '12 . g, Q, f) . 1f (") S' Z ~ . ;0
~ c "- . " ~ -< 0 OJ =:0
o < ",g;> 1f 0 , " or or ffi' 0 'P " .
n~r 8 , ~ Q . ,. !" 3 ;;; m "" --I:>. ~7'
0 ffi' !' " 5' ~ , ~ ~ ,
. " ~~
~o m ~o _ . ~ 5' 5' . ~ y' '" ::;::P
-.." m , 5' -0' ,. " ~ ~ , 'll .
~ iil ~ r" ~ ~
I3 z 3" 5' (]J r" :::; -;;m
(J 0 , r" (") 0'
3 ~ '" en z m <is'
0 '" ,~ ~ ~ c . . 'U s: , III 'm
3:;'> 0 0 ii , " l!l ;;; (") ~ I":;;;
~ S' 0>
~ 0 . ~ 2, " ;;; <::!- =; (")
. 0 ~ ;;; 0 z , ~ '"
~)> " ~ 0'
~ s: is. s: . c. 0
\.0 ;0 " :J :C::::::J
S' S' " 'U
n> " c s: ~
::l S' , ~ ~ ~ l/) ~
n ~ 0 S' s:
'< c ~ S' ~
. ~
21 C/)
5. Future Land Use Analysis
The lAMP encourages a mix of uses, fosters compact, pedestrian-oriented and energy efficient
development patterns, and makes economic development a priority, The Future Land Use Map
(FLUM) graphically represents this desired pattern of development and redevelopment in the
Immokalee Urban Area, The following subsections provide an analysis of the recommended
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 lAMP 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
Adopted Future Land Use Designations Proposed Future Land Use Designations
URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT
LR Low Residential LR Low Residential
MR Mixed Residential MR Medium Residential
HR High Residential HR High Residential
NC Neighborhood Center CMU Commercial-Mixed Use
CC-MU Commerce Center-Mixed-Use RT RecreationalfTourist
PUD Planned Unit Development Commercial
RT Recreational Tourist
URBAN-COMMERCIAL DISTRICT
C Commercial- SR 29 and Jefferson Ave,
URBAN -INDUSTRIAL DISTRICT URBAN -INDUSTRIAL DISTRICT
ID Industrial IN Industrial
CC-I Commerce Center-Industrial IMU Industrial Mixed Use
BP Business Park APO Immokalee Reaional Airoort
Tables 5-2 and 5-3 summarize the acreages for each of the future land use designations
included in the adopted and proposed FLUM, respectively, Approximately 100.6 acres of land
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
lAMP Data & Analysis March 2010
43
CA"p~RD
n
o
3
-'3
;fe-
n> ::1,3:
31. -:t 3:
~ >"0
"''''~
"".t>-
O '!
r'l !:L r-
~Orrl
-"Q m
:r:3(')
ogzo
3 ,.,. J>
~)>
en
'"
::J
..Q
~n...,.j
fIl~~
"0:--.,;
..t"'~
"'~:':::::;:4
...0'=
,.. z
o
ZV
""-"'~'-';;-',-.
T"'T
J
-,.~~~,-"._--
._~,
,
,
i
"I
\
\,
!i
.STars
..---rc'
g
o
c
"
.
"
,-
~
.
"
""
'"
.
""
~
"-
a
~
~
"-
'"
"
.
[JO II 0 ~
~
'"
)>
Z
o
'"
"
m
(")
)>
r-
"TI
m
~
c:
;0
m
'"
r-
'"
u:l
'"
::l
C.
11[I~Dm
z
Z ~ Z () :c
c c:!: :;0
C c
:i (fl I
g-;d 1;> .g:
g, :; ~
!!!. r 11I
" C <1
)<' en!E
il.;;l "
c Ci ~.
~ .... ""
"' "
a- .
"" "'
(ii' r:
" ~
!l ~.
~
Q:
!ii:ii3
g! III 3
z )> 0
'" !I: ~ ~
~ ~ rn t;'
;:u C - CD
~ c Gl "T1
iil (fl Z c:
m,m!i_
[ rJ 0:;
0< ;;l Z CD
5. n I;
!e. -I :I
C.
c:
III
CD
;P3
2'3
(D 0
""
r-m:s:
Q,) CD Q,)
:JCD'O
0."""01
c:~,
CIlO....
CD"
:s:5l
m CD
'00.
'"
"
o
~
'"
"
'"
"
il.
0'
3
~
.
..
.
"
~,
..
"'
8:
~
$.1:
<n Q"5 () ()
;U 3:t g, &
<n "0 ~ ~. ~.
((I ;:0;;0. () ()
3 ((I (II 0 0
~'~'~55
ro Ul~ .:< .:<
-" '"
m ~~ b ~
~ <no. ~ ~
~ ~ 0" 0 III
o' it r III ~
~ 3 ~ g. ~
0((1 Q.
~i &
~'" '
3'
3
o
~
.
if
c
"
.
"
'"
"
.
'"
o
o
,
""
.
"
,-
i>
:!l
![
"'
o
~
""
~
"
"
'"
~
..
.
"-
;;.
"'
o
~
""
;.
"
r"
o
.
'"
.
.
..
.
"
~
..
"'
o
2:
![
~
,-
""
o
1f
~
,
'g
o
.
~
3'
3
o
~
.
..
.
'"
.
~
"
"
..
"'
8:
~
$.1:
m
~ "8
'"
o
.
""
.
?
il
o
~
"'
o
~
""
~
"
~
"
~
4
<::~
::.::
=0
;;;-::;::::-
=Jo>
.......
/m
/m
:=.s.
::n
=::lO
:J>
SfUlI M
.
.
o
~
~
.
o
m
Ij
>A,
(')
o
3
-'3
--1=-
?f ;::. :s:
-orl-':;>
-'< .>
~7"O
(\) (\)~
rl-.a...
o (\)
<
(') ~,
~Orrl
--0 rrI
I3",
o (\) I I
3;o;.~
~>
en
(\)
::::l
n
'<
,II,
II
11'1
III
I-II
-i.-I.-f
I,ll
,'f.-r
iill
. - i _ - i - - i - - ~ -"I i.-
1--i.I-": -\.1--
I
-I-I
I-I,
II
II
II,'
'II
"Iii
-j.-,.. .-:
I
c!
/
/
/
,......./
L......--.
I
,I
I,'
I'
I,'
I-
I,'
I
Iii
-1,1 '
III,
r~
J
w
~
V
~ j
I
-I I
-Ii
.[ -I
I
"
I
,-I
'I
I
,,'<'
, 1
i-I-':
.-r -I !
.-1."1- -I
.-1 i.-j';
~n~
~~'\"J
..~~~ zv
..I:"'
~~~
,. z
"
II OI~D~H I DB
li ~ Qf W g' !r s;: ~ IDt~ ~ ~ Q
lfi' ~ ~~.~. ~ ~ ~ ~ ~~.
g g ~ ~ ~ i ~ 1 j?g ~ l:!l.
.. ~~ I ~. ..~. ~
1':: -3 - ~ ." lIlt -. s:
i' ~ ~a ., .. f m L ~, li
- II' ",! g a a e- Iir~ ~
i [~~ ~ ~ :.~
n ;l =- ~ r I!.
ll..... III j OJ>
i ~ n ~
~~ ~t ~
~ ~ ~
!:o !
.
~
.
In
n & ~
~ -;0.
~ ~ l?
~ [~
~ 1
~ ~
~ a.
" .
;0 ![
~ ~
f
!
IIIDDDHD~
~n!:t:-;:r-~C-::s
~~.lt.g:;;:'~~qil~
~;j"';!Ilt;ol!l-_'O.c.
~~l:.lf~:;l.
[~i~.I'~~
ii~~i~g'~
~'!;~K~i ~
~~~-~~ ~
~ K ~ ~ ~ 5
[ :i~. ~ ~
" , <
.
~
.
3'
@~
@1
co
CD
~:s:
e-Cl
-,.,'t
(!;Ol
r-'
Cll\)
::.
Q.
~
CD
~
't
o
8
o
"
g
o
.
'8
.
, '8
. 0
".
~
~
/
A
::::~
-:~
=10
;;J;::-
:=~
....-
/m
/m
=c;
3(")
s:::v
)>
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-I 589.7
Industrial ID 2,053.8
Low Residential LR 10,405.6
Mixed Residential MR 463.9
Hiah Residential HR 1,603.1
Neiahborhoad 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 accuralely 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 Reaional Aimor! APO 1,484.0
Industrial IN 752.0
Low Residential LR 9,160.3
Medium Residential MR 1,110.4
Hioh 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.
lAMP Data & Analysis March 2010
44
Table 5-4 Adopted Future land Use by Generalized Categories
Future Land Use
Generalized Cateaaries Acreaae
All commercial FLU desianations ec, CC-MU, NC) 1,024.4
All industrial FLU desianations eCC-I, 10) 2,643.5
All residential FLU desionations (LR, MR, HR) 12,472.6
Recreational Tourist 251.2
Seminole Reservation' 597.3
TOTAL 16,989.0
'The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5-5
Proposed Future land Use by Generalized Categories
PROPOSED Future Land Use
Generalized Cateaories Acreaae
All commercial FLU desionations (eMU) 1,104.4
All industrial FLU desionations (IMU, IN, APOl 3,105.7
All residential FLU designations (LR, 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 Acreaae FLUM Acreage Difference
All commercial FLU designations 1,024.4 1,104.4 80.0
All industrial FLU desianations 2,643.5 3,105.7 462.2
All residential FLU desianations 12,472.6 11,836.4 -636.2
Recreational Tourist 251.2 451.8 200.6
Seminole Reservation' 597.3 591.3 -6.0
TOTAL 16,989.0 17 ,089.6 100.6"
'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.
lAMP Data & Analysis March 2010
45
n
o
,
:::J
-1".3 '
ifs 3: ~(')~
;;-Z:;:' ~~V
Fti ??,\ C/J~
0- ~ ~ ....~~
n Ii )> ....' ,"'-'
"'- 0 r:;:; ~:;~
-""2 rr1 '2>
-"-~
'2 ~ n ~o
~~> ~
lC
g
(\
'<
In
1-1
"I~ i[JOD~
g.~~R:t;O~-l'D
U> ft, 3 ;:;: ...._ ~ m-:3 ::s
IT3~m8-o~~Q.
_ :1 n <' ;::;:- A::l .,...
~ ![ g. @ g: it ti-
n 0
:l Ui 0 ~
g! ~ IT
"ro ~
::J n :l
~~ ;;-
'< ~ (:l
u;c) ""
(i;'r- ro
3 ~ g
Om ~
,,-; '-'-
~~, ~
~~
e,
~ 3"
~~g
aCD~
~~Q)
O:;:,<D
mo.CD
~C/)1l1
;;.;; Q~' s:
CD~:::!,:Q)
m:;:,:;:'"t;
(ij' CD (Q
(/) Q [- 't1
......<lJQ)W
~ 0..:::;
I:;:'~o.
10.0<:::
r-C/)
~mCD
II rJ-@~
._ S
:3 -
:;:,'
~-
~
~
'"
'-'
^
;p
~
r-r-,
,r-j;
r
z~ ~.~
-'j
I I';
U':
~ -
o 0
g g
;;! "
~ "
I ~ i
I t ~
"' "-
o
"
"
c'
"
00 !I.:OII
R g ~ ?? ;5 ~ ;;
~.~~~fJ~~.~
~ frj' 2. ~ rp g
~;i%~~
~ oij" -<-
~ ;!
c,
g ~
t;;
~
w
;0
c,
,,)
':.J..
w
.-..
\. )
?O
J>
-
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 lAMP 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
lAMP 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
lAMP. 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 sl 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 lAMP 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 lAMP 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 lAMP 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-I)
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
lAMP 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
lAMP 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 lAMP. 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 lAMP.
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.
lAMP Data & Analysis March 2010
48
Table 5-7 Adopted Future Land Use, Maximum Density Calculations
Base Max. #
Future Land Use Abbrev. Acres DUlAC DUs
Commercial C 162.6 0 0.0
Commerce Center-Mixed-Use CC-MU 395.0 12 4,739.5
Commerce Center-Industrial CC-I 589.7 0 0.0
Industrial 10 2,053.8 0 0.0
Low Residential LR 10,405.6 4 41,622.3
Mixed Residential MR 463.9 6 2,783.2
Hioh Residential HR 1,603.1 8 12,824.4
Neiahborhood Center NC 466.8 12 5,601.6
Recreational Tourist RT 251.2 4 1,004.8
Seminole Indian Reservation' RES 597.3 nla 0.0
Total 16,989.0 68,575.9
'The area for the Semmole Reservation IS not accurately depicted on the adopted FLUM.
Table 5-8
Proposed Future Land Use, Maximum Density Calculations
Base Max. #
PROPOSED Future Land Use Abbrev. Acres DUlAC DUs
Commercial Mixed Use CMU 1,104.4 16 17,670.4
Industrial Mixed Use IMU 869.7 0 0.0
Immokalee Reoional Airoort APO 1,484.0 0 0.0
Industrial IN 752.0 0 0.0
Low Residential LR 9,160.3 4 36,641.2
Medium Residential MR 1,110.4 6 6,662.4
Hiah Residential HR 1,565.7 8 12,525.6
RecreationalfTourist RT 451.8 4 1,807.2
Seminole Reservation' SR 591.3 nla 0.0
Total 17,089.6 75,306.8
'The area for the Semmote Reservalion IS not accurately depicted on the adopted FLUM.
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 andlor 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.
lAMP Data & Analysis March 2010
49
The existing and proposed lAMP 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 lAMP reduces the maximum density potential through the use of density bonuses
in the Low Residential (LR) subdistrict from a maximum of 12 dulac to 8 dulac, and increases
the potential bonuses in the Commercial Mixed Use (CMU) from 12 dulac 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
Max Max. #
Future Land Use Abbrev. Acres DUlAC DUs
Commercial C 162.6 0 0
Commerce Center-Mixed-Use CC-MU 395.0 12 4,740.00
Commerce Center-Industrial CC-I 589.7 0 0
Industrial 10 2,053.8 0 0
Low Residential LR 10,405.6 12 124,867.20
Mixed Residential MR 463.9 14 6,494.60
Hi!lh Residential HR 1,603.1 16 25,649.60
Neiahborhood Center NC 466.8 12 5,601.60
Recreational Tourist RT 251.2 4 1,004.80
Seminoie Indian Reservation' RES 597.3 nla 0
Total 16,989.0 168,357.80
Table 5-10 Proposed Future Land Use, Maximum Density with Bonuses
Max Max. #
Future Land Use Abbrev. Acres DUlAC DUs
Commercial Mixed Use CMU 1 104.4 20 22,088.0
Industrial Mixed Use IMU 869.7 0 0.0
Immokalee Reaional Airoort 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
Hioh Residential HR 1,565.7 16 25051.2
RecreationalfTourist RT 451.8 4 1,807.2
Seminole Reservation' SR 591.3 nla 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
lAMP 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 TraffordlCamp 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
4}>"'"
.~-"-
*.
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.
lAMP 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 TraffordlCamp 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 lAMP 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 I 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.
lAMP 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 TraffordlCamp 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 TraffordlCamp 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
Immokalee - Lake Trafford Urban Wetlands 2007 and 2005 Aerials
-
,
lMl.,
lAMP Data & Analysis March 2010
53
Figure 5-3
Lake Trafford Urban Wetlands FLUCCS
Land Cover Code Descriptions
1110.~o.nmrr"'dSiotl,F,,,,,,Un"
lIJl.l...o.n"T_du.o~F,~;..clMo".Ho...U>iII
1210.IoloIiwmD""""1. FD<odsn;r. Fml,UIIIII
Im....,j;omD~....IoH"""Ufi"
'a1.-."OOM<!)'.MR.dUrl..,F,.....d.....ioHo...tw
:t'J:~;:~;;1.;.~~~~~~~.....~.H"'".~
1D). H~~O"oor.....i11 H..... u...
lm'''''''pl.~lItilIo.u..jl;.
l:;l:~:::.::::,-;,~~~::.fi,odondMOb.. Ii"... ~r.
15!i;I. Ot~.....", Ir<!i/OJ
'7lXI-'............
1710.E_IF.~I~..
'EI9l-P".....d~..'
:I1l1.I""......~..,.....
21;!lJ -Uq""'....d~.."....
l'l'll.'MIodI...p......
2UO-R"'<lop,
~1!il.Rokl_.
I110.C....",..
"""_"_.~5,,"'
c......."'0I9COUIE,...........""s......
a'0l8To..'..........",.....
ou""i............"~I......._TI.,
c,.,.m..,
lAMP Data & Analysis March 2010
lUll-H..b''''.'(llrJPt..n.)
1lW.U/IUld g".., ,J<l &u.~land
I110.P.!ttoI.Poao....
"1Il.FIno_..
Q3;1.a-o_"",por
02<1ll-M......<o
(lIIl,C.ll>lltPolm
.c;.(l-H......ocIlc...r....""""'..
!iIlIl.L1r.,
SlXI.R...~o;.
.17o.l.t;..d.....,.n(l.........d.
O1n.~...sho"'.
6110_C"....
6215,Cl'l'"...O,mollH,od,
621E-Cll'_-M..dliot_...
~:5'S~J~::'P>"
&llD.r",tw..."""""../(io.",,,.;;P,a;,..IIob,'"
&0)-_"'_
IUI.Spool.....
MA'.._..D.n."......'.,,;.....
"'''_"''_'_'''''"__010I.
~+, c66rl'!E~~9!
035 07
14Ml..s
54
Figure 5-4
Lake Trafford Urban Wetlands Soils
Immokalee - Lake Trafford Urban Wetlands - Soils
Legend
PUD; Hydric Soils
Immok<il~eUroanArea o.pre..i~nal
Immok~le. Urban """'~and, _ DvprO'sslonalwrth Indicators
ob Slougl1wl,hUmoslorl&
NOll-Hydric SoilS Slou...~withoLllLimE'sto"a
~ler
t._
"
"
\
,
"'
1M!...
lAMP Data & Analysis March 2010
55
Figure 5-5 Lake Trafford Urban Wetlands per SFWMD
Legend
05300_5215
[::J~10_o21e
0543000240
05600_61'50
0571013]6260
B3~lOO_63(lO
!J3j6110_541(l
CellI 06411
_612006420
V\MPFLUD6v>''Etland5 _6170_6-\30
ImmQkal....UrtlenW;edand.oe _617206440
5110 c:J61eo.oSOO
05120 _5191_6510
05200 _6100
05250 _6210
.
. .....
, ..
r==
.
.
.
025' 0'5
,
1 Miles
The proposed FLUM incorporates the updated Wetlands Overlay and identifies it as the
Wetlands Connected To Lake TraffordlCamp Keais Strand System Overlay (L T/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
lAMP proposes to limit any residential development within the L T/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 L T/CKSSO and the how the density limitation will impact
the total buildout potential of the lAMP.
lAMP Data & Analysis March 2010
56
I
j
1
I
I
J
~
~
~
.
~
n
o
3
--3
;:t,,-
" ::::.3:
:5'...:t 3:
~]VO
" "~
,.;.-"'-
o ~
nQ.....r
~om
-""'rrl
I3~
o " , ,
3~):
~>
co
"
:0
n
'<
IDDDIDIIDDI [E~
l ·
. ~
if ~
g g
~ &
o
"
--,
. .
: .
;...
I
ffi
I
m
8:
~,
"
110
l
"
r
'"
cc
'"
"
c.
3"
3
o
:>::-
91.s:
(1) C>
(1)-0
~9'
:::3-1:>.
s-
<Q
~
-0
o
.~
13
N
"8
~
,
.
,
~ ~
~ ~.
~ g
~ ~
>
~
"
o
.
n
.
,
,
!
n
I
I
o
!l:
~
j
l
~
>
.
~
,.
"
~
j
m
i
"
~
~
~.
,
[
[
~
.
.
I
~
~
~
m
~
,
~(1.,..j
,.~~
...Co.........l
...r'".....,
~~>
..0 _
~ 'Z
n
"
.
~
.
,
~
.
~
I
,
.
o
.
~
~
,
c
g
i
m
o
"
.
~
[
m
~.
~
~
"
~
.
~
l
<
I
z1.---
~
.
l
,
l
n
I
l
.
J
~
~,
"
J
m
8:
~
"
ffi
~
.
m
-n '8
'!
~
.
~
.
i\
.
g
o
~
~
~
~
,
4
::::s:
.~:s:
::::0
'"7<:'"
::;l>
~
-:;m
'm
,- "
~. ,-..
-'\ )
=:::0
)>
Table 5-11 L T/CKSSO FLU Acreages and Densities
Maximum Change in Number of Change in Number of
Units Max. Base Density Max. Bonus Density
Permitted Units Permitted by Units Permitted by
in Overlav Subdistrict Subdistrict
LT/CKSSO FLU Abbrev. Acres (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 Reaional Airoor! 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
Hiah Residential HR 52.7 210.8 421.6 -210.8 843.2 -632.4
RecreationallTourist RT 10.8 43.2 43.2 0.0 43.2 0.0
Seminole Reservation SR 175.3 nfa nfa nfa nfa nfa
Total 1,492.5 5,262.0 5,924.8 -662.8 10,212.0 -6,194.8
5.2.2 Urban Infill and Redevelopment Area
The current lAMP 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
lAMP Data & Analysis March 2010
57
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
ProDosed FLU CMU
Zoning
District Descriotion Acres
A Aoriculture 65.4
A-MHO Aariculture 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
MH Mobile Home Residential 42.7
P Public 2.8
PUD Planned Unit Develooment 76.9
RMF-12 Residential Multi-Familv 8.6
RMF-16 Residential Multi-Familv 0.1
RMF-6 Residential Multi-Familv 138.4
RSF-3 Residential Sinole-Famiiv 94.3
RSF-4 Residential Sinole-Familv 0.7
RSF-5 Residential Single-Family 3.2
RSF-5(4) Residential Single-Family 0.2
RT Residential Tourist 2.2
VR Viilaoe Residential 98.7
lAMP Data & Analysis March 2010
58
Table 5-12 Proposed FLU Categories with Zoning Districts (continued-1)
Pro Dosed FLU HR
Zoning
District DescriDtion Acres
A Aariculture 51.2
A-MHO AQriculture 662.6
C-3 Commercial 0.6
C-4 Commercial 0.7
E Estates 30.1
I Industrial 0.4
MH Mobile Home Residential 38.6
P Public 5.6
PUD Planned Unit DeveloDment 131.3
RMF-16 Residential Multi-Family 10.2
RMF-16(13) Residential Multi-Family 11.1
RMF-6 Residential Multi-Family 439.3
RSF-3 Residential Single-Family 8.0
RSF-4 Residential Single-Family 64.1
RSF-5 Residential Single-Family 4.6
RSF-6 Residential Single-Family 6.0
VR Villaae Residential 103.5
Pro Dosed FLU IMU
Zoning
District DescriDtion Acres
A-MHO AQriculture 368.2
C-4 Commercial 0.1
C-5 Commercial 195.8
I Industrial 292.7
MH Mobile Home Residential 4.5
P Public 8.1
RMF-6 Residential Multi-Familv 0.7
ProDosed FLU APO
Zoning
District DescriDtion Acres
I Industrial 1,380.0
Pro Dosed FLU IN
Zoning
District DescriDtion Acres
A-MHO Aoriculture 421.1
I Industrial 330.1
p Public 0.4
lAMP Data & Analysis March 2010
59
Table 5-12 Proposed FLU Categories with Zoning Districts (continued-2)
Pro Dosed FLU LR
Zoning
District DescriDtion Acres
A Aariculture 38.5
A-MHO AQriculture 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 Develooment 589.5
RMF-6 Residential Multi-Familv 87.2
RSF-3 Residential Sinale-Familv 56.0
RSF-4 Residential Single-Family 13.0
RSF-5(4) Residential Single-Family 63.1
VR Villaoe Residential 42.7
ProDosed FLU MR
Zoning
District DescriDtion Acres
A-MHO Aariculture 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 Develooment 91.6
RMF-12 Residential Multi-Familv 0.1
RMF-6 Residential Multi-Familv 104.2
RSF-3 Residential Single-Family 277.7
RSF-4 Residential Single-Family 84.0
RSF-5 Residential Single-Family 24.4
VR Viliaae Residential 291.2
Pro Dosed FLU RT
Zoning
District DescriDtion Acres
A-MHO Aariculture 435.2
P Public 10.6
PUD Planned Unit Develooment 5.0
ProDosed FLU SR
Zoning
District DescriDtion Acres
A-MHO AQriculture 591.4
lAMP Data & Analysis March 2010
60
6. Public Facilities
Section 9J-5.005(2), FAC. and subparagraphs 9J-11.006(1)(b)1. through 5., FAC. 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., FAC.). 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
lAMP 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 lAMP "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 lAMP affect the overall density of permissable
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 lAMP amendments are not as easily computed, and are not warranted.
While the proposed amendments to the lAMP 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 lAMP
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 lAMP 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.
lAMP Data & Analysis March 2010
61
l
"
,
i
E
f
!
j
,
.
o
~
~
m
~
n
o
3
.3
-1c-
?f ~. 3:
~~3:
hi~O
,..,...o...~
o Ib
<
nib,
~ om
-"'O:!
I3m
olbn
3:::S ~
Ib r+-
.- )>
l.C>
Ib
:::s
-.Q
~(')~
~~~
}~
~j~
~~>:
z
n
~."""
J ~
l
,
?
lTST
~
!
c
zf>
8
"
~
II DDi
() () ""IJ _ C'D
& Q.. tll 3 j
~. ~ ~ ~ c..
~ ~ i
'" '" C
r)> a-
g ~ ~
i~' ~
g ~ m
c. c. '"
m 0
o 0
Q. ,
i'O g-
~ -<
;0
o
~
c.
m
3"
3
O;s:
@Ol
Cil"O
<DO)
Li~
Ol
~
.'
s
.0
, 8
. a
.
~\
"
~J-.
J ~
i
A
~S
;s
::;0
7';::-
;::J:>
>'-
/m
rm
",.
:5(j
:::.i:::i:j
')>
As new development applications are proposed within the Immokalee Urban Area, consistent
with the Goals, Objectives and Policies ofthe lAMP 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 LOC).
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
Location Type Acreage Community Regional Park Neighborhood
Park Acres Acres Park Acres
1 Immokalee Community Community 23.0 230
Park
2 Immokalee Sports Community 14.0 14.0
Como lex
3 Immokalee High School Community 1.0 1.0
4 Airoort Park Community 19.0 19.0
5 South Immokalee Neighbor 3.2 3.2
Neiohborhood Park
6 Ann Oleski Park Reoional 2.3 2.3
7 Dreamland School 0.5 0.5
Neiohborhood Park
8 Tony Rosbough Community 7.0 7.0
Communitv Park
9 Oil Well Park' Neiohbor 5.5 5.5
10 Eden Park Elementarv Community 2.8 2.8
TOTAL 78.3 66.8 2.3 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 lAMP will not affect the population projections
used to determine faCility needs in the AUIR, and therefore, will have no impact on community
park facilities.
lAMP 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 A TV 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 lAMP 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.
Table 6-2
Immokalee Area Schools
School TVDe Name
Elementarv Schools: Eden Park
Hiahlands
Immokalee Communitv
Lake Trafford
Pinecrest
Villaae Oaks
Middle School: Immokalee Middle
Hiah School: Immokalee Hiah
Technical School: Immokalee Technical Center
TSD (school planned but
State Rd 29 Site: unfunded)
Source: Collier County School District, 2008
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 ofthe 2008 school year. As a consequence of meeting growth demands and
lAMP Data & Analysis March 2010
63
;
~,
^
I
.
~
,
,
,
,
j
1
j
CAMPKEAISRO
JTi
,
.
o
~
"
o
m
d::... J-
->
"
~~-
~ '
~o mml
~:-n[~
l:l~,...L_la:
-r'~ -~ ~
1:_, !i .
f-o ~--
Ii
" ,
",'
-"c
n
0
3
-I' 3 I I
:.:;-C3: ~(')o h 00 r-
Ib ~. h 'h h h .. g. <D
_r+-~ a 0 o Cl:l
!!.~ $ ,.~ 0 (f) ;oi " o <D
" g, g, ~ ,- I s: m ;; 3" ::>
T'i'O -8 ~. ~. ro 0 < <C- o: " 3"
0 ~ ~ ~ 3 a.
. " "e~~ a ~ , <; 0. 3
r+--(<' " 0 0 ~ " ro 0 3
, ^
n Ib " 0 0 or ~
'<J> z [::>- 8 0 0 " 0
, , -<
. . --0/~ r- ..r '" '" ro @;s:
~Orr1 ~j~ S- " c
-" , 0 "- a- (DOl
I3rr1 ~ !!!. ~ . <D"O
~6>: ,
;0 ~ " C/)91
Olbn 0 ~ ro
3:::S ~ ~ , . C)1'0
0. 0.
11> r+- Z . m 0 '" ;:,-
" 2 0
'- )> , Q. 0 0
m " , 0
en 0.
0 ~ en
Ib <r -<
:::s
-.Q ;0
0
.
c.
m
SRZSN
---
------
J-.
~- ~
j
A
~S
;:s
=0
;;0;::-
::::J:>
,.....
;m
_om
.... ..
:::n
=:::i:l
)>
I.-J
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 Enrollment Enrollment Enrollment Enrollment Enrollment
SCHOOL 1988-89 1995-96 2006-07 2008-09 Increase or
Decrease ( )
06-07 to 08-09
Elementary 2,893 2,312 2,878 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,
Aug ust 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 lAMP 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.
lAMP Data & Analysis March 2010
64
- ~ a> ~ ~ 0 .... .... '" N
....; ;! <0 ;:!; U) <0 0 <0 '" '"
...... '" ...... '" U) <0 N.
:!::E '" ~. ~
<'>=
~o
o~
Ne
W
- '" <0 N ~ N <0 '" ...... <0
<'>; a> ;! 0 ~ '" .... "- <b a>
<0 <Xl ...... ...... .... N.
~E "i ~. ~
(;1-
~'O
o~
Ne
W
- 0 ...... <0 '" N '" "- <0 '"
N; <0 N <0 U) 0 ~ ~ '" ......
<0 ...... ...... ~ ...... ...... .... <0 N.
:!::E '" ,..: ~
~=
~o
o~
Ne
W
- 0 ~ m 0 N U) "- ~ ~
e <b '" '" 0 ...... a> <0 a> '"
~.. ...... ...... ~ <0 <0 '" <0 "'-
:!::E '" ,..: ~
0-
~'O
o~
Ne
W
- ~ '" '" '" a> '" ~ a> U)
0; N '" ~ ~ U) '" ;i!; U) '"
<0 ...... ...... <0 <0 ...... "'.
:!::E "i ~. ~
"'-
0-
02
Ne
W
- 0 '" '" .... '" a> ~ 0 a>
",e N '" a> cg U) a> U) 0 '"
0" <0 ...... <0 <0 <0 '" '" "'.
-E '" ~. ~
00 -
0-
02
Ne
W
:r:~ ;! '" '" "- ;jI; .... co ;J: o.
0 ;:!; '" U) ~ '"
'" '" U) '" '" "'. "'.
~~ ",. ~. ~ ~
11...
0
0/11:; 0/1-
<::
€~ €~
o'=' 0-
.. [e ~e
E t1l <:: (3t\i
.. OUJ ..
Z ~ ~ '0 ~
'0 -00 0 :g
0 ~~ 0 '" ::;< I'
-"
.:: -" ,g- '" - .. ..
" ii; '" ",UJ - 0 UJ .. ..
Ul -0 0 Iii Iii
a.. c ~ ..
'" tJ I~ -" -"
c I~ .. 0 0
.. -" .. ,m E E,
-0 '" c .5 .5
w I ....J a: :>
<l:
Ul
0 ~ '" U)
~ ~ U)
w w ::;< I
....
C
Gl
E
'0
..
c
W
"0
.e
u
Gl
.0'
..
ll.
"C
C
l'll
l:-
.u
l'll
Co
l'll
o
'0
o
..c:
u
I/)
Gl
Gl
"iii
..II::
o
E
E
Iii
"
C
.e
"
..
I-
..
..
]j
o
E
.5
.. oj
z~
~ '"
0<1>
-"
0'2:
0<1>
.e",
">.
0"
C;:; c
t::i!!
'" ~
.e'"
~g
158
~'"
~~
.z;.~
Co
'" c
Eo
E-o
oe:-
U",
Q)-o
~c
'" '"
-"0
0.0
E Q)
.5g
<I> '"
5-g
~<I>
0'"
-'"
-g .g
~i
J!!~
<I> Q)
-00>
15.9
C:~
_0
c<l>
<1>0.
E '"
='"
e Q)
c>
<l>J!1
-gO
'Oc
~o
e-o
a..,
-o.e
c-
"'.!!l
>.0
""'a
o.e
t1l 0
0.(J)
'" .
o ~
I2
~ffi
LLU
,.
<D
Gl
:a
l'll
I-
It)
CD
a>
0
0
'"
.5.
<l:
oi
~
0
~
>-
LL
C
t1l
0::
"E
<I>
E
<I>
>
0
c.
.5
]j
'0.
'"
U
,;;
"E
'"
0
U
~ 0
0 ~
0
U N
15 ..c
u
"E ..
'"
'" ::;<
0
OJ lJ)
0 'w
0 >-
.e Cii
0
(J) c
:g <(
O/S
u; '"
is -
'"
Qj 0
e 0...
'" :2;
0 ~
(J)
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 (FIHS), 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 "En 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.
lAMP 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
"ClI.
All arterials and collectors within Immokalee currently operate at or above the adopted LOSS.
lAMP Data & Analysis March 2010
67
~
!
"-
n
o
,
I
Q
"
,
"
"
<
~
~
f
~
,
~
"
~
3
!
~
"
,\,\<;tt<"'P
ou",>c:.q"'<!;<J
CAMPK~l!lRO
n
o
3
'3
;J.c-
Ib ~. 3:
~~3:
hi~O
r+-.o...~
o Ib
<
nib,
~ Orrl
-"
I3rr1
o Ib n
3:::S~
Ib r+-
'- P-
en
11>
:::s
n
-<
_.
.
.
!
"
o
J I
,
.
o
~
"
o
m
Ii
~\}~.(f"
'$ iP'"..........,
;~l~
I
,
,
OOPff
EltillO
GEilO
o
.
!:
--c
~(')~
,.~~
"e~
..t"'~
~j~
~6>:
z
"
IllOi
() () _ C'D
2. 0 3 3' j
ij5' =. 3 3 c..
.... ~ ~ 0
() () ~ bj
g g rn i'O
" ro
-< -< ;0 C
b )> ~ a-
n $- ci" ~
~ ~. ~ ~
~ ~ ~ re
~ 5.. -a OJ
'fl () g g
Q. 0
i'O g-
~ -<
;0
o
.
0.
m
):,QI
~1ii'
<D:::!"
~ ::sO
Ol'CO
(j)::Q
OlO;S:
::;, Ol Ol
Q. Q. "0
o~91
!2. '<:: tv
m~
C) CD
o~
Cil ~
~
a
~
8
zf>
,
"
g
.
;r -8
.
o.
.~
'0",
"
'"
'"
'0
~J-.
~
"
/
A
~S
-rS
::;0
;;:J,^
;:::::J:>
.--
/m
~m
-<I
~n
~::::::l
)>
g
.[
~
~
,
~
"
[
~
~
,
~
"
~
3
[
"
a
a
.
n
o
3
-I' 3
:.:;-c,:;>-
Ib :::s .;::..
~~3:
n7"O
~z..~
o Ib
<
nib,
~ Orrl
-"
I3rr1
O(1ln
3:::S ~
(1l r+-
.- P-
en
(1l
:::s
n
-<
~(')~
~~~
}~
~j~
~~>:
z
"
'I
lll!
"' !liS!
~i~
~'o)
\.l\~
,AUNT(r".lSf
~TII
sCHOtl'OR
n~"!J'~
~T-SF
l!TH&TE-
,I"!!:!E.FE-
-
8
zf>
"
~
~
8
.
~ ~
rr
;
l..MlMRu
~ Ii ;
STATEST ~
!
!
,
['l~
,
uUPRE!;' ul'
______GAfllH.ERD
C
1110
00-
Q.. 0 3 3"
~ ~ ~ g
() ..... ;;0:: '"
g ~ r6- ~
~ s CD CD
.:< .z :;:tI C
r )> <2 a-
~ ft g' g:
- ,"-' ~ "
::u :p en
g tll :::;" tll
g. 5. ~ 00
() ;:l. g
Q. ,
ro g-
o -<
<r
~
1i;'
-
S.
r-(Q
0::0
C)o>
e?.0)~
::0 Q. "0
0~0)
~'<:; .I..
C/)<
<D
-
~
~
l;
Cl:l
<D
::>
a.
;0
o
.
c.
m
~J-.
J ~
)
A
~S
;s
::;0
'7';::-
::::J:>
~,.....
/m
rm
jn
::;:::i:l
"')>
Table 6-5 2008 Peak Hour/Peak Directional Volume and LOS for Arterials &
Collectors in Immokalee
Existing Peak Current
Road # Link From To Houri
Road Peak Oir LOS
CR 846 Immokalee Road Oil Well Road SR29 2U 262 C
Lake Trafford West of SR 29 SR29 2U 367 C
Road
N. First Street New Market Road Main Street 2U 457 C
New Market Road Broward Street SR29 2U 448 C
SR29 SR29 CR 858 CR 29A (New 2U 404 C
Market Rd)
SR29 SR29 CR 29A South N 15" Street 40 661 B
SR29 SR29 N 15" Street CR 29A North 2U 550 C
SR29 SR29 CR 29A (New SR82 2U 550 C
Market Rd)
Westclox St Carson Rd SR29 2U 147 B
2U: 2-lane, undivided
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.
lAMP Data & Analysis March 2010
68
J!l
t)
Gl
'0'
..
ll..
Gl
Gl
.l:!
o
E
E
en
o
o
N
.
CO
o
o
N
...
Ul
::i
Ul
Gl
+l
';:
o
';:
ll..
"C
Gl
"C
C
.2
c
~
'0
. E
c:
0 C Ul
III - 0
nl -'
&! c
0
0
W
'" 2: 2:
"C~ "'": ~
"N ~ N
-~
~>-
,_ LL
~-
w:!l
0
"CO 2: 2:
'" I'-;
.eO 0 ~
nlo..
E-
,- III
-0
810
....
I/)
0
"
III
nl ~
.c:
a. 51
"C
"
"C c:
c:
::l ,e>
- III
c:
::l "
>< 0 ><
" w
z coli ....
0
0 <0
a. 0 ><
-
c:
"
E m m "
" c:
> - m
~ ::l (ij m
0"c-'" ;;:~
CL ~ c: 0
.5 ~ "E ~=
IDee a.)U
2nl_ 2.!!!
oE@) "''''
"(ijN
- 0", mll::
'E eN ~Ul
:3 "'ll::N 0.0
NUlCO E-
ll::oll:: m"O
Ul_Ul Oll::
~ m m
m .9!"l(
'u (ij '" J)1w
nl -'" '"
om 0"0
LL Eo. Em
E>- EO
_1:0 _ll::
",-",
oC:
:;:~ 0
on ~
N
~
m
e
"
-,
"0
m
-
0.
o
"0
<(
e
o
ia
N
"
m
C"l
o
C"l
!;
c
c
m
n:
c
.l9
o
0.
e
Q)
2:
~
.2
""15
o
-..:
~
o
N
0';
~
o
N
,
o
~
o
N
m
o
o
N
>-
LL
a::-
t:.
E
~
C"l
e
a.
C
m
E
m
>
o
Ci
E
CD
.
CD
Gl
:0
ClI
I-
c
o
~
o
0.
'"
c'"
mo
~o
....N
a;
o
~
"
o
Ul
m
ro
"0 ll..
>- i=
-
c
" ....
0
0 ...
0
c ~
0
"0 en
" 0
'" 0
m N
.a
'" Gl
~ .c
m -
"
>- E
m 0
>
0= ..
-
.!; Gl
,s Gl
.~ (;j
"0 .;0:
" 0
u E
"
"5' E
Ci
0 c
.c
>. -
0 'i
c
m
u J!l
'$ t)
"0_ Gl
m e '0'
0 m ..
.~ E ll..
m 0.
",0 >.
..!.Q) ClI
.. 0 > ~
B-!. 0>
:;:::ocDO"ffi "C
m>o"U ClI
.~ ~.- 0 0
~tnEE D::
oco.....
--.- c CD
....1;)0-
0.._ u c
ottlw:: ....
- .. '0 .
coo a E CD
00 u..... Gl
~...Jw.E :0
" ClI
ll:: l-
.
0)
r.o
N
~
m
c
"
-,
"0
m
15.
o
"0
m
c
o
~
N
'"
m
e>
o
C"l
c
"
c
m
n:
e
~
""15
0.
e
Q)
2:
>-
C
"
o
o
2: 2: 2:
-'<I' ~ N ....
III~ N .... .....
00 0 on 0
ON ~ ... ...
19"" ...
08
....N
.c: N 0 0
- '" co 0
'" ~ ~ CD
liiu; cO N 0
-'~
19
'0'
-
a.
c:
0 Ig Ig
a
';: 'u '0 -'"
0 ~ ~ ~
III " "
0 '" '" m
m m "0
ll:: ll:: (j)
m
>
'C
~ Cl
0 m
N m
.... ll:: (ij
CD
'<I' 0 -'"
co 0
- E
ll:: 0
0 2 .E
"0
m Q)
0 Q)
E ll:: ~
~
~ a; ~ ps
LL s:
'" ~
<5 -
0 ~.
2 2 2
-'"
c:
:3
~
;:: '" '" '"
"C
nl N N N
Ii. ll:: ll:: ll::
Ul Ul Ul
~
.2
o
o
-..:
~
0';
~
o
'"l'
o
~
m
o
o
N
>-
LL
a::-
t:.
E
~
C"l
o
0:
c
m
E
m
>
o
Ci
.E
c
o
'"
m
t
o
0.
'"
c:'"
mo
~~
a;
o
:;
o
I/)
o
~
o
N
.c:
u
~
m
:2:
'"
'00
>.
iii
c:
<(
o/l
m
-
m
o
0..
:2:
<(
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-YearWork 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.
lAMP Data & Analysis March 2010
70
Figure 6-1 SR 29 Loop Road Alignments Recommended for Further Study
.... l.
(J)
;;p
'"
<C
~! "SR.82,
Ii;
3
3
~
,
~
"
a
~
a
"
'"
'"
-,
.+,
,
Alignments
_A
_E
_L
_S
_u
I
'18 ~ .
Uttl~:LeagUeRd~!tj;, 'I ''''''1<
lak~Tr;!!fo;.aRdl ..~,.;,~ '1', t"\1;.~p".A" .' ~~.info-;-
'1"1' ,,-,. .; '[:1" t~ ~j I '-""'" I if'
. I" i '" := '-':~;. . : ";\~~1;;::~, '
. "1" . 3~ 1, 'c.~~" "1
~ Lc ! i,b.O':
----, , ,
'GR,846.-
~
l'l
o
\
\
I
;'
Immokalee-Rd- ....",,- .... j
I
[
1
I
I
o
"
3
"0
;,;
III
in'
;:0
r
,~
I
:rf'
CR 858.
/
9il.well'Rdl
Source: Florida Department of Transportation, District One, SR 29 PD&E Study Website,
httD:/Iwww.sr29collier.com/aliqnments-workshoD.html. accessed July 13, 2009.
lAMP Data & Analysis March 2010
71
Table 6-8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for
Further Study
Sizoln a".. sou 1420.1 1087.6 1193.5 12~1.S
langth In miles 15.8 18.2 15.8 15.5 15.6
Sodo..culturaleffec15
Schools 2 1 1 0 0
ReligiOn institutions 3 0 0 0 0
eMS I fX'Iico I fi", 0 0 0 0 0
Cemetery 1 0 0 0 0
Airport 1 0 1 0 0
Mltdium density f81ildentlal ~ aaBS 9.1 7.0 7.0 7.0 7.0
High density residential ~ acres 40.2 4.0 35.0 00 0.0
~opmenl o.f reglona) lmpaet (DRt).. acres 10.0 0.0 10.0 0.0 0.0
pranned unit development (PUD) - acre5 21.7 13.5 7.7 M 0.0
Tnbal~.d lar>cl. - acres 1.2 0.0 1.2 0,0 0.0
Recreation lands. acres 0.6 0.0 0.6 0.0 0.0
Hls,orlcallarc!1a.ologieal ,,,,,,acts (V or 1'1) Y Vol Vol N 1'1
Natural effeets
Non-forested wetlands - acres 33.2 53.2 41.1 57,4 100.0
Forested wetlands ~ 8Cr'M 59.3 62.3 52.8 25.5 28.5
OpeB water featurei . acre, 50,0 :l9.J 51,6 4.5.1 43,3
PubliclV managed laoos - aaes 0.0 0.0 0.0 0.0 0.0
Eagle nests 0 0 0 0 0
~terl6$ 0 0 0 0 0
Threatened.& endangered spec1es occurences 0 0 0 1 1
Pal'ltller primary habital- 8GfeS 5El7,6 514,3 587.6 826.5 934.9
Panther ,oeofld<lry ha.~al . '.,"' 102.7 836.5 316,1 367.2 367.2
Physlca' _.cl8
Potsflti2ll1 contamination sites 50 3 20 1 1
Sin~hore. 1 0 0 0 0
Brownflelds 1 0 1 0 0
Water (reatment facifilies 0 0 0 0 0
Sewe1' traatmenl facilities 0 0 0 0 0
Source: Florida Department of Transportation, District One, SR 29 PD&E Study Website,
htto:llwww.sr29collier.com/alianments-workshoD.html. accessed July 13, 2009.
lAMP Data & Analysis March 2010
72
The proposed project schedule for the PD&E Study is included below,
Figure 6-2 SR 29 PD&E Study Schedule
c::::::J Newsletter
Seoping meeting
Source: FDOT District One SR 29 PD&E Website: http://www.sr29collier.com/proiect-schedule.html.
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. 1 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.
lAMP 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.
lAMP Data & Analysis March 2010
74
00
g
i
.
[
,
00
o
l
"
.
,
,
~
~
g
~
~
.
~
..
o
~
~
)
.
.
o
~
~
m
~
Ii
.
~
~
'>
"^
-,..--1
l~~,.~L~~~-'C;')
/'C I 'I
____________ -,. t ~',
.V
~
""\~::
\:,\
'(I
\;::1
n
0
3
-'3 ~
--1
::r<:s: ~no OJ
I1l :::J ~
:~s: I I I I mD r- ~. ~
,-t...;~ '~ ~. CD
n7'JO '" CQ -~ }'
~Jt~ " () () U' m cE _ CD ~-
"'e~ 8 g, g, ~ Ol 3 ::l CI)' A
o I1l zf> ~. ~. ia !a: _. 3 CL ;p<::!:
< ..or ~. ~. o 0
n~r () () '< " Q.. <2 s:
~~~ 0 0 ~ !:!. . .'::~
-!':'...Orrl . c c ;? ~ ro CD _ OJ
--.;) '0 ~ 0 is < il ~ ~3" c;,~
I3rr1 8 " ~ ~ ~ c
r ,. Q. a- ~'3 0)
. ~ =:0
o I1l n 0 ~ '" (f) .
~ z !l 00 :0- 0 0 OJ 0 1
3~~ ,0 j[ 0 s: ,. ~ :>;- 01 ;;'J';:::-
;0 c .
~)> (:) , g 0 . c: 0 m ,.,OJ ::2:lO>
~ 0 . 0 ~ ... . OJ(j)
~ ~ ih . OJ /,....-
en 00 () ~. 0 Q,CD /T'1
I1l c
Q. " 0 - m
:::J ro ~. ~ ;::;: c.
~ . (j5'
~ 0 -< 3n
~ CI)
;0
0 ~:::t:l
.
~
00 )>
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.
Table 6-9
Bicycle and Pedestrian Improvement Priorities
Bicycle Improvement Priorities
On Street From Street To Street Length Facility Priority
(milesl TVDe Tier
New Market Rd North 15'" Sl (SR Main St (SR 29) 2.1 Rural BL I
(SR 29A) 291
1"StN Main St (SR 291 Immokalee Dr 0.4 Rural BL I
Lake Trafford Rd Uttle League Rd North 15 St(SR 2.1 Rural BL I
(CR 890) 29)
Westclox St Carson Rd SR 29 (15'" SI) 1.0 Rural BL I
9'"St N Lake Trafford Rd Main St (SR 29) 0.9 Rural BL I
9"StS Main SIISR 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 SI) Road
Lake Trafford Rd Pepper Rd Uttle Leag ue Rd 1.0 Rural BL II
(CR 890)
Carson Rd Lake Trafford Rd Westclox St 0.5 Rural BL II
Sidewalk Improvement Priorities
On Street From Street To Street Length Facility Priority
(miles\ TVDe Tier
1"StN Main StlSR 29\ Immokalee Dr 0.4 Sidewalks I
15'" St North (SR 9 St Lake Trafford Rd 1.3 Sidewalks I'
291
Lake Trafford Rd Little League Rd North 15'" St (SR 2.1 Sidewalks I
(CR 890) 29)
Immokalee Dr SR 29 (N 15 St) New Markel Rd 1.1 Sidewalks I
(Charlotte Stl
Roberts Ave N 9'" St N 18'''St 0.8 Sidewalks I
Westclox St Carson Rd SR 29 (N 15'" Stl 1.0 Sidewalks 11*
Carson Rd Lake Trafford Rd Westclox St 0.5 Sidewalks II
Lake Trafford Rd Pepper Rd (CR Uttle Leag ue Rd 1.0 Sidewalks II
(CR 890) 850\
Carson Rd Weslclox St Dead end north 0.5 Sidewalks II
CR 846 (Devil's SR 2~1 (Narrow Hendry County 8.5 Sidewalks II
Garden Rd) Lanes Une
SR82 Corkscrew Road SR29 5.3 Sidewalks 111*
(CR 850\
'Included in the 2030 LRTP
BL: Bike Lane
Source: Collier County Pathways Plan, 2006
lAMP 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 2008/09 Pathways Box Priorities
2007 Road From To Improvement Projected Cost Community Reason
Rank
1 North 1 st Street SR29 Oak Street Fill missinn nans $ 100,000 lmmokalee PAC POOrilv
2 Main Street (SR 29) 111hStreet Immokalee Drive FlUmlssing gaps $ 400,000 lmmokalee PACPOOrily
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 Route 7, the Marco Island Shuttle, which runs from Immokalee to Caxambas
Park in Marco Island; and Pink Routes 8,A and 8.B, the Immokalee Circulator. See Map 6-6 for
CAT routes in Immokalee.
Collier County MPO recently completed in May 2009 the "Collier County Bus StoplShelter
Needs Plan," which analyzes current ridership data to propose a list of stops where shelter may
be warranted. As the study states, bus stop shelters are important to redevelopment and place-
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 I 19th Sl.
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, S 5th Street at Stokes Avenue
9. S 5th Street (Career Services Center)
lAMP Data & Analysis March 2010
76
!
r
t
,
~
j
,
~
~
.
<
~
>
o
Ii
CAMPK SRO
(")
o
3
...,'3
"c-
(b 9:.3:
:~3:
R ~O
~"'-~
o (b
<
Q !!-r
=-@ rI1
I3'"
o (b n
3"$:
(b ~
.- )>
<L
(b
"
n
'<
1!~ttifD:i~
~ ~ ~ ~ g r+ 3' C'I) CO"
o 0 aI '" ib $I 3 ::::I ...,
~5~:-'~ ~,Q.......
.z .z ~ ~ 3' Cl)" ~
r- )> 0 n 3 en '" ~
g ~ '" 0 0 c: cti :>
~ ~. ~ ~ ~ g m ~
~ ;; . " 0 III
"1."~W ! ::.r1:l
H I I I ~ ~ -
;: , . ,,::;' ';"
, ,f!l O"l
I < ~
::0
o
t:::
CD
en
j
-'-S-.
TI
. S
I
I
,
I
\
..-1
.
i
-R-. "r--I
J1Jl f\\
-B
,_ . l.f-
- 41
M~
~~~l -
Z4l~ (;~ t;dD
~~ ~ IT -
uL ~CARSOrIRD_
~- ~~
- ~
0:::= _ "Po
.~ 'U,..
~~ - - ~
'-\
~o
----i
i
,)
~
~
QC;;--
"'D
\
If
,,'>'
_/l:
~8....,j8
~~~ ~
c............. z[:::>
..t"'~
~:j~
~6>:
~
.
~
m
a~
."
----
~~
J ~
/
~
~3:
30
=~
r,:J;ilo
.......
7-im
,ITI
;,.-6
::::(")
-;:0
)>
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 lAMP, 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.
lAMP Data & Analysis March 2010
77
//
//
/
,///
..-
CAMP KfAlS RD
n .,,- ~
I I ~GD~ OJ :3
0 . ~ :J :3
3 I !!l. ." (") 0 ~ ~.
-'3 0 0 (J) ~ ~ 3 3" 3" ::l ::r;.;-
-1\::- g, g, m CD 3 3 C. en' ~ }
~no 0 0' U ~ ~
if 2:. S; 0' 0' ~ :l 0 0 CD CD
'0 ~ >'
0 0 0 ~ -i 0 0 ):,CD A
::9.-Z s; ~t.~ ~ ~ m 0 ro ro
0 0 Ai
c c 0 ~ m m ;a~
~7"O 0 ~ ~ 3" :l ~
m '" '" -i C
m m - a- Q.)~s:: ~~
(b(b~ r " ~ ~
rl-~ ZV 0 ~ - 0 0 Q.) CD Q.)
.C::~ n 'll 3" ~ :;~
o (b 0 0 " :J"'"Q
.t"' - ~ .- m ~
< ;u ;'. ;'. '" m Q.Q.)O) ;::0
n rLr ~~~ 0 0 (J) 0
~OfT1 0 ~ 'll m lJJ :::-l:J I 7'0;:::-
'" '" .- . 0 ;aQ.'-I
-'" fT1 ~ 0 ;? ~ c ;::J;;>
I3 Q. ~ Q.)C/)
,,0 z ~ <.n 0 '"
n ro 0 3'CD . .--
0 (b m u ~' -< /ITI
3;:;'~ g '" CD ~ /ITI
" 5:
;u -n :J '" ;::.
0
~)> 0 ~ -CJ 3('"')
LC. '" ~
~ n \J -.
(1l '" Q)~ :=:::0
~ ~'
-Q m :J :J. :J>
" (ita
m
w
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:
1. 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 ofthe 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 ORis 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 PUD & DRI Population TOTAL Population
Season Population Estimates Estimates
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 55616 176,656 232,272
2039 59,384 206,707 266,092
2041 (build-outl 60,963 210,168 271,130
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
lAMP 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
WTP Number of Wells Well Firm Capacity Permitted Capacity
fMGDl' fMGDl'
Carson Road 3 ' 0.75 2.00'
Airoort 3 1.01 1.35
Jerrv V. Warden 7~ 2.08 2.25
TOTAL 13 3.84 5.60
1- There are four existing wells, but only 3 are operational for a firm capacity of 0.75 MGD. Two
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 9th 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.
lAMP Data & Analysis March 2010
79
00
1
fr
i
,
.
.
~
~
,
"--,--
f'--'-~'~~_:':-
~,.-\
,
/"""". \
,; \,
/
\
'\
"
'"
n
!
.-
o
~
~
~
"
$
~
r
.i-
~
"
~
~
~
.
.
,
.
,
o
~
>
o
m
00
l
~.
l
00
,
~
}
~
1i:'
~
.-
~
~
~
"
g
"
~
I
"
"
CAMPKEAISRO
i
i.-
11..1
.._~-~-llll
II ,-~::::,r>~;-
'<-1--'\ )
'v !
i \ .. ___ ~
---~._--"-
---
-'--"'-
"
\----
\
l~J
i
I
SR 9N
'-~-
n 3"
0 ~
3 :3
-'3 0
-I\::- ~(jO D~D l; \J@ ~ ~
if 2:. S; . . 0<0-
::9.-Z S; ~~~ 8 lC mCD J
."
0 0 (J) ~ (J) ~ 3" ::l 0-
oW g, g, S -i <o-~ .'., A
fti~O 8 ~. ~. ~ ~ ~ 3 Co
ZV <C r 5' 0 ~*s::
rl-~~ 0 0 m 0 >'
....C~ ~ <C W
o (1l 0 0 iiI , '1J ro ?~
c C d, Q.)",.g
< ....t"" ~ ~ ~ 0 0 0 m ~
n rLr 8 -< '" >' ~ ~ ;;r c -Q.) 'I'~
m rr CD:JO'>
~OfT1 ~~~ r " ~ ro a- '" I =i0
-'" fT1 0 ~ w ."Q.CXl
!it ~ ~ ~
I3n m ~ J> Q.)C/) ;;:00;:::-
" ~ m
o (b , 8 0 0 w Q CD ::2J;;>
3;:;'~ ; w ~ (J) ~:1E .--
~ z '" " lJJ
" m 0 ~~m
~)> 0 " c <ii'~ /ITI
(1 Q. @ ~
ro '" UlCJ
LC. w ~.
(1l n 1;' -<
~ ~ m iii' 3('"')
n ;u w -
'< 0 :J. 2;::;:1
0 (")
'"
~ - :J>
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 Projected Reliable WTP
IMGDI CaDacitv IMGDl
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 lAMP 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.
lAMP Data & Analysis March 2010
80
,
.
.
,
~
i
o
!
,
)
!
I
;
,
,
(J
o
3
-'3
-1\::-
if ~. S;
un-':;;.
-'< ;;,.
~i"'O
~R.~
o (b
<
n rLr
~OfT1
-'" fT1
I3"
o (1l I l
3 ;:\.;;0
~)>J>
LC.
(1l
~
n
'<
~Il~
~~~
..C............
..r<~
~j~
~~>:
z
o
...-
I
d
-c--
'--1
I
1_1
-~
IT1
i
I
,
-----------,-
c::-
8
N
8
II DDEJD~
on"" 'll ."
g Q. ~ ..., !:r 3' ::J
m'ro!e..g~3C.
..., ..., CD 0 -. 0
() () ~ g: t6 ~
g g Ql a. en CD
::l ::l CD m l'D CD
-<..z...,::t<c
b~g~8.g
&l CD ei ..... );:> ::I
_ ::l. 3 D ill :l>
;;0 @.. ctl U:;" W @
g ~ ~ -g II)
a. a. u CIl OJ
III () ii) ~ g
Q. ;;a. 0. :J
ro ro g-
u -<
g
;u
o
w
'"
~
3"
:3
o
Ul@
0,)-
:J CD
-.CD
Qi
-<~
UlcoS::
CD",~
~ 0,)
...,:J~
.,,0.<0
~aq
;::.::;::
5: CD
CD '"
"'CJ
iii'
S
(").
-
~
~ ~
A
~~
'I'.~
=i0
/J;:::-
;:2J;;>
>r--
L~
=.
3('"')
:::j"""
,,""
:J>
zv
i
o
~ 8
-
f
,
,
~
~
>
1:
,
8
&
CAMPMEA'SRO
--n'"'
.
luns
.
~J
!
IID~DIDD Di c:- I I I I 3' EjDD I I DOr-
;03 iil~ ~
~ ~3 3
z zO 0 ::0 11l
n z ... ... ~ ::l ~ ~
0 ,. z ;: z " :l: ;: , 0: .. c.. .. en "'~ " " 3" C.
3 "U C C ;: :0 :0 :0 X m- i :0 GJ 6' i'D c :0 & & ~
0 c m ",CD . OJ il g 3~ 3 CIl i
-'3 5" , C :l: b :0 c -11l c < 11l ~o ~. !ii" 0
~ 5" en ;: ~ Gl." $ ::t , en ",,, 6r >
-ic- 3" c ~ -i " ",' . . c: ;: ;: m 5" . " " iii' A
?f;:e, ~ ~no 3 . < :0 ~ ~ ~ en Zc if en . )C 3 . . 0 0 if z
"@ g, " ); :0 2' :0 m ., 0 ;1 5' ~.~ < < c -
0 "- " ~ . 3 . ~ :!<- , ~ ~ 5' (ii' 0 0 , ~ c S. s::
:!l..z~ 0 ~ r ., g C -c " " CIl
. en "- . :0 ~ - , .- en' g SCQ 0,)
ti 7"0 "'Z~ " if c ~ a; ~ ga; ~ ,,, , ,. :::$
'0 < ;: . . "- '" 5' :0 ~ a "'Cl
. , 0 if
" " en 8 g x' Cii " . ~, :0 . ~ , m -. - '"0
A- ~ "C>"'l zl> :0 !a" il. -i QI a; "- ,; '" r- f lQ . $ :;;il. " ,. C'l ~3 j,3:
.1i ;: . < 0 ~ .
(j ~ ...r' :0 , .. . " :0 "-
" x en " C < ~8" 0 :; CO':3 9"
0' Jl c 0 en ~, c " -i :l 0 0 0 =0
n" r- ~-l~ , . il. c "- cr ~ "- ~, ..' 0 , '"
. . -i g ~ en Q. 0 0 ~ ~ 0 r- CIlO.....
~OlTl z~ -g "- en c en !a c ;:;: ~ , 3~ . " < "'7'"
~ $ ~ < ~ C 3 o. , ." ;,;-0
-'"'0 rn Cl c cr , ~ CD' . Q. ~ m =:J;;>
cr ~
I3n~ z -a ~ Jl .' Ul " (8:;l ~ 0 ~ 0,)
0 en Jl !! g CD Ul " ~
.' < ~ ~"I CD
o (! ~ c ~ " cr ~ Jl /m
3 ;4- en [ ~ . 00 c
. < . 0 ~'" :0 ::0 CD /m
~)> 8 cr g 0
a 0 ~ Jl . m =e.
CQ ~ ~ CIl :~n
.
(! ii
.Q =;:::::j
)>
j ,
I !
. .
':'H
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 waste,;;ater Flow Projected Reliable WWTP
IMGD CaDacitv /MGDl
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 lAMP 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.
lAMP 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.
. Slough - The proposed improvements include installing two additional circular pipes
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 properly acquisition or easements rights necessary, will also be undertaken as part of the
plan updates. The update to the stormwater report is scheduled to take place in 2010. The
proposed amendments to the lAMP will have no impact on drainage and stormwater.
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 ofthe 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 lAMP will not affect the population projections used to
determine facility needs in the AUIR, and therefore, will have no impact on solid waste facilities.
lAMP Data & Analysis March 2010
82
6.7 Fire
The Immokalee Community is served by the Immokalee Fire Control and Rescue District, an
independent fire district. The IFCRD provide fire protection and EMS to Immokalee. Information
regarding the IFCRD was taken from the Collier County 2005 Fire/Rescue Services Impact Fee
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. In terms of equipment, there are two engines, one ladder truck, one brush truck,
one water tanker, and one heavy rescue vehicle. Also, there are three support 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 rooffor 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 lAMP 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. 1" 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 Sheriff's 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 lAMP will not affect the population projections used to determine facility
needs in the AUIR, and therefore, will have no impact on police service needs.
lAMP 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 21 05." The Data & Analysis for
the lAMP, 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 (T AZ). 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 lAMP. 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 lAMP 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 lAMP
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 L T/CKSSO (-663
DUs), which would reduce the potential population by 9,462 and 1,657 people, respectfully.
lAMP Data & Analysis March 2010
84
Using this data, the Table 6.14 shows the changes to maximum residential development
potential based on the generalized lAMP FLUM amendments:
Table 6-14 Difference between Adopted and Proposed Future Land Use
Maximum Residential Build-Out Potential
Maximum Development Maximum Development
IBase) (Bonuses)'
DUs Pooulation DUs Population
Adooted FLUM 68,575.8 171,440 168,357.8 420.895
Proposed FLUM 75,306.8 188,267 137,774.4 344,436
Chance from Adooted (#) 6,731.0 16.828 -30,583.4 76,459
Chance 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
Channe from Adopted (#) 2,946.1 7,365 -36,620.1 -91,550
Chance from Adooted (%) 4.3% 4.3% -21.8% -21.8%
Prooosed FLUM less L T/CKSSO 70,859.1 177,148 125,542.9 313,857
Chance from Adooted (#) 2,283.3 5708 -42,814.9 -107,037
Chance 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:
lAMP Data & Analysis March 2010
85
Cii
:o::l
I:
Gl
-
o
ll..
"C
I:
III
E
Gl
o
~
.u
III
LL
E
::I
E
';(
III
::E
Gl
Ul
;:)
"C
I:
III
..J
l!!
::I
-
::I
LL
"C
Gl
Ul
o
c.
o
..
ll..
"C
I:
III
"C
Gl
-
C.
o
"C
<C
I:
Gl
Gl
.!
Gl
.0
Gl
lJ
I:
Gl
..
~
C
(Sllun) '" ex> M 0 '" 0 ...
... " ~ 0> ... ex> ~
(OOv!H!l!Un ~) ci ~ ~ ci ci ci ci
SlI\I3 ~ ~ ~ ~
(SJB:JtJJO) <0 0> M 0 ... I-- ...
M <0 M '" ~ ;:l;
(OOOHJe:lyjO 96'~) M M M
e~!Iod
(S8J:Je) N 0 ex> '" " I-- <0
(uosJad 000 ~pe 6'Z) ,...: cD o:i o:i ~ C'i cD
0> Uli ... ~ N ~
~Jed leuo!6eCj ... '" '"
(S8J:Je) ": 0> N <0 ex> <0 I--
'" on ci .,: o:i N N
(uoSJad ooo~pe n) 0 N N ~ ~
ltJed ^j!unwwo:) N N N N
0 ex> N 0 0 N N
<<! ex> 0> N <<! I-- ~
(SU01) ~ ci m on M .,: ~
(uoSJad/suOlI79'0) N 0> <0 M ~ I-- <0
I-- ... I-- "'- I--_ M "'-
ejseM P!IOS oj ci ci '" ... ri ~
0 N ~ ~ ~
~ ~ ~ ~
(om\l) '" M ex> ex> t! ~ M
~ ex> <<! 00 I-- N
(uosJad/pd6 OO~) ,...: <Xi ~ ,...: ci ,...: ci
JajeMejeseM ~ ~ ~ ~
(om'l) 0 I-- I-- I-- I-- 0 ...
0 I-- ": I-- ": <0 N
(uDSJad/pd6 90~) o:i m ~ o:i 0 o:i ci
JejeM elqejOd ~ ~ ~ ~
0 I-- ex> '" '" ex> M
c :J:_ <0 N 0 <0 ... ex>
Ea:; N ex> ex> M_ ~ N
~ <Xi <Xi <Xi I-- ,..: N
<uu> I-- ex> ~ I-- I--
3<u ~ ~ ~ ~
g-@
0.
0
en
'it .!.! ''it !2 ~
"" :;; I"" g
'0 '0 '0
~ :s '" '"
0. m .J '2
0 Ul 0 j 0
'0 11 '0 ~
~ ~
:e :e E :e E ::;; E
:::l ,g :::l e :::l e
:::l .J .J - .J -
.J lL :\' lL I~ lL I~
lL ." ." il
c c c
il '" <U Gl <U <U
Ul ~ Ul ~ Ul ~
Ig' I~ () .~ () I~ ()
0 e 0 e
." ~
<( 0. 0. 0.
II)
.....
.
CD~
Gl Gl
-Ul
.0 III
llIal
1--
Cii
:o::l
I:
.!
o
ll..
"C
I:
III
E
Gl
o
~
lJ
III
LL
E
::I
E
";(
III
:E
Gl
Ul
;:)
"C
I:
III
..J
l!!
::I
-
::I
LL
"C
Gl
Ul
o
c.
o
..
D..
"C
I:
III
"C
Gl
-
C.
o
"C
<C
I:
Gl
Gl
.!
Gl
.0
Gl
lJ
I:
l!!
~
o
(Sllun) <0 0 <0 ex> 00 ... M
<0 ~ <0 0 '" ~ '"
(00v9 ~!l!un ~) on ~ "l' ci on 0; ~
SlI\I3 N N N , ~
(SJa:lWo) '" '" 0 <0 0> '" 0
N I-- '" ... I-- ~ ~
(OOO~/JaOyjO en) 00 <0 ~ <0 ~ <0 <)l
, ,
e~!Iod
(saJOe) <0 0> ": ~ '" N ...
(uoslad ooo~pe 6'Z) ci <Xi ~ on on ci ci
N 0> N '" <0 ~ ~
~Jed leuo!6eCj N 0> N 0> <)l 0> M
~ , ,
(S8J:Je) ~ M "'! N 0> <0 '"
on C'i ~ on m cD o:i
(uosJad 000 ~pe n) 0 ~ 0> 0> 0 I-- N
~Jed ^jlunwwo:) '" ... , M ~ M ~
, ,
0 ... <0 <0 0 ex> 00
00 0 I-- ~ 0 ... <0
(SUD1) N m C'i ci N <Xi C'i
(uoSJad/suoJ ve'o) I-- M M ex> 0> <0 0
M ... 0> I-- '" ex> '"
ejSeM P!lOS oj ci <Xi ci <Xi ci <Xi
<0 N <f ~ '" 0 'I'
N N N , N
(OE>~) 0> :J: '" M <0 0> 0
0 <0 0> ~ ~ I--
(uosJad/pd6 OO~) N .,: ,...: N m ~ ci
... M , M , M ~
JejeMejeSeM ,
(OE>~) 0> I-- M ex> ~ '" '"
~ ~ 0 '" <0 0> "!
(uDsJad/pd6 90~) ... cD o:i .,: m N ~
... M , M , M ~
JejeM elqejOd ,
'" <0 0> ~ 0 I-- I--
C 0> M '" '" '" M
Em ex> ... '" '" ex> 0
ci ~ <Xi m ~ ri ,..:
<U u> N I-- N 0> ~ 0
3<u ... , M , M ~
g-@ ,
0.
0
en
''ij; .!.! 'ij; !2 '&
"" :;; I~ ~
'0 '0 ~
~ ::> I~
0.
0 j 0 Ul 0
~ ~ Ul '0
.!! ~
::;; ::;; E ::;; E :e E
:::l e :::l e :::l e
:::l .J - .J - .J -
.J lL I~ lL I~ lL I~
lL ." ." ."
c c c
." Gl <U Gl <U Gl <U
~ Ul ~ Ul ~ en ~
~ () I~ () ~ ()
0 0 e e
." ~
<( 0. 0.. 0..
CD ~
.....Ul
. Gl
CDUl
Gl ::I
-I:
.00
llIal
1--
CD
co
o
~
o
N
.c
u
~
<U
:2:
'"
'00
>-
rn
c
<(
O/S
'"
-
'"
o
0-
:2:
:;!;
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:
Reducina the number and lenath of automobile trips IVMT\:
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.
Promotina 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 waiking, bicycling and non-vehicular travel.
Allowina for compact mixed-use develooment 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
lAMP 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.
Allowina for hiaher densities in aoorooriate olaces. which reduces the oer caoita carbon
footorint. suooorts transit and reduces sorawl.
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
lAMP.
(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 accordina to
the recommendations of the Immokalee Master Plan and Visionina 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 develooment. coordination of land uses and transportation planning, and
redevelopment or renewal of blighted areas, aAEI tAO prsffistisfl sf CS8ASrllis Elo'o'elspffioRt.
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:
lAMP Data & Analysis March 2010
88
Board of Countv Commissioners-Commissioner Jim Coletta's Satellite Office
310 Alachua Street, Immokalee, Florida 34142
Clerk of the Circuit Court
106 S. 1st Street, Immokalee. Florida 34142
Code Enforcement
310 Alachua Street, Immokalee, Florida 34142
Emeroencv Medical Services
112 S. 1st Street, Immokalee, Florida 34142
Health Department
419 N. 1st 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
Librarv
417 N. 1 sl Street, Immokalee, Florida 34142
Sheriff's Office
112 S. 1st Street, Immokalee, Florida 34142
Tax Collector
106 S. 1st Street, Immokalee, Florida 34142
The following government services do not have physical locations within Immokalee. Their
locations are listed below.
Buildino Review and Permittino
Development Services Center
2800 Horseshoe Drive N, Naples, Florida 34104
Domestic Animal Services Shelter
7610 David Blvd., Naples, Florida 34104
Emeroencv Manaoement
8075 Lely Cultural Parkway, Naples, Florida 34113
Housino and Human Services
3301 E. Tamiami Trail, Naples, Florida 34112
lAMP Data & Analysis March 2010
89
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.
lAMP Data & Analysis March 2010
90
.
,
r
NAPLES DAILY NEWS
Published Daily
Naple;, F1. 34102
Affidavit of Publication
State of Florida
Counties of Collier and Lee
Before the undersigned they serve as the authority. personally
appeared Tn.t.:v Reeve, who on oath says that she serves
as the Senior Accountant of the Naples Daily News,
a daily newspaper published at Naples. in Collier County.
Florida: distributed in CoHie'J' and Lee counties of Florida: that
the attached copy of the advertising. being a
PUBLIC NOTICE
in the matter of PUBLIC NOTICE
was published in said newspaper
on June 7. 2010
time in the issue
Affiant further 88% that the said Naple!i Daily New!> IS II newspaper
published at Naples. in said Coliie" County. Florida.. and that the said
newspapcr hat; ben:wfOre bc::cD continuously published m said Collic!"
CoWlt)'. Florida; distributed in Collier and Lee COl.lnUef; o(Florida.
each day and hall been emered. as second class mail mlll:ter al tht" poSL
offiCt' in Naples. in said Collier County. Florida. for a period of ]
year nex.t precedml;! the first publication of the attacl1ed copy of
adVenU;enlt2l1: and affiant further says that he has neither paid nor
promisee any person, finn or corporat.ion any discounL tMale,
commission or refund for the purpose of .securing: this advenisement fOf
publication in the lillid newspayn,
, ;YV\f..-u'V i: (IC'
( Signature of affitint)
-
Sworn wand subscribed before me
This 9th day of June, 2010
,.....:."'"
~,~~;~-:...:,';.,-. I\t'.il:i~ E l\A:-':GAS
,.~. ~'.\'
f.: t'iJ;I'~ NC11:l1}' PI.!lJlrc. Sl.o!~ of Florida
~cb.'''-''':~' './.~} My COfllm. bPII~:; JUI:>9 2()13
'"',.;;~/[,::"'f;~' COI1UlIIs,sioll JI 00 Sol22:i7
-
ng Probl::'UTION
Board of County Commis.
:>mmissioners Boardroom.
r, 3301 East Tamiami Trail,
~ ~ / .08-5 amendm.... to the
~~ Future Land Use Map:
Arnold Palmer, Sta.
ance
Q
(6)
Perfl
hear
.
COI1'1.d _mont "'" .val~
d _08 Driva. Naples.
an ,. Any~.partain-
. Oapartmont. (239-252-
Pers en! prior 10 1'<v<r ....w.
h f County Commlssloners
ea r. record of thBl proceed-
'" proceadlngs Is made,
be based.
partiolpale In Iha pro-
PJeue contact 1I1e
lrai:1 East, Buiktlng W,
XI mpalred are avallabte
(I
ds
00'
FINAN
AVAIL
.
<
NAPLES DAILY NEWS
Published Daily
Naples. FL 3410:'
Affidavit of Pub
State of Florida
Counties of Collier and i
Before the undersigned they ~ervl
appeared Tracv Reeve, who on
as the Senior Accountant of the N
a daily newspaper published at 1
Florida: dlstTlbuted In Colher andl
the attached copy of the advertl~
I
PUBLIC NOTICE I
in the matter of PUBLIC NOTIC~
I
was published in said newspaper
on June 7. 2010
Affiant further sa:"S that the said Naples I
published at Naples. in said C. oilier coun~'
newspaper ha.l: heret.Ofore been conunuous
County. F1oridtl; disuibU1ed In Collier and
each day and hall been mtcred as second cl
office in Naples. in said Collier County_ ~
year next precedtn~ the fim pubbcan011
adveni~etnent: and affiant further says th~
promIsed any pc:rJlOn. rlml Of corporati.
commisslOJl or refund for Ole purpcKle of s~
P"b"30: in the ",id ":'".""
. '_ ,I f', _ I
, \{j...(.A.I \" "', It"
( Signature of affi"tl
Sworn to and subscribed before me
Thl' 9th day of June. 2010
~/~~~:'.~~ l;t.h:l~ ~
L~' ,1-' -;"1 :: I~Oli;IY PltMJt'" -:
:: . ffi" ~ '"
~:;~;;/~f M}- Gomin. bpH'
"':"~';:;',._ ", CtHlllnlSSICU ~
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO CONSIDER RESOLUTION
Notice Is hereby given that 8 publio hearing will be held by the Comer County Board of County Commis-
sioners on WedneIId8y, June zs. 2010 lit 1;00 p.m. In the Collier County Con}mlaaklners BoardrOom,
3rt! Floor, W. Harmon Turner Buik:llng, (Bldg. F.), County Government Center, 3301 East Tamiarni Trail.
Naples, Florida 34112.
The purpose of the Maring is to oon&lder the adoption of Petition CP-2008-5 amendments to the
Growth Management Plan; specifically to the \mmokalee Area Master Plan and Future Land Use Map;
The R~ thIe is as foKows:
RESOLUTION NO. 10-__
A RESOLU11ON OF THE BOARD OF COUNlY COMMISSIONERS OF
COt.t.IER COUN'TY. FLORIDA PROPOSING AN AMENDMENT TO THE
COl.UER COUNTY GROWTH MANAGEMENT PlAN. ORDINANCE 89-05.
AS AMENDED. SPECIFlCAu..V AMENDING THE IMMOKAI..EE AREA MAS-
TER PlAN. INCWOING THE IMMOKAl.EE AREA MASTER PlAN FU1\JRE
lAND USE MAP; AND FURTHERMORE RECOMMENDING TRANSMFTTAL
OF THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMU-
!'l1TY AFFAIRS.
o CP-2IlO6-5. Petition requesting an amendment to the ImmoltglBe AIM ~ PUIn- Md-b,,,... , .
Aru MIIstar PBn Futul'R L.and Use Uac, to make revisions to the erJtife Muter Pm to inck.Ide: in-
creases to commercial acreage, industrial acreage, and a1k>wable residential density; eUminaUon of
some 8)dsting designationS; creation of a new designation for the lmrnokal8e Regionat AIrport atte; and.
actdttlon of approximatety 103 acres -presently designated AgrictJlturaVRural 'Ntthln the RtnI Lands
StewardShip Area lIS identtfied on the COlJI"lty'Mde Future Land Use Map, l~dINI/tOr: c.oIrNI VIJl..
....,P~IP~ ..
! :c:.
~ -~~l
11/ ~-I:
r~~1 :!i~
. ..- ~
C-=--~.~~~- - \ I
;11_ ~
+-'-~-~
I
,
.1
~,I
-
Col.... countv
"lo..lda
'-
"
y,
~I ~.
(~15J,-~"--
.L;"!{- - . ,'- ------.,~---
,.,.. \ _ - -(Tot. ----
,- --;-'-:.-l
~
,
,
All Interested parties are invited to appear and be heard. Copies of the proposed amendment are avall-
<W'e for Inspection at the Land Development Services Department. 2800 N. HonI9Shoe Drive, NaPes,
Ronda b8lwe8n the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday. Any questions pertaln-
ing to these dOCllfT\8l1ts should be direct8d to the Land Development Services Department. ~252-
2387). Wrttt8n comments filed with the Land DevRk>pment 5eNiceS Oepartmant priOr to w-..41,*acIQ.
June 23. 2010. win be read and considered at the putHic hearing.
If a person decides to appeal any decision made by the Collier County Board of County Commissioners
with respect to any matter consK1ered at such meeting or hear1ng. he wm need II record of that proceed-
ing, Md for SUCh purpose he may need to MS,ure that a verbatim record of the proceedings is made,
which Il!ICa"d Includes the testimony and evidence upon Which the appeal is to be baSed.
If you are a person with a disability who needs en accommodation In order to participate in the pr0-
ceeding, you are ent~. at no cost to you, to the provision of certain assistance. ?Jesse contact the
Collier County Faclltties Management Department. located at 3301 Tamiaml1i"aI1 East, BuUdlng W.
NaJMs. Florida 34112. (239) 252-8380. Assisted listening devices forthe hearing impaired are avanable
in the County Commissioners' Office.
BOARD OF COUNTY COMMISSIONERS. COWER COUNTY. FLORIDA
FRED W, COYLE. CHAIRMAN
~GHTE,BROCK,CLEAK
By: IslPatricla Morgan
Deputy C_ (SEAL)
~. 231163'4.'}
hme 7 ?D10
--- ---"~~-----------
PUBLIC NOTICE
PUBLIC NOTICE
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO CONSIDER RESOLUTION
Notice is hereby given that a public hearing will be held by the Collier County Board 01 County Commis-
sioners on Wednesday. June 23. 2010 at 1:00 p.m. in the Collier County Commissioners Boardroom,
3rd Floor, W. Harmon Turner Building, (Bldg. F.), County Government Center, 3301 East Tamiami Trail,
Naples, Florida 34112.
The purpose of the hearing is to consider the adoption of Petition CP-200B-5 amendments to the
Growth Management Plan; specifically to the Immokalee Area Master Plan and Future Land Use Map;
The Resolution title is as follows:
RESOLUTION NO, 10-
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN. ORDINANCE 89-05,
AS AMENDED, SPECIFICAllY AMENDING THE IMMOKALEE AREA MAS-
TER PLAN, INCLUDING THE IMMOKALEE AREA MASTER PLAN FUTURE
LAND USE MAP; AND FURTHERMORE RECOMMENDING TRANSMITIAL
OF THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMU-
NITY AFFAIRS.
n CP-2008-5, Petition requesting an amendment to the Immokalee Area Master Plan and Jmmokalee
Area MastAcElanLu!.ur.e: Land Use MaR, to make revisions to the entire Master Plan to include: in-
creases to commercial acreage, industrial acreage, and allowable residential density; elimination of
some existing designations; creation of a new designation for the Immokalee Regional Airport site; and,
addition of approximately 103 acres presently designated Agricultural/Rural within the Rural Lands
Stewardship Area as identified on the countywide Future Land Use Map. [Coordinator: Carolina Val-
era, Principal Planner]
ll-'~"-'..'.;--"
. - .~
; .'..........'"
...- -
CP_21K18-5
;'jl/ 11'-
\Ji~.; T]. ....
~ f:~;~~
.."'C{ \ . I
\~':'f// '",
';4.'...,.:l,l.
ColII.r County
FIOl"ld.
All interested parties are invited to appear and be heard. Copies of the proposed amendment are avail-
able for inspection at the Land Development Services Department, 2800 N. Horseshoe Drive, Naples,
Florida between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday. Any questions pertain-
ing to these documents should be directed to the Land Development Services Department. (239-252-
2387). Written comments filed with the Land Development Services Department prior to Wednesday,
June 23, 2010, will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Board of County Commissioners
with respect to any matter considered at such meeting or hearing, he will need a record of that proceed-
ing, and for such purpose he may need to ensure that a verbatim record of the proceedings is made,
which record includes the testimony and evidence upon which the appeal is to be based.
If you are a person with a disability who needs an accommodation in order to participate in the pro-
ceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the
Collier County Facilities Management Department, located at 3301 Tamiami Trail East, Building W,
Naples, Florida 34112, (239) 252-8380. Assisted listening devices for the hearing impaired are available
in the County Commissioners' Office.
BOARD OF COUNTY COMMISSIONERS, COLLIER COUNTY, FLORIDA
FRED W. COYLE, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: IslPatricia Morgan
Deputy Clerk (SEAL)
No. 2311llii143 June 7 2Q1Q
-'---~"---"-'-"'~'--'- --~ --~--'~"'--,-,,--~.~>~,.>~.
"APLC, llAIL Y NCW,
f"unil.sht:d [Jail,
},::!nJe~, Fl. ~.~~ W:'
Affidavit of Pu bUcation
State of Florida
C oumie, of Collier and Lee'
BefDrt th~. underslgned the'~ sef\'~ a:.- th~ autnor1i: pcrsonall:-
appcar~d 'I jar.' Ree\.t;, wl1e. Oil oatll sa,v' tha1 sh~ f:er\'~~
a~ the SenlOl ,:"'ccoumaJ11 of tilt' NanJe~ Dail: l~e'Vh
11 daih nC'V/spaper publJ.<;:hec! a. _NaDi~s Jf! l.oll1::;l ':.(lUnl:
Flrmd.:. dlstrihuled TP CoJh,:,r and L~:'" cnU!ll1e:-. 0' fiond2 lna;
tht atta:::he.ci ':t11'Y of tk adv~n.\sH\:":'. h~ll':[.' <.J
PlJ12LJC NOTTe!:
lP. tnt matte" of PUBLlC N()TIC~
Wa.~ j)ubhshed III said ll~wspaper
Oft Ma:- 4. 2U]{!
\1mt' 111 {h~ lSSU~'
Afflilnl iunhcr S;):-.'.~ lnalln:: l>1lid Nun)e~ Dail~ I'I('W!, l.~;, neW:.;f)HTle'
puhhsned al Nllnle.:.. II' said CuJi1er (,ounl~, Fume;._ wid tJlill Ul~' );:Hr~
nt<WSniJfl(..~ na~ nerelnlnl"(' h=l cnmmunush publl,';lltlci 111 ,~ll]a (,ollie'
Count', Flon(l.1, dlstnoU\.ecl 111 C(i1i1er and Ler (;{)unll~" of F)und..
(:;}(;JI Oil:> i.Hld na.~ nt:CI, f...'fllt:rer. <I::. sectlnn CllIS:. mail mane, ill tht n(t.~.
otlict 1!1 Naple:., a> !><llel Co1iI~'T' c.ount\. Ffnnu"" JOl II nenoe' 01 I
yC<lr OC.:>:] nreccdm;- 111: flrsl nuhhcallrlf1 nlln~- nt1a.::h~1 CI)f1\ of
il(,ivl:jllSemCnl. und aflLanl !urth~' s;:Jv_ Ln2' hr l1a~, TlctlllC1 mud IlO'
pronnsc() an' n:::r.'wt'.. flrn, U' ('OlpOTal.lUl, an~ dlscoun. 1"eb,ll~.
COmml."loro I'r relund inr Ill(' r'lllfTJMt' 11' ;;ccllrmF tll1.~ adVCTUScllWnl lO'
nubh:::'lwlll II; tilt' .,uio newspape'
!\,' 'I r ; LlL
SIp:natLln: of affiant)
Sworn tn and RUDscrjh~d before n1:O
Tlm. otll day ofMa~. 201(1
(t~~~LL~~L~~r
,4fift "
-'~1'llJ-
\~;;~~5~'j:\~/
liAnOL E KIlNG,\,;,
Nnta'v Publlr - Sl<l:c 01 no~ida
My Somm bPHC~ Ju; 2~j 201:1
C(lr.lmIS~I()I, ;~! UD ,l'I;?2~7
'NO
OLUTION
j CommiSSion on Thurs-
loor, W. Harmon Turner
a34112
wtt'1 Management Plan;
Plan Future Land use
AffaIrs, The resolution
n and 'mmoK81~
n to include: if>.
y: elimination 01
onalAiroort Site;
withIn the Aural
y
I
I
~. d h'~ I
,m out w );,
nearlye\ :'1
trust their ~
re n tsmen\ are available for
:::as Department. 2800
onday through Friday
IVlronmerllal. Com pre.
,led with the Englneer_
Lfrsday, May 20, 2010.
nmissiol' with respect
ceeding, ana 10r such
=h record Iflcluaes the
ate In the proceeding.
act the Collier County
Japles, FloflOa 34112
County CommissIOn,
239-4~
www.speciaii!
-._-. -___Ji1f'1~IA..20.tr
,",.,.~"._~-,-.,.p---~_.~
"':A])L:CS DAILY NE'WS
~unh~:hed Dail:'
)\'(Ipl~~" 'Pl ::>4) 0:
Affidavit of Pub)
State of Florida
Coumies of Collier and 1
Befort the underslg-necl the~' ~erv~
anpeared 1m", Re("ve, wh{, on 0<::
Cl~ the Senior Accoumam nf the Na
;, dail~ new~parer publlshed al t'-
Florida: dlstribmed If' CClliJeJ anc
tht, Clrta:hed COP." of til~' l1dv~nJsJ
PUBLlC NCITICF 0
in the matter nf P1JBLK" N(YT]C~
v-'a.~ nublTsned IrI ~ald n~\ln:;T1aflej
on Ma\~. ]0) {.
AfTlilm jUT1i1t~r sav;; Ulallh:.; .'><lid r-.UIlJe.\ [
mrnl1i>:Jlt:d al N'mlc~. 11, scud Collier Cnum\':
neWSJ1i1p:;l 'Il<l~ lll~relohlr:: heen ~omlY1u()ll~tl
Cmml,\, Florld.~: dl.'minuled fI1 C(,lire~-lInd J
wel, illIy and ha." heen ::nlereo al: ~et:und clt
ofli::t, )11 N<lf1j~" ll\ s..id C.oluer Coum\, F!
Ye<Jr nn:l nrecedrnr ttlt' ilf61 nuhllcl1~lOnl
adV1,111st.'Il1en'.. "lId afflan. furtill'~ "av, tna!
rrom1.~l,;(i an~ person. fml. U1 (;()rpO;a.tIJ
C(]mml~SlOl1 m n:iund fo, tilt' rLlrptl:-;:', D1 f;~
nuhilcatl.'lfl In tilt. :-;ald IWW:-;raper I
"
, \"\',
J ( - i
'-- \.,
Sworn 1'0 and subscribed be.for~ m::-
Thif.. 6th da) [lfMa>. ~(llC'
r
~
.,
"'".~l ~:J~ '"~i;::
--,' - ',' ( ,lrl,lI'l~ ~I{lr.
" "
~
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO CONSIDER RESOLUTION
Notice Is hereby given thm a pUblic hearing will be held by the Colller County Planning Commission on Thurs-
day, May 20, 2010 at 8:3(1 A.M. in the Cullier County Commissioners Boardroom, 3rd Floor, W. Harmon Turne.
Building, {Bldg. F.), County Government Center, 3301 East Tamiami Trail, Naples, Florida 34' 12.
The purpose of the hearing IS to consider a recommendation on amendments to the Growth Management Plan:
specifically to the lmmokalee Area Master Plan. including the Immokalee Area Master Plan Future Land Use
Map; and a recommendation for transmittal to tile Fiords Department of Community Affairs. The resolutbn
title is as follows:
RESOLUTION NO.10~_
A RESOlUTION OF THE BOARD OF COUNlY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA PROPOSING AN AMENDMENT TO THE GOWER COUNTY GROWTH MAN-
AGEMENT PLAN, ORDINANCE 69-05, AS AMENDED, SpECIFICALLY AMENDING THE
IMMOKALEE AREA MASTER PLAN, INCLUDING THE IMMOKALEE AREA MASTER PLAN
FtITURE LAND USE MAP; ANO FURTHERMORE RECOMMENDING TRANSMITTAL OF
THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS.
CP-2008-5, Petition requesting an amendment to the Immokalee Area MastAr Plan and Imrn~
Area Master Plan Future Land l~, to make revisions to the entire Master Plan to include. io-
creases to commercial acreege, industriai acreage, and allowable residential density; elimination of
some existing designations: creation of a new designation for the lmmokalee Regional Airport site:
and, addition of approximately 103 acres presently designated AgricurturaVRural within the Ruml
Lands Stewardship Area as identified on the countywide Future und Use Map.
[Coordinator. Carolina Valera, Principal Planner}
--I' 1
~e"~~,
I r-~---'-'---- y- i ~
n-"--' ,
Jr*'1'::. =--~~-
i ~1":r~ ,.
",;,.,<r.,1
~
! ~/
.1
,
~_.
Colllllif' Countll
FIOf'lda
,I
"
I
,
,
.
~
't
,
.'
<
,
i
:.-=.: ,
AU interested parties are invited to appear and be heard, Copies 01 the proposed amendment are available for
inspection at the Engineenng, Environmental, Comprehensive Planning &. Zoning Services Department, 2800
N. Horseshoe Drive. Naples, Fiorida bBtween the hours of 8:00 A,M.. and 5:00 P.M., Monday through Friday.
Any questions pertamlng to these documents should be directed to the Engineering. Environmel"ltal, Compre-
hensive Planning & Zoning Services Department. (239-252-2400). Written comments filed with the Engineer-
ing, Environmental, Comprehensive Planning Ii Zoning Services Department prior to Thursday, May 20, 2010.
will be read and cDnsjd~red at the public heariog
If a person decides to appeal any decision made by the Collier County Plann\ng Commission with respec1
to any matter considere.d at such meeting or nearing, he will need a record of that proceeding. and tor such
purpose he may need to ensure lhat a verbatim record of the proceedings Is made, which record Includes the
testimony and evidence upon which the appeal is to be based.
If you are a person with a disability who oeeds an accommodation in order to participate in the proceeding,
yOll are entitled, at no cost to you. to the provision of certain assistance. Plesse contact thfl Callier County
Facilities Management Department. located al 3301 Tamlamllrall East, Building W, Naples, Flond<l 34112.
(239) 252-8380. Assisted listening devices tor the hearing impaired are available in the County Commlssion-
ers'Office.
Mark P. Strain, Chairman
Colher County Planning Commissioo
~Q"2...3JJ2Q.~.o~
__ ___.____ ~.___}v1<!y.!L2QJO
, ~'...~..~. '__'."",,,~_,".'."n"',,,__'_"'''''',,",,,_____,,_,
CP-2008-5 lmmokalee Area Master Plan GMP Amendment
Agenda Item 4
Co~'-r CO-U.........t:y
- --
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION,
COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: February 16, 2010
FROM:
RE:
PETITION CP-2008-5, IMMOKALEE AREA MASTER PLAN GROWTH
MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING)
Coordinator: Carolina Valera, Principal Planner
AGENT/APPLICANT:
Agent:
Robert Mulhere
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Applicant/Owner:
Immokalee Community Redevelopment Agency (CRA)
Collier County Government
310 Alachua Street
Immokalee, FL34142
GEOGRAPHIC LOCATION:
The Immokalee urban area is a region of about 30 square miles containing ot17,116 acres of
land, and is located in northeast Collier County, approximately 27 miles from the intersection of
Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of
South First Street and Main Street in Immokalee. The Immokalee urban area comprises the
Immokalee planning community,
REQUESTED ACTION:
The subject area of this amendment request is designated Urban on the Future Land Use Map
(FLUM) of the Immokalee Area Master Plan (lAMP) element of the Growth Management Plan
(GMP). This petition seeks to revise and replace in its entirety the existing adopted Immokalee
Area Master Plan Element of the GMP, including the existing Implementation Strategy, which
encompass the Goals, Objectives, and Policies; the Land Use Designation Description Section,
which generally indicate the types of land uses for which zoning may be requested; and the
Future Land Use Map (FLUM). Note: Though the proposed FLUM is located within the Data and
Analysis portion of the petition (apart from the proposed text), the petilioner clearly intends 10
amend the FLUM to correlate with proposed text changes.
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subiect Area:
More than half of the land use type within the Imrnokalee Urban area is presently agricultural.
The remainder is a mixture of residential, commercial and industrial uses, Immokalee is
1
CP-2008-S Immokalee Area Master Plan GMP Amendment
accessed from the south and east by ils major roadway, Immokalee Road (CR 846). State Road
29 provides access into the Community from the northern counties of Lee and Hendry and to
the southeast areas of Collier County,
III Ii I ... ! IU'
---
'UlUII lA.. UIE M.P
III1 III. I I..,
<:_(-~......
.
-..."'-....""'.........---
......-.........-."..
---.---
_.._.--..'...-
~--
~-,,' ",' ",'_.
',-~'-
,
ll,,~f'
..
\
I
I.
,
.
.
.
"
.
"
:
~
. _.~.."..
'..-h __~__
-_._---~~-
...'.- --,~
J I U ( I ... E I I III I III . n.
Draft Future Land Use Map (FLUM)
I'"
1.11
1111
1111 I
1141 I
~._-_..,
~~~-- :
~
~:~':=.~_.
---
o----~.
',-~_.
.----,~-,
11-__._,
---,-,
.---.--<<
O!'d&~l:a.-.
==..==._...~,
.--.-....
o_ii::=
.=,,:;;;:;_..
lJ =-..::=...
.1ll:&Ir'IlI;~-'"
Cl~_
m~_--:-
-~'--...
1I";~~"1:L
~
-"--.-.
..----.,
--...---,
....IaI....
.:DI.r~~'
!!.:.."r?~_,_,.
.----~-
.,.;;,;.-r'--
.I:IZ:...':="~
.~...._'.
.~\::I:l:.-
0__
lliBl.':IlI!::':'~_ .~._.
~~
~-==-~--
.:::::a=.=..::r-
-......
0--
.-~-
1--
.
.1
.'
:!
j
, ...---g.--------..-....-.----
. AF&l.__~.I_.--~_
: ~~'!~=::"':::,.~~...;:;-._-
.- - :1
~~:.:::;~--
I
,
...--
-
-
on,
.--~1~
.
"'
I
--j
1111 I 1111
l"li
Surroundina Lands:
North: Lands designated Agricultural/Rurai Mixed Use Districl, Rural Lands Stewardship Area
Overlay (RLSA) on the countywide Future Land Use Map (FLUM), The vast majority of
these lands are used for agriculture,
South: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM, These lands are undeveloped,
East: Lands designated Agriculturai/Rural Mixed Use District, RLSA on the countywide
FLUM, Lands to the east are within the Area of Critical State Concern on the
countywide FLUM and which are within the Okaloacoochee Habitat Stewardship Area
(HSA) and the Okaloacoochee Slough Flowway Stewardship Area (FSA). These lands
are undeveloped,
West: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM; as well as Lake Trafford and lands within Ihe Camp Keais Strand FSA. Most of
these lands are undeveloped,
2
CP-2008-5 Immokalae Area Master Pla.n GMP Amendment
....
.n.
.....
IMMOKALEE FUTURE LAND USE MAP
Qr=7P"
1'1 }'
I': /t
W
,'/ (~..........
~\.
"
~ 1--....;---:.
... ---- .
... ____ I
~.~-.f
~-"--
=_~f
0=-
(J-__
0___
.--
.----
.--
----
.:.:--=-"~--
-
0__
2..-::::.;.--
-
o
.--
0"'_-
~---
0___
_L
~.
;:::::.::::r...=="~- ----...
Existing Immokalee Area Master Plan (lAMP) Future Land Use Map (FLUM)
BACKGROUND:
The Board of County Commissioners (BCC) established an Immokalee Area Planning
Commission (IAPC) in October of 1965. The Community had its own Zoning and Subdivision
Regulations separate from the coastal area of Collier County. The Immokalee Area Planning
Commission governed under its own Zoning Ordinance until January 1982 when a unified
Zoning Ordinance was adopted for the entire unincorporated Collier County, The duties of the
IAPC continued until September 1985 when the nine member Collier County Planning
Commission (CCPC) was established with represenlalives from all areas within Collier County.
Today, one member serving on the CCPC is from Immokalee, and one of the Board of County
Commissioners (BCC) represenls District 5, which includes Ihe Immokalee urban area.
In addition to all other applicable elements of the Collier County GMP, Ihe Immokalee
Community is governed by the Immokalee Area Master Plan, an element of the GMP adopted in
1991 and revised in 1997 based on the 1996 Evaluation and Appraisal Report (EAR) and
revised in 2007 based on Ihe 2004 EAR. The Master Plan contains land use designations and
policies applicable only to the Immokalee area,
Communitv RedeveloDment Area:
The Collier County Community Redevelopment Agency (CRA) was established by the BCC by
Ordinance 2000-83 on March 14, 2000, established and declared the Board of County
Commissioners to be Ihe CRA Board in accordance with Section 163.357 of the Florida
Statutes. That Section states that members of the governing body may be members of the
Agency, but such members constitute Ihe head of a legal entity, separate, distincI, and
3
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda. Item 4
independent from the Board of County Commissioners. Section 163.370, Florida Statutes
outlines the powers of Community Redevelopment Agencies. These powers include:
1. Executing contracts;
2. Hiring staff;
3. Disseminating community redevelopment information; and
4. Undertaking and implementing community redevelopment and related activities within
the community redevelopment area (property acquisition, demolition and removal of
buildings; installation, construction, or reconstruction of streets, utilities, parks,
playgrounds, and other improvements necessary to carry out the plan; and disposition of
any property acquired).
Resolution 2000-83 provided for the creation of advisory boards for each component area of the
community redevelopment area in the unincorporated area of Collier County, which is
composed of citizens, residents, property owners and business owners or persons engaged in
business in the area. The responsibilities of the advisory boards were determined by a separate
resolution of the CRA.
As required by State Statute, a redevelopment plan that provides the framework for effective
redevelopment of the Community Redevelopment Area was adopted by the BCC on June t3,
2000 by Resolution 2000-181. In addition to providing flexibility for implementation of the goals
outlined for each community redevelopment area, the Plan also recognizes several funding
sources for implementation including the use of Tax Increment Financing (TIF). There are two
CRAs in Collier County: The Bayshore Gateway Triangle CRA and the Immokalee CRA.
The Immokalee Area Master Plan and VisioninQ Committee lIMPVCI:
The Collier County Board of County Commissioners (BCC) adopted the lmmokalee Area Master
Plan (lAMP) in 1991. The Master Plan, with the accompanying Immokalee Area Future Land
Use Map, provides a framework for development of the Immokalee Community. The Board of
County Commissioners adopted a revised lAMP in 1997 based upon the 1996 EAR. The BCC
adopted the Second EAR for the GMP on July 27, 2004. The EAR calls for revisions to the
Immokalee Area Master Plan, to be prepared as part of the subsequent County's EAR-based
amendments. During 2003, as part of the preparation of the EAR, the BCC authorized
Comprehensive Planning staff to prepare recommendations for revising the 1997 lAMP,
Subsequently, the Board authorized creation of an advisory committee, the Immokalee Area
Master Plan Restudy Committee (Restudy Committee), to work with staff in making proposed
revisions to the lAMP.
The Restudy Committee, assisted by Comprehensive Planning staff, submitted
recommendations to the EAR (for recommended amendments to the lAMP), in November 2003.
However, during the performance of its tasks, the Committee determined that a longer, more
intense restudy of the lAMP was necessary. Therefore, the lAMP Restudy Committee
expressed a desire to extend the life of the Committee so that it could continue to assist the
Board with the implementation the lAMP, The re-established Committee was renamed as the
Immokalee Area Master Plan and Visioning Committee (IMPVC). The BCC adopted Ordinance
04-62, sunsetting the lmmokalee Area Master Plan Restudy Committee and creating the
IMPVC, on September 28, 2004.
One of the Committee's first official acts was to direct staff to prepare Request For Proposals
and Scope of Services to hire a consulting firm that would assist the IMPVC in revising the
lAMP. The CRA hired the consulting firm RMPK Group and worked for over a four year period
conducting public meetings, collecting and analyzing data, and drafting revisions to the lAMP.
This firm prepared a study entitled "Immokalee Inventory and Analysis Reporf' in May of 2006,
4
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda lIam 4
but relinquished their services in 2008. RW A, Inc. was then hired and is presently the agent in
charge of the proposed amendments to lAMP and subsequent Land Development Code (LDC)
regulations. The IMPVC sunsetted as of December 31, 2009 by Resolution 2009-306.
A series of public meetings and workshops were held in relation to the preparation of the subject
amendment to the lAMP. Agencies involved included the IAMPVC, and Immokalee Community
Redevelopment Agency Advisory Board (CRAAB) (see page 5 of the data and analysis).
Comprehensive Plan Amendment - Statutory Data and Analvsis Reauirement
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government
Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land
Development Regulations and Determinations of Compliance" sets forth the minimum data and
analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005
"General Requirements" delineates criteria for plan amendments in sub-section 9J-5.005 (2)
"Data and Analysis Requirements."
Sub-section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and
conclusions within the comprehensive plan and its support documents, and within plan
amendments and its support documents, shall be based upon relevant and appropriate data
and analysis applicable to each element. To be based upon data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that particular
subject at the time of adoption of the plan or plan amendment at issue. . . the Department will
review each comprehensive plan [amendment] for the purpose of determining whether the plan
[amendment] is based on data and analyses described in this Chapter and whether data were
collected and applied in a professionally acceptable manner."
It is incumbent upon all applicants requesting comprehensive plan amendments to provide
supporting data and analyses in conjunction with any relevant support documents. It is not the
responsibility of Collier County staff to generate data and analysis for the applicant, rather it is
staff's responsibility to review and analyze the petitioner's data and analysis for accuracy,
applicability, professional acceptability, sound methodology, etc. Any outstanding deficiencies
or other issues with respect to data and analyses that may remain at the time of any requisite
public hearing are the responsibility of the applicant. An evaluation of the adequacy of the
data and analysis for the subject plan amendment is set forth herein.
Growth Manaaement Plan Vision
Stated succinctly, the purpose and function of the GMP is to guide and direct development to
the appropriate localions, at the appropriate densities and intensities; provide for the protection
of lands and natural resources not suitable or appropriate for development; and, provide for
adequate infrastructure and services for the allowed deveiopment. The GMP represents the
vision of the Collier County community, collectiveiy, In that sense, a GMP amendment petition
is a request to alter that vision.
State law requires local governments - with public involvemenl - to evaluate their GMP every
seven years (EAR, Evaluation and Appraisal Report); in large part, the purpose is to determine
if the community's collective vision is being fulfilied or if that vision has changed. Subsequently,
the GMP must be amended to address issues raised in the EAR. State law also provides for
(allows) amendments to the GMP no more than twice each year, with numerous exceptions.
Each petitioner has the burden of demonstrating there is a need for the amendment - a need for
more lands designated to accommodate the proposed development (commercial, residential,
industrial, etc.) or changes to existing designation(s) to allow greater density or use intensity,
that the subject site is an appropriate location for that need to be fulfilled, that infrastructure
5
CP-2008-S ImmokalBB Area Master Plan GMP Amendment
Agenda l1em 4
impacts as a result of the amendment are acceptable or mitigation is provided for - AND of
demonstrating how this petition furthers the community's vision or how/why the existing Future
Land Use designation is no longer appropriate or feasible. The fact that the petitioner owns the
subject site or has control of it is not a relevant consideration; it does not demonstrate
appropriateness of location, or need, for the proposed development, nor inappropriateness of
the existing FLUM designation. And, just because state law allows GMP amendments doesn't
mean they should be approved.
SvnoDsis of Petition:
This petition request seeks to replace each existing Goal, Objective and Policy of the lAMP as
well as revise all future land use designations on the lAMP.
Maior Chanaes:
In general, the amendments to the lAMP propose seven new goals, each with respective
objectives and policies; followed by the revised Land Use Designation Description Section. The
first goal prioritizes economic development in regard to opportunities for business, tourism,
education, and redevelopment initiatives. The second goal deals with housing, as it relates to
farm worker and migrant housing needs. Provisions for public infrastructure and facilities are
dealt with in goal three. The fourth goal outlines sJandards and policies related to natural
resources. Goal five describes the revised land use designations in Immokalee. Goal six relates
to the development standards that are specific to the Immokalee Urban area. The seventh goal
provides for coordination with certain agencies. The last portion of the revised lAM P specifies
the changes among each new land use designation and the density rating system, including
density bonuses and the density and intensity blending provision, and the applicable correlating
revisions to the FLUM.
The following are some of the major changes proposed in this petition:
. Re-configuration of the weiland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay (see attached Map 1). This change was requested by staff.
. The re-designation of the lands within the boundary of the Immokalee Regional Airport
from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
. The addition of jo 100 acres of land that are proposed to be removed from the RLSA to be
included within the boundary of the Immokalee Regional Airport Subdistrict (APO).
(Correlating changes to the countywide Future Land Use Map Series are not proposed
at this time, but will be considered during adoption hearings.)
. The addition of the "Loop Road" which is proposed to allow access to SR82 and SR29
from the Immokalee Regional Airport and Florida Tradeport areas.
. Revisions to the land use designations in the lAMP FLUM (see Table 1 and attached
Map 2):
o An increase in the base density (DU/A - dwelling units per acre) allowed within
the residential and mixed use designated areas (see Table 2):
. Low Residential: no change (4 DU/A).
. Medium Residential: from 6 DU/A to 8 DU/A
. High Residential: from 8 DU/A to 10 DU/A
. Mixed use: from 12 DU/A allowed within the Commerce Center Mixed
Use (CC-MU) and Neighborhood Center (NC) to 16 DU/A allowed in the
proposed Commercial Mixed Use (CMU) designated areas.
6
CP~2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
. Recreational Tourist (RT): no change (4 DU/A).
o A 22 percent increase in the number of potential dwelling units that could be
developed through base density (see Table 3):
. An increase in the base number of potential dwelling units within the low,
Medium and High Residential designated areas from 57,230 dwelling
units to 62,322 dwelling units. This change would allow 5,092 additional
dwelling units.
. An Increase in the base number of potential dwelling units within the
Mixed-Use designation, from 10,341 dwelling units to 19402 dwelling
units, This change would allow 9,061 additional dwelling units.
. An increase in the base number of potential dwelling units within the
Recreational Tourist designation, from 1,005 dwelling units to 1,805
dwelling units. This change would allow 800 additional dwelling units.
An increase in the total base number of potential dwelling units in the lAMP
FlUM from 68,576 dwelling units to 83,528 dwelling units. This chanQe would
allow 14.952 additional dwellinQ units.
o An increase in the maximum density (DU/A - dwelling units per acre) allowed
within the residential and mixed use designated areas (see Table 4):
. low Residential: no change (12 DU/A).
. Medium Residential: from 14 DU/A to 16 DU/A
. High Residential: from 16 DU/A to 20 DU/A
. Mixed use: from 12 DU/A allowed within the Commerce Center Mixed
Use (CC-MU) and Neighborhood Center (NC) to 20 DU/A allowed in the
proposed Commercial Mixed Use (CMU) designated areas.
. Recreational Tourist (RT): from 10 DU/A to 26 DU/A
o A 14 percent increase in Ihe maximum number of potential dwelling units (see
Table 5):
. An increase in lhe maximum number of potential dwelling units within the
low, Medium and High Residential designated areas from 157,011.4
dwelling units to 157,929.2 dwelling units. This change would allow 917.8
additional dwelling units.
. An increase in the total maximum number of potential dwelling units in the
lAMP FlUM from 169,864.5 dwelling units 10 193,912.4 dwelling units.
This chanQe would allow 24.047.9 additional dwellinQ units.
o A 20 percent decrease of residential designated lands. This re-designation of
over 700 acres of residential lands are proposed 10 allow commercial or industrial
development:
. ct188 acres to allow commercial development. Intensity of development is
proposed to remain as allowed in the existing lAMP: C-1 through C-4
uses.
. ct356 acres to allow industrial development.
. 0200 acres to be re-designated to Recreational Tourist sub-district.
o An increase in the amount of Recreational Tourist (RT) designated lands: from
ct251,28 acres to ct451.2 acres, an increase of 0200 acres. This change would
7
CP-200B.5 lmmokalee Area Master Plan GMP Amendment
Agenda Item 4
allow an increase in the potential number of dwelling units from 1,005 dwelling
units to 1,805 dwelling units (see Table 3); as well as an increase in the
maximum amount of potential dwelling units that could be developed, from 2,512
dwelling units to 11,731.2 dwelling units (see Table 5).
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 units/acre to a
cap of 26 units/acre.
o An increase in the amount of commercial designated lands: from ",1024.4 acres
to ",1212.6 acres, an increase of ",188.2 acres of commercial designated land
(see Table 6).
o A decrease in the amount of industrial designated lands: from 2,643.5 acres to
1615.1 acres. This decrease includes the re-designation from Industrial (lD) to
Immokalee Regional Airport Subdistrict (APO) of 1384.3 acres of land that are
part of the Immokalee Regional Airport (see Table 6).
o An increase in the maximum number of dwelling units that could be developed
within the revised wetlands connected to the Lake Trafford/Camp Keais Strand
System boundary from 15,417 to 15,683 dwelling units. This change would allow
266 additional dwelling units.
Table 1: FLUM desicnation chances.
Existin!! FLUM Desi!!nations Proposed FLUM Desianations
URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT
LR Low Residential LR Low Residential
MR Mixed Residential MR Medium Residential
HR Hiah Residential HR Hinh Residential
NC Neighborhood Center Eliminated
CC-MU Commerce Center-Mixed-Use Eliminated
PUD Planned Unit Develooment Commercial Eliminated
RT Recreational Tourist RT RecreationalfT ourist
CMU Commercial-Mixed Use
URBAN-cOMMERCIAL DISTRICT Eliminated
C Commercial SR 29 and Jefferson Ave. Eliminated
URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT
10 Industrial IN Industrial
CC-I Commerce Center - Industrial IMU Industrial Mixed Use
BP Business Park Eliminated
APO Immokalee Reaional Aimor!
Table 2: Base density chanoes.
Existing Base Densitv IOU/AI ProDOsed Base Density (DU/A)
SUBDISTRICT SUBDISTRICT
Low ReSidential (LR) 4 DU/A Low Residential (LR) 4 DU/A)
Mixed Residential (M R\ 6 DU/A Medium Residential (MRl 8 DU/A)
Hlah Residential (HRl 8 DU/A Hiah Residential (HRl 10 DU/A
Mixed Use (CC-MU, NC) 12 DU/A Commercial-Mixed Use (CMU) 16 DU/A
Recreational Tourist (RT) 4 (DU/A Recreationalfr ourist (RT) 4 DU/A
8
CP.2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
Table 3: ase dwellina units.
Existing Base Dwellinll Units Proposed Base DwelliOl Units
SUBDISTRICT ACRES UNITS SUBDISTRICT ACRES UNITS CHANGE I
Low Residential LR 10,405,6 41,622.3 Low Residential (LR 6,321.5 33,286,0
Mixed Residential (MR 463,9 2,783.2 Medium Residential MRI 2,550,2 20,401.6
Hiah Residential HRI 1803.1 12,824.4 Hiah Residential (HR 863,4 8,634,0
~UB- TOT A~\ 12,472.6 57,229.9 SUB-TOTAL 11,735.1 62,321.6 + 5,092
LR+MR+HR ILR+MR+HRl
Mixed Use <CC-MU + NC) 861.8 10.341.1 CommerciaJ-M~ed Use (CMU' 1212,8 19401.6 +9.060
Recreational Tourist (RT) 251.2 1,004.8 RecreationallT ourist (RT) 451.2 1,804,8 +800.0
TOTAL 13,585.6 68,575.8 TOTAL 13,398.9 83,528.0 +14,952
B
Table 4: Maximum densitv chanaes.
Existina Maximum Densitv CDU/A) Pro Dosed Maximum Densitv IOU/A)
SUBDISTRICT SUBDISTRICT
Low Residential /LAl 12 DU/A Low Residential (LR) 12 DU/A)
Mixed Residential (MRI 14 DUlA Medium Residential/MAl 16 DU/A)
Hiah Residential IHR) 16 DU/A Hlah ResidentiallHR) 20 DU/A
Mixed Use (CC.MU, NC) 12 DU/A Commercial-Mixed Use (CMU) 20 DU/A
Recreational Tourist (RT) 10 DU/A RecreationalfT ourist IRTI 26 DU/A
Table 5: Maximum number of dwellina units.
Existina Maximum Dwellina Units Proposed Maximum Dwellina Units
SUBDISTRICT ACRES MAX # UNITS SUBDISTRICT ACRES MAX # UNITS CHANGE I
Low Residential LR) 10405,6 124867,2 Low Residential (LR) 8,321,5 99858
Mixed Residential IMR) 463,9 6,494,6 Medium Residential (MR~ 2,550,2 40,803,2
Hinh Residential (HR) 1,603,1 25649,6 Hiah Residential fHA\ 863.4 17,268
~UB- TOT A~, 12,472.6 157,011.4 ~UB-TOTAL 11,735.1 157,929.2 + 918
LR+MR+HR LR+MR+HRl
Mixed Use tCC-MU + NC 861,8 10.341,1 Commercial-Mixed Use (eMU' 1.212.6 24.252 +13,911
Recreational Tourist (AT) 251.2 2512 AecreationallTourist (AT) 451.2 11,731.2 +9219
TOTAL 13,585.6 169,864.5 TOTAL 13,398.9 193,912.4 +24,048
Table 6: Intensity chanaes.
Existina Commercial AcreallelUses Prooosed Commercial Acre8oe/U8es
SUBDISTRICT USES ACRES SUBDISTRICT USES ACRES CHANGE I
CommerciaJ7c)" . C 1 throunh C4 162.6 Commercial- C1 through C4 1,212.6
cO~:ierC9 ~lenter-Mixed C 1 through C4 395,0 Mixed Use
Use CC-MU (eMU)
Neighborhood Center (NC) Convenience 466.8
commercial uses lC2l
TOTAL 1024.4 TOTAL 1,212.6 +168 I
Existing Industrial AcreaaelUses Proposed Industrial AcreaaelUses
SUBDISTRICT USES ACRES SUBDISTRICT USES ACRES
Industrial (10) I, limited commercial uses, 2053,8 Industrial (IN) I, limited 754,0 1,300
related uses to Immoltalee commercial uses
Reniooal AimNt
Commerce Center (CC-I) I, C1 through C5, BP 589,7 Industrial Mixed- Some I and SP, 861.1
Use IIMU) C4 and C5
Business Pari< (BP)* I, limited commercial 0 N/A N/A 0
uses
Immokalee IN. Subdistrict uses; 1.384,3 +1,484
Regional Airport airport and ancillary + 100.0
(APO) uses; some (RlSA
commercial uses; lands)
uses compatible to
ImmokaJee Regional
Aimort
TOTAL 2643.5 TOTAL 3,099.4 +456
GRAND TOTAL 3,667.9 GRAND TOTAL 4,312.0 +644
*Text~based Subdistrict (not a FlUM designation)
9
CP-2008-5 tmmokalee Area Master Plan GMP Amendment
Agenda Item 4
Regarding proposed changes to the FLUM, Maps 1 and 2 that are attached to this Staff Report
do not identify the Urban Infill area other than in the legend. Staff did not place the pattern for
Urban Infill on the map face due to clutter and confusion it might cause. The existing lAMP
FLUM depicts the Urban Infill area (see page 3); the petitioner is not proposing changes to this
feature. Also, attached Maps 1 and 2 do not depict on the map face the two environmentally
sensitive areas features, both of which are proposed for deletion, for the same reason (map
clutter). Staff has no objection to their deletion as both are informational only (have no
regulatory effect), may be out of date, and similar features on the countywide FLUM were
previously removed.
ANALYSIS:
General comments:
Overall, the proposed amendments to the lAMP are justified by data and analysis intended to
support current population projections. Data and analysis to support proposed increase in
density and intensity, and the potential impact that such changes in density and intensity could
have on the demand for future public facilities, are not included. Specifically, the proposed
amendments allow for an increase of 14,952 base dwelling units and 644 acres of additional
commercial and industrial designated lands, these increases in demand to future infrastructure
and service providers have not been accounted for within the application.
The petitioner asserts that the timing of residential build-out that could be calculated based on
the proposed changes in density may not be predicted, and that that thresholds of such a
projection may not ever be reached. The petitioner also affirms that potential impacts on
demand for public facilities can be incorporated within future updates to the County's population
projections, and that the resulting increases, if any, could be incorporated within the County's
Capital Improvement Element (CIE) and Schedule of Capital Improvements. The Plan also
notes that the proposed increase in density and intensity is meant to guide how development is
to occur in Immokalee, and that because no specific development is proposed with the Plan,
future demand on public facilities to serve the needs of the current population projections
remains as currently reflected in the GMP through the adopted Levels of Service Standards
(LOSS) and Schedule of Capital Improvements. Staff has concerns with the deferral of
satisfying the infrastructure demand questions while providing certainty on the supply
side.
Current economic conditions have impacted the last County's AUIR, CIE, Schedule of Capital
Improvements, as well as the organizational structure of the agency. The commitments included
in the Plan (see Table 7), which translates into operational impacts, fiscal impacts, as well as a
set timeframe to fulfill such programmatic and fiscal commilments, will require funding and
allocation of staff that may not be readily avaiiable, Careful consideration should be given to
allocation of funding for such commitments and the timeframe to fulfill them, so that the vision of
the CRA, the IMPVC, and the citizens they serve, can be timely and efficiently fulfilled and so
that the County does not incur sanctions due to unfulfilled commitments of its own GMP.
In addition, shifting of prioritization of some County-wide of efforts to the Immokalee Urban Area
could occur. However, this shifting of prioritization is not readily apparent, and in some cases,
not stated in the Plan. Such shifting in prioritization is prompted by the proposed increase in
density and intensity. Unintended and intended prioritization of commitments of the Immokalee
area over present and future projected County-wide efforts could occur because of the
proposed changes, despite the assertions that the Plan is not meant to change the existing
population projections and does not have an impact on the demand for future public facilities.
10
CP-2008-5 lmmokalee Area Master Plan GMP Amendment
Agenda Item 4
Staff is of the opinion that the proposed Plan may not have an immediate impact on the demand
for public facilities, but will impact future demand for public facilities. In addition, the proposed
Plan will immediately shift prioritization of some County-wide efforts to the Immokaiee Urban
Area.
Table 7: Ooeratlonal and Fiscal Imoact.
Proposed Goals, Objectives, and Policies Operational Fiscal
Impact Impact
Goal 1 Enhance and Diversitv the Local Economv of the Immokalee Communitv
To actively pursue, attract, and retain business enterprise in the Immokalee
Obiective 1 .1 Area.
Policy 1.1.1 County and
Commercial and Trade Hub EOC
Policv 1.1.2 Florida Tradeoort/lmmokalee Reoional Airoort County et at.
County and
Policv 1.1.3 Mitiaation Bank CRA
To create a positive business climate that will enhance and diversify the
Obiective 1.2 Immokalee Area economy, increase employment opportunities. and
imorove the aualitv of life for Immokalee residents.
Policv 1.2.1 Expedited Review County' (COES)
and EDC
Policy 1.2.2 couriiY and
Pre-Certified CommerciaVJndustrial Sites EDC
County and
Policv 1.2.3 Community-basad Economic Initiatives CRA
Policy 1.2.4 Home Occuoations County,,2
County and
Policv 1.2.5 Financial Incentives EDC
Policy 1.2.6 Aariculture-Relatad Business Uses County,.2
To promote and expand tourism, recreation. entertainment, and cultural
opportunities in lmmokalee in order to diversify Immokalee economy,
Obiective 1.3 therebv imorovina aualitv of life
Policv 1.3.1 Recreational. Entertainment, and Cultural Ol'VV'\rtunities County' and
CRA
Policv 1.3.2 Eco-tourism County et at.
County and
Policv 1.3.3 Seminole Casino lmmokalae CRA
Policy 1.3.4 County and
Entertainment District CRA
Obiective 1.4 To enhance and expand educational and cultural facilities and opportunities
in Immokalee
Policv 1.4.1 Research and Develoomenl County and
EDC
Policv 1,4,2 Cultural Proarams and Facilities County'IPU)
and CRA
Obiective 1.5 To promote and support development and redevelopment initiatives in the
Immokalee Area
Policv 1.5.1 Technical Assistance CountY' et al.
Policv 1.5.2 lofill and Downtown Redevelooment County and
CRA
County
Policy 1.5.3 Alternative Fundina (Housing Dpt.)
et at.
To provide a diversity of safe, standard housing types for all residents of the
Goal 2 lmmokalee Urban Area
Collier County shall coordinate with federal, state, local and private
Obiective 2.1 aaencies to address farmworker housinn and micrant labor camD neads
Policy 2.1.1 Farmworker Housina Land Develonment Renulations County 1,2
11
CP-2008-5 ImmokaJee Area Master Plan GMP Amendment
Agenda Item 4
County
Policv2,1.2 Aaricultural and Housinc Partnershios (Heusino Dot.)
Collier County shall promote the conservation and rehabilitation of housing
Obiective 2.2 in Immokalee neichbomoods
T ameted Redavelooment Areas Co~~~
Policy 2.2.1 . (Housing Dot,)
Policv 2,2,2 Funding Opportunities County at al.
POlicV 2.2.3 Prioritize Public Facilities Improvements Cou~~ and
CRA
Policv 2.2.4 Substandard Housina County
COunty
Policy 2.2.5 Displaced Occupants (Housino Dnt,)
County (Code
Policy 2,2.6 Housina Code Enforcement Entorc, Dot,)
Collier County will continue to explore and provide innovative programs and
regulatory reforms to reduce development costs and promote safe and
Objective 2.3 sanitarY affordable.workforce housing for Immokalee resident.
County
Policy 2.3.1 Housina Grant OODOrtunities (Housing Dot.)
Policv 2,3,2 Affordable-Workforce and Gap Housing Incentives County'
To provide adequate and efficient public infrastructure, facilities and
Goal 3 imorovements for the Immokalee Area
To provide a comprehensive system of parks and recreation facilities that
supports diverse active and passive recreational activities within the
Objective 3.1 ImmokaJee area
Policv 3.1.1 Community and Reaional Park Master Plan County:, (Parks
and Rec.)
Prioritv Park Sites County (P:~s
Policy 3.1.2 and Rec.
Communihl InDut County (P:;'"
Policy 3.1.3 and Rec.
County (Parks X
Policy 3.1.4 Exoansion of Parks and Trails and Rec.)
Encouraae Active Ufestvles County (P:~s X
Policy 3.1.5 and Rec.
County (Parks X
Policy 3.1.6 Use of Vacant Residential Parcels and Roc.)
Policv 3.1.7 Park: Amenities Countt.:. (P,a)rkS X
and Rec.
To provide a network of roads. sidewalks. and bikepaths to support future
growth and to provide for the safe and convenient movement of County
pedestrians, non-motorized, and motorized vehicles, reduce greenhouse
Oblective 3,2 I Oas emissions and minimize enerQY consumPtion
Policy 3.2. 1 Tramc Circulation MaD County
Policy 3.2.2 Sicvels and Pedestrian Pathways Plan County (MPO)
County
Policy 3.2.3 Lana Ranoe T ransoortation Imorovements (T ranso.)
County
Policv 3.2.4 Florida Tradeoort Parkway (Tran~p, )
County
Lonn Ranne Transportation Plan Coordination (Transp.) and
PoliCY 3.2,5 CRA
Cou~r: X
Safety Imorovements (Transp,) and
Policy 3.2.6 CRA
County X
Policy 3.2.7 Public Transit Routes (Trans;;. \
County X
Policy 3.2.8 Enhanced Transit Services (Transo,)
Cou~r. X
(Transp.) and
Policv 3.2.9 Transoortation Concurrency Exceotion or Manaoement Area CRA
County
FundinQ (Transp.) and
Policy 3.2.10 CRA
12
....~....,..~"'_MV"~_.~___..._..______
CP-2008~5 lmmol<alee Area Master Plan GMP Amendment
Agenda Item 4
""'octive 3,3 To improve storm water management and surface drainage in lmmokalee
Policv 3.3.1 Immokalee Stormwater Master Plan County', X
rr ransa. \
PoIicv 3.3,2 COunty
Streetside Drainaoe /Trans';,)
To provide an efficient and economical solid waste management system
Obiective 3.4 that ensures public health and safety, and protects the environmental
resources of the area
Policy 3.4.1 Guidinn Princ1rMe5
County (Code
Enforc. Opt.)
Polic" 3.4.2 Clean Immokalee Plan and CRA
To protect important natural resources through implementation of
Goal 4 aooronriate develonment standards and Dolicies
Due to the proximity of the lmmokalee Urban Area to environmentally
sensitive lands within the Rural Land Stewardship Area, including HSAs,
FSAs, and WRAs, and the existence of wetland systems and listed species
habitat, additional policies are intended to address natural resource
Obiective 4.1 protection not otherwise addressed in the Conservation and Coastal
Manaaement Element
PolicY 4.1.1 Incentives and Innovative Land Develooment Reaulations County'.2
Policy 4. 1.2 Lake Trafford Develonment County1.2
Policv 4.1.3 Lake Trafford Remediation COunty et aL
To allow and encourage a mixture of land uses that is appropriate to
GoalS lmmokalee
The lmmokalee Area Master Plan and its Future Land Use Map will apply to
all Development Orders within the lmmokalee 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
Obiective 5.1 development patterns. Standards and allowed uses for each District and
Subdistrict are identified in the DesiQnation Descrintion Section
Polic\/5.1.1 Future Land Use Desinnation
Policv 5.1.2 Comoatibilitv Between Land Uses
Policv 5.1.3 Rieht to Farm
Policv 5. 1 .4 Farmworker Housino
Policv 5.1.5 Comoact Mixed-Use Develorvnent COunty
Policv 5.1.6 Tameted Manufacturino and Industrial Uses County and
EDC
Policv 5.1.7 Essential Services
Policv 5.1.8 Mobile Homes within the Immokalee Urban Area
Policv 5.1,9 Mobile Homes as Temnorarv Residence
Policv5.1.10 Existinn Mobile Home Parks county'
Policy 5,1,11 lmmokalee Renional AirlVlrt County
Policv 5,2,12 Public Educational Plants and Ancillary Plants
To establish development design standards that are appropriate for
Goal 6 Immokalee
Collier County shall develop Jmmokalee-specific land development
regulations that reflect the unique character and cultural diversity of the
Objective 6. 1 residents, encourage pedestrian-friendly urban form, and promote energy
efficiencv
Policv 6. 1. 1 Develooment 01 Land DeveloDment Code Standards Cou~'1_ and
CRA
County and
Policv 6.1.2 Location of Service Uses CRA
Policv 6.1.3 Innovative Design Countt and
CRA
Policv 6.1.4 Downtown Pedestrian Amenities Cou~tf_ and
CRA
13
CP-200B-5 Jmmokalee Area Master Plan GMP Amendment
Agenda 1Iem 4
Policy 6,1,5 Central Business District Commercial Develonment County'
Policy 6.1,6 Crime Prevention through Environmental Design County
Policy 6,\,7 Native Preservation RAnuirements County'
To coordinate and provide for the continual exchange of information with
other governmental agencies, utility providers, non-profrt organizations, the
school board, and the Seminole Tribal Council that may be affected by the
Goal 7 lmmokalee Area Master Plan.
Obiective 7.1 Pursue effective intertocal and intergovernmental coordination in order to
orovide a ranae of human s9IVices to Immokalee residents.
Realonal Economic Develonment Initiatives County and
Policv7.1.1 CRA
Redevelopment Imolementation Partners County and
Policv 7.1.2 CRA
POlicv 7.1.3 lmmokalee Government Services Center County' X
Fundina for Safe Neinhborhood Initiatives County (COES)
Policv 7,1.4 and CRA
Other GMP Revisions to FLUE Policy 4.2 to reflect lAMP changes
changes Revisions to countywk:le FLUM and map series to reflect 103 acres from County
{Paoe 85\ ALSA added to lAMP
'Programmatlc commitments Include amendments to the Colber County Land Development Code.
2Programmatic commitment is due within two years of adoption of the proposed lAMP amendment.
~Programmatic commitment is due before scheduled adoption of proposed lAMP amendment.
Needs Assessment:
Changes in density and intensity are required by Florida Statute to be justified through data and
analysis that support the need for such changes. Historically, amendments to the Collier
County's GMP have been supplemented by data and analysis that justify what typically amounts
to a proposed increase in density, intensity, or a combination of both. Such data and analysis
have been required to demonstrate a need for a proposed change in relationship to current
population projections or revised projected population projections due to proposed changes in
density, coupled with other factors such as assessment of impacts on current and future
demand for public facilities as a result of proposed changes,
The proposed lAMP intends to implement the Immokalee community's vision, as approved by
the IMPVC, by promoting economic development and efficient delivery of services through
greater density and intensity that encourage dense, clustered development; incorporating smart
growth principles; and by providing greater development flexibility through mixed-use
Subdistricts.
''The Florida Senate Interim Report 2010-107", dated October, 2009 gives guidance in regard to
"Population Need as a Criteria for Changes to a Local Government's Future Land Use Plan",
and states in its Findings and/or Conclusions:
"Need Assessment is a Factor in Land Use Planning
The needs assessment is a fundamental part of land use planning. Specifically, the numerical needs
assessment is a useful tool to determine whether the amendment will cause an area to become over-
allocated or exacerbate existing over-allocation. It is also a key indicator of urban sprawl. However,
the numerical needs assessment is only one factor to consider when conducting a needs assessment. It
is also important to consider other policy factors such as job creation potential, urban infill, fonn of
development, or the promotion of development in areas where it is most efficient for the local
government to promote growth. "
The petitioner contends that assessment of need for the proposed changes in density and
intensity in the proposed lAMP, as required by Florida Statute, is justified by factors such as
suitability of the property for change, locational criteria, and community desires; as well as the
need for job creation, capital investment, and the necessity to strengthen the local economy. In
14
CP-200B-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
addition, the Immokalee's CRA, Rural Areas of Critical Economic Concern (RACEC)
designation, and Enterprise/Empowerment Zone designation, further justifies need for economic
stimulus in the Immokalee area.
Based upon the petitioner's information, staff is not able to assess need for the changes in
density and intensity. The data and analysis, as well as the response letter from the applicant to
staff comments, cite policy factors to justify need in accordance to the Florida Senate Interim
Report, dated October 2009. These factors, which Include suitability of the property for change,
locational criteria, and community desires; as well as job creation potential, urban infll, form of
development, or the promotion of development in areas where it is most efficient for the local
government to promote growth; have been mentioned, but have not been justified with
correspondent data and analysis that support these considerations.
In addition, staff contends that the applicant should provide data and analysis of impacts for
demand of public facilities that will result from the proposed changes to density and intensity, at
a minimum, in a ten-year planning horizon, in order to fully assess the magnitude of the
proposed changes.
Staff has generated an evaluation of the needs analysis for the proposed increase in the base
residential dwelling units, comparing the existing Plan against the proposed Plan. The
population projection for 2020, utilizing peak population figures, is 48,636. Utilizing the County's
current 2,39 persons per household rate, Ihls population would demand 20,350 dwelling units.
The current Plan provides for 68,576 base dwelling units. The 20,350 dwelling units represent
30 percent of the provided for dwelling units in the existing Plan. The 2035 dwelling units
represent 24 percent of the proposed Plan base dwelling units. There is little to support the
proposed additional dwelling units strictly on a numeric needs analysis. As noted above, other
factors to support the proposed increase in base dwelling units have not been clearly
established,
Based upon the petitioner'S informalion, staff is able to conclude that the changes in density and
intensity are not iustified through policy factors or through a numerical needs assessment, as
required by Florida Statues.
Land Use Chanaes:
The applicant asserts that the proposed Plan intends to increase density and intensity as the
main mechanism to promote economic development within the Immokalee Urban Area. Staff
acknowledges and supports the desires of the CRA and IMPVC to promote and diversify
economic development in Immokalee. However, the data and analysis provided with the plan do
not support nor justify the revised regulatory framework. Moreover, staff is not able to assess
how the proposed changes will allow Immokalee to achieve its vision.
Specifically:
. ProVided data and analysis do not support nor justify the increase in base density (cap)
and maximum density in all proposed Subdistricts. In addition, some of the changes are
significant, such as the proposed increase in the maximum density permitted in the
Recreational Tourist Subdistrict. The applicant needs to provide data and analysis that
justify the increase in number of dwelling units per acre (base and maximum), and how
these changes will allow Immokaiee achieve its vision.
. Provided data and analysis do not support or justify the change in density bonuses. The
applicant has stated that reverting the proposed language to the current adopted
language will achieve the intent of the Plan,
15
CP-20Q8-5 lmmokalee Area Master Plan GMP Amendment
Agenda lIem 4
. Except for the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO) and the
Immokalee Regional Airport (APO), the location and size of the proposed Subdistricts
are not justified through the provided data and analysis. In addition, some of the
changes, such as the location of the Industrial - Mixed Use Subdistrict (IMU) do not
seem to be compatible with the proposed adjacent designations. In this case, a vast
portion of the IMU Subdistrict, and which permits high intensity commercial uses and
light manufacturing, is proposed to be located adjacent to LR designated areas, which
are intended for low density. Some other changes, such as the Commercial - Mixed Use
Subdistrict (CMU), seem to support proposed Policies, such as Policy 1.3.4:
Entertainment District, and Policy 1.5.2: Infill and Downtown Redevelopment.
Natural Resources:
The wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay
(LT/CKSSO) was adopted as part of the 2007 GMP amendments based on the 2004 EAR. As
part of this change, policies were added to the CCME to increase the native vegetation retention
requirements. Subsequent analysis by staff yields a different, more accurate boundary of this
wetland, At staff request, the petitioner agreed to include the revised boundary as part of this
amendment petition_
Within the L T/CKSSO, some underlying FLUM designations are proposed to change to increase
density or intensity. However, changes to CCME policies in regard to native vegetation retention
are not being proposed as part of this amendment. Therefore, the existing vegetation retention
policies in the CCME remain in effect and consequently the same amount of native vegetation
must be retained. In addition, at their January 6, 2010 hearing on this petition, the EAC
recommended that no increase of density within the L T/CKSSO be allowed.
The proposed 'Wetland Connected To Lake Trafford/Camp Keais Strand System Overlay" on
page 49 of the Master Plan includes exemption language for developed properties (see second
paragraph of that Overlay text). Prior to the January 6, 2010 EAC hearing, the petitioner
provided additional information in regard to these developed properties so the magnitude of the
"exempr language can be readily seen and understood (see attached "Response Letter" from
the applicant, dated January 4, 2010). However, staff contends that the term "developed
properties" is subjective and might cause unintended consequences with respect to the
interpretation as to what constitutes a "developed property."
Public Facilities:
The proposed Plan asserts that because the changes to the lAMP do not alter current
population projections, that the demand for public facilities (parks and recreation, schools,
transportation, water and sewer, solid waste, fire, and police protection) will not be impacted,
and that the adopted CIE and Schedule of Capital Improvements will not be affected. The Plan
also notes that that the proposed increase in density and intensity is meant to guide how
development is to occur in Immokalee, and that because no specific development is proposed
with the Plan, future demand on public facilities remains as they have been scheduled for
demand of the current population projections and adopted LOSS in the GMP,
. Water and Sewer: proposed changes to FLUM designations will increase density and
intensity. Water and Sewer in Immokalee is provided by the Immokalee Water and Sewer
District, an agency that is not regulated by Collier County Government. Therefore, the
processes in place for water and sewer demand of the proposed changes are not subject to
the adopted mechanism in place within the GMP that address current and future demand.
The petitioner should provide data and analysis to determine availability of central water and
sewer service (or alternative) to support these changes. This same concern was echoed by
16
. ""--'^'_._._~-'-",''''',"'~""",,-~-'-----
CP-20D8.5 Immokalee Area Master P~n GMP Amendment
Agenda Item 4
the EAC at their January 6, 20tO hearing on this petition and acted in the form of a
recommendation to provide additional data and analysis that supports the proposed
changes. The agent for the petitioner stated that additional data and analysis would be
provided.
. Transportation: The proposed revisions to the lAMP contains commitments, such as the
Bicycle and pedestrian Pathway Plan as proposed In Policy 3.2.2, that could prioritize the
Immokalee area in regard to transportation plans and capital projects that are presently
County-wide efforts based on need In specific areas of the County, as opposed to a large
area of the County. Some prioritlzations of efforts that could occur, and which are not readily
apparent in the Plan, could derive as a consequence of the proposed increase in density
and intensity. The Plan asserts that the proposed amendment of the lAMP is not meant to
change the existing population projections, However, unintended prioritization of the
Immokalee area over present and projected County-wide efforts, such as the Long Range
Transportation Plan (LRTP), could occur because of the proposed increase in density and
intensity, as well as the commitments Inciuded in the proposed Objectives and Policies.
2008 Lealslation - HB 697
This legislation, which pertains to energy conservation and efficiency, went Into effecl on July 1,
2008. Some key phrases in the legislation Include: "discouragement of urban sprawl";
"greenhouse gas reduction strategies"; '1ransportatlon strategies to address reduction in
greenhouse gas emissions from the transportation sector." Among other things, House Bill 697
requires certain amendments to the Growth Management Plan (future land use element and
map, housing element, transportation element, conservation and coastal management element)
which would be initiated by Collier County. However, in the interim (and perhaps beyond), each
GMP amendment petition should include data and analysis to demonstrate how it discourages
urban sprawl and reduces greenhouse gas emissions. DCA (Florida Department of Community
Affairs) will be reviewing GMP amendments for compliance with this legislation.
Below are excerpts from ''The Role of Local Land Use and Transportation Planning in Reducing
GHG," a powerPoint presentation on HB 697 from DCA Secretary Tom Pelham, Esq., AICP.
This helps to explain the rationale for the legislation and what DCA expects In reviewing GMP
amendments.
I. Introduction: The Problem
A. About 36% of carbon dioxide emissions in Florida are produced by the
Transportation Sector.
B. Of these emissions, about 83% come from vehicular travel.
C, A key factor is the extent of the vehicle miles traveled (VMT).
D. DOT projects that by 2050 VMT will increase 173% based on current trends.
E. We must reduce VMT in order to reduce GHG from the Transportation Sector,
F. Local Land Use and Transportation Planning will playa critical role in reducing
VMT.
II. HB 697: Enhanced Local Planning to Reduce VMT and GHG
A, HB 697 Amended Ch. 163, F.S" to Establish New Local Planning Requirements.
B. Future Land Use Element - based on dala and studies that demonstrate:
1, Discouragement of urban sprawl;
2. Energy efficient land use patterns that account for existing and future electric
power generation and transmission systems;
3. Greenhouse gas reduction strategies.
III. When Must Governments Comply with the New Requirements?
17
CP~2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
A. The New Requirements Went into Effect on July 1, 2008, when HB 697 Became
Law.
B. DCA will apply the New Requirements to Plan Amendments Transmitted After July
1, 2008, for ORC Review as follows:
1. FLUM Amendments must be Supported by Data and Analysis Relating to
Urban Sprawl, Energy Efficient Land Use Pattems and GHG Reduction
Strategies.
2. FLUE Text Amendments with Significant Potential to Impact Development
Patterns Must Comply with the New Data and Analysis Requirements.
3. Major Textual Amendments to TransportationfTraffic Elements and Large
FLUM Amendments must Address new GHG Reduction Requirements.
C. Local Governments must comply with all New Requirements NO Later Than DUE
DATE of EAR-Based Amendments.
IV. What Major Planning Strategies Can Local Governments Use to Reduce VMT and
GHG?
[a list was provided of a dozen resources]
V. This literature discusses transportation and land use planning strategies to
reduce VMT and GHG.
A. Planning for Fewer and Shorter Automobile Trips (Getting People Out of Their
Cars).
8. Planning for Alternative Modes of Travel - Walking, bicycling and transit.
C. Planning for More Compact Mixed-Use Development
1, A mix of residential, commercial, and recreational uses in close proximity to
Employment Centers.
2. Encourages Walking and Bicycling.
3. Supports Transit.
4. Reduces Number and Length of Automobile Trips.
D. Planning for Higher Densities in Appropriate Places
1. Higher Density Development has Smaller Carbon Footprint.
2. A Blended Average Density of 7 units/acre is Sufficient.
3. Transit-Oriented Development - Cluster Higher Density Around Transit Stops.
Staff has reviewed this petition for adequacy of data and analysis to demonstrate how it would
reduce greenhouse gas emissions. The proposed Plan includes Objectives and Policies that
address this State requirement (pages 84 and 85 of the Data and Analysis section):
While it is anticipated that Collier County will amend the Growth Management Plan to comply with
HB 697 on a countywide basis, the lmmokalee Area Master Plan has incorporated language within
these lmmokalee-specific amendments to address the energy efficiency issues. SpecijU:ally, the
following Goals. Objectives and Policies comply with HB 697 in the following manner:
Reducing the number and length of automobile trips (VM1J:
Objective 1.2, and its related policies, seeks to diversify the local economy and increase employment
opportunities within the lmmokalee Urban Area, thereby lowering the need to travel greater
distances for work or services. Objective 3.2 addresses vehicular and non-vehicular transportation
options and specifically references the need to reduce greenhouse gas emissions and minimize energy
consumption. Polirks 3.2.7 and 3.2.8 discuss the need to improve and expand public transit options
in lmmokalee, Policy 3.2.9 seeks to evaluate whether a Transponation Concurrency Exception Area
is appropriate for lmmokalee. Policy 5.1.5 specifically states that compact mixed-use development
patterns are encouraged to create walkable communities, reduce vehicle miles traveled and increase
energy efficiency.
18
CP-2008-S lmmokalee Area Master Plan GMP Amendment
Agenda Item 4
Promoting alternative modes of transportation:
Objective 3.2 addresses non-vehicular transportation options and specifically references the need to
reduce greenhouse gas emissions and minimize energy consumption. Policy 3.2.2 references the
Bicycle and Pedestrian Plan and Polky 3.2.6 recognizes the need to improve safety for pedestrians
and bicycles. Policies 3.2.7 and 3.2.8 discuss the need to improve and expand public transit options
in lmmokalee. Objective 6.1 recognizes the need for lmmokalee-specific land development
regulations that will e1u:ourage pedestrian friendly urban form and promote energy efficiency. Polky
6.1.2 encourages new community facilities to be within a half-mile of residential and mixed use
centers to encourage walking, bicycling and non-vehicular travel.
AUowing for compact mixed-use development patterns:
Goal 5, and its related Objectives and Policies, pertain to land use and specifically reference
allowing and encouraging a mixture of uses. Objective 5.1 references the need to coordinate the
Future Land Use Map that eru:ourages desirable growth and energy efficient development patterns.
Policy 5.1.5 specifically states that the lmmokalee area encourages compact mixed-use development
patterns to create l,-valkable communities, reduce vehicle miles traveled and increase energy
efficiency. Policy 3.1.2 encourages future parks to be located in the most densely populated areas,
and recognizes the need for public plazas, greens and urban parks to make lmmokalee more
pedestrian friendly. Objective 6.1, and its related policies, recognizes the needfor lmmokalee-specific
land development regulations that will encourage pedestrian friendly urban form and promote energy
efficiency. Policy 6.1.2 recognizes that new community facilities should be within walking distance to
mixed use and residential centers. Policies 6.1.3, 6.1.4 and 6.1.5 all relate to compact, mixed-use,
urban design criteria. The Urban-Mixed Use district allows for commercial development within the
Residential Subdistricts, as described in the Land Use Designation Description section. Density
bonuses are also allowed for projects that are proximate to Commercial Uses.
Allowing for higher densities in appropriilte places, which reduces the per capita carbon footprint,
supports transit and reduces sprawl
Policy 6.1.5 also encourages high intensity development in lmmokalee 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 in fill areas, as well as for providing affordable-workforce
housing,
Based upon the petitioner's information provided, staff is able to conclude that the Plan would
likely reduce vehicle tri ps Iraveled by providing for efficient land use patterns and transportation
strategies geared to address greenhouse gas reductions, energy conservation, and energy
efficient housing.
Comprehensive PlanninQ Policv Analvsis:
The existing PUD Commercial Subdistrict, within the Urban - Mixed Use District, is the only
text-based provision allowing mixed-use development; it is proposed to be deleted. The
Subdistrict contains limitations/allowances for: total PUD size; maximum size of commercial
component; commercial use intensity; spacing criteria from other commercial; spacing criteria
from elementary schools; commercial parcel dimensions; commercial development timing
restriction in relation to total project. Proposed is not a new subdistrict, rather a one sentence
text-based provision within the paragraph under Urban - Mixed Use District. The only iimitation
is a 5-acre cap on size of commercial component, besides deference to PUD rezone stage to
determine development and design standards, Staff concerns: (a) No correlation between PUD
19
CP-200B-5 Immokalee Area Master Plan GMP Amendment
Agenda hem 4
size and commercial component size; near the extreme, this would allow a 10-acre PUD with a
5-acre commercial tract and perhaps 20 dwelling units - using base density of 4 du/a in LR
Subdistrict. (b) No specified use intensity - could include highest intensity commercial uses of
C-5 zoning district. Historically, commercial uses in most mixed use developments have been
limited to C-1 thru C-3 intensity. (c) No spacing criteria - could locate the commercial tract
adjacent to other commercial zoning or designation, or next to an elementary school. (d) No
parcel dimension limitations - would allow creation of linear frontage, narrow depth strip
commercial. (e) No construction timing restriction - would allow complete development of
commercial tract without any other development within the [mixed use] PUD. Without same or
similar limitations of the PUD Commercial Subdistrict, this provision would seem to promote
mixed development just for mixed use sake - without any clear purpose or benefit. Staff does
not support this replacement text for the PUD Commercial Subdistrict.
The Land Use Designation Description Section requires the County to initiate rezoning
(presumably, down-zoning) of lands whose zoning district is made inconsistent with the
adoption of the Subdistricts in the lAMP. This zoning re-evaluation requirement is similar to that
contained in the former Policy 3.1 K. in the FLUE that was genesis for the Zoning Re-evaluation
Ordinance 90-23. Creation of that implementing ordinance occurred through contract with a
legal consultant, and was both costly and required a significant amount of staff time.
Implementation of that ordinance was also labor-intensive, and lasted over a period of about
three years. In retrospect, the end result of the ordinance implementation was relatively
insignificant.
Though the magnitude should be far less for a similar process in the Immokalee community,
there could still be significant costs and staffing commitments needed; especially considering
the impact of the Bert Harris Private Property Rights Protection Act (it did not exist during the
ZRO implementation in the early 1990s, rather a broader [less restrictive to local government,
less protective of private property rights] legal standard was applicable). It is unknown how
many properties may be affected (become inconsistently zoned). Staff does not support this
provision. If adopted, staff would recommend an additional criterion be added; in addition to
being inconsistently zoned, the property must also be "unimproved" (undeveloped). And, staff
would recommend use of similar process and definitions as contained in the ZRO.
Policy 1.2.4 requires an LDC amendment '10 create more flexibility for home-based businesses"
and the Urban-Mixed Use District also lists "home-based businesses" as an allowable use.
Presently, the lAMP (and FLUE and Golden Gate Area Master Plan) is silent to such uses but
they have been, and continue to be, allowed as a permitted use within a dwelling unit. Home
occupations are presently allowed, and regulated, by Sec. 5.02.00 of the LDC. The regulations
are strict to insure the appearance and function of the dwelling unit is not changed and that
impacts to surrounding properties are not increased so as to maintain the tranquility of the
neighborhood. Staff concerns: (a) The magnitude/extent of changes anticipated are unknown.
(b) No justification has provided regarding this specifiC proposal. (c) It is unknown why changes
to this LDC provision should be limited to the Immokalee community; if additional home-
occupations can be allowed and still maintain compatibility with the residential neighborhood,
then it would seem such changes should be made countywide.
An inconsistent subdistrict name is used in Policy 5.1.1 B.3. and the FLUM vs. the name listed
under the Urban-Industrial District - Immokalee Regional Airport Subdistrict vs. Industrial _
lmmokalee Regional Airport Subdistrict. Staff recommends the name without "Industrial" in the
title.
Policy 5,1.7 allows essential services per the LDC in all land use designations. Given the desire
to protect the Lake Trafford/Camp Keais Strand System Overlay, it would seem appropriate to
20
""'>_"_-~_"'_."._--_......,..._..._...,.,,_....~._.-------
CP-2lJ08-.S Immokalee Area Master Plan GMP Amendment
Agenda Item 4
Immokalee Regional Airport Subdistrict. Staff recommends the name without "Industrial" in the
title.
Policy 5.1.7 allows essential services per the LDC in all land use designations. Given the desire
to protect the Lake Trafford/Camp Keais Strand System Overlay, it would seem appropriate to
limit essential service uses therein to only those allowed within the Conservation Designation In
the FLUE. Such a limitation should be added to this policy (and perhaps to the Overlay text).
Policy 5.1.8 restricts the allowance of new mobile homes. However, it appears it does not
address all situations. HR Subdistrict is excluded - is there any zoning within that subdistrict
that would allow a new mobile home park? If so, HR should be added to this policy (the HR
Subdistrict includes reference to Policies 5,1.8, 9 and 10). What about new mobile home
subdivisions? What about individual mobile homes on individual parcels not part of a park (or
subdivision)?
Policy 5.1.9 allows, on A-zoned lands, a mobile home to be used as a residence for up to three
years while a permanent residence is being constructed. Staff recommends this policy be
revised to require an LDC amendment to provide for such a temporary use and to include
safeguards to insure use of the mobile home ceases once the permanent dwelling unit is
completed, such as requirement for mobile home occupancy to cease at time the C.O. is issued
for the dwelling unit, time requirement by which the mobile home must be removed from the
property, etc. Also, as with some other policies/provisions, it begs the question: should this
provision be allowed unique to Immokalee, or is this an appropriate provision for countywide
applicability?
Policy 5.1.10 requires the County to amend the existing LDC provision to extend the time period
for which an SDP or SIP may be submitted for non-conforming mobile home parks, located
within subdistricts that allow residential development, so as to allow them to achieve
compliance. Staff concern: Is this equitable to other mobile home park owners who complied
with the time limitation in the LDC, who expended the necessary time and money to achieve
compliance years ago? Does this reward those who purposely did not comply with LDC
requirements (and presumably continued to operate their mobile home park, thus gaining an
economic advantage over those that complied)?
Within the Urban - Mixed Use District, the LR, MR, HR and C-MU Subdistricts all provide for
base densities "less than or equal to" a certain density. This suggests the base density is
variable thus raising question as to what bonus density, if any, is needed to achieve a particular
density, whether it is the [maximum] base density of the subdistrict, the maximum density
allowed in the subdistrict, or some other density between those two extremes. While
acknowledging that phrase is contained in the existing lAMP, staff recommends it be removed.
In most instances, Ihe existing Neighborhood Center Subdistrict is proposed for re-designation
as C-MU. The NC Subdistrict limits use intensity to the traditional neighborhood commercial
uses (C-1 thru C-3 zoning districts) whereas the C-MU Subdistrict allows C-1 thru C-4 uses.
This raises some compatibility concerns.
In the Recreational/Tourist Subdistrict, the maximum density is specified as 4 du/a "inclusive of
density bonuses" but no base density is identified. Without a base density, one cannot
determine what bonus density is needed to achieve the maximum density or whether any bonus
is needed at all to achieve the maximum density. Staff recommends: (a) addition of a base
density at 4 du/a; (b) revision of the maximum density to remove reference to density bonuses;
(c) correlating revision to the Density rating System to clearly indicate density bonuses are not
applicable to the R/T Subdistrict.
21
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
In the Density Rating System, the Affordable-Workforce Housing Bonus, by Right provision has
been revised. Staff has concerns about the changes, has discussed them with the petitioner,
and is with understanding the petitioner agrees to change back to reflect the existing text.
In the Density Rating System, the Density and Intensity Blending provision has been revised.
(a) Under paragraph a. (pages 47-8), editing is needed; in the first sentence, words need to be
changed and/or deleted and/or added as the sentence is presently nonsensical. Paragraph a.
has expanded applicability of this provision far beyond the Rff Subdistrict to include all lands
contiguous to Lake Trafford or the Camp Keais Strand, and lands within the Lake Trafford/Camp
Keais Strand System Overlay. Staff agrees in principle with this change but has no knowledge
of the amount of lands that might qualify (properties must still straddle the Urban/RLSA
boundary, have been in existence and under unified control since Oct. 22, 2002, and meet other
criteria), thus does not know what impact this change might may have upon the RLSA
Stewardship Program. (c) Paragraph b. proposes to allow subdistrict boundaries to be modified
(FLUM amendment) via the rezone process using this provision. Staff questions whether this
can legally be done. Also, subparagraph b.iii. appears to be too broad and subjective (what
constitutes a "well-planned project that furthers the objectives of the" lAMP?). Staff
acknowledges the BCC would make final determination of consistency with this Density and
Intensity Blending provision, including the subjective subparagraphs a.i., iii., and v.
The proposed Immokalee Regional Airport expansion to add + 103 acres presently within the
Agricultural/Rural Designation and within the Rural Lands Stewardship Area Overlay (RLSA),
both as designated on the Future Land Use Map and Map series in the Future Land Use
Element (FLUE), necessitates amendments to those maps to remove the +103 acres and may
necessitate correlating text changes in the FLUE. This expansion was not part of the original
petition submittal, rather occurred during the sufficiency review process. The agent for this
petition is not the agent for the Immokalee Regional Airport (which has a PUD rezone petition in
progress, already reviewed and acted upon by the CCPC) which required additional
coordination efforts by this petition agent and possibly payment for services. Based on these
considerations, staff has agreed with petitioner that the petitioner may address the necessary
FLUM/FLUE revisions at time of adoption.
Policy 5.1.7 allows essential services in all land use designations. The Urban-Mixed Use
District also identifies essential services as allowed use, but the Urban-Industrial District does
not. It would be appropriate to add essential services to the Urban-Industrial District similar to
the text within the Urban-Mixed Use District.
The Industrial Subdistrict allowable uses include "uses ancillary to the airporf' and
"campgrounds accessory to vehicle racing and speciai events at the airport." These uses
should be removed as the airport is proposed to no longer be within the Industrial Subdistrict,
rather have its own FLUM designation.
Immokalee Regional Airport Subdistrict allowable uses include "vehicle racing facilities," Staff
recommends this use be replaced with the same listing in the Industrial Subdistrict - ''vehicle
racing and its ancillary uses, subject to conditional use approval" - and that another use from the
Industrial Subdistrict be added here, "campgrounds accessory to vehicle racing and special
events at the airport."
The stated purpose of proposed I-MU Subdistrict is to provide transition from Industrial
Subdistrict 10 adjacent residential and commercial uses. Lands to the north and west-northwest
of existing I ndustrial Subdistrict are presently designated LR Subdistrict and are proposed to be
re-designated as I-MU. Given the intensity of uses allowed in the I-MU Subdistrict, such a re-
22
----->-'.-.------.-.-------. ,,--_.~ C__'_-"_'"'_~__'~_~"'_"'~_r>>"_""."~,,,~_,__.~..."_.._,,
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
designation may not provide any significant transition to the adjacent LR Subdistrict lands.
Further, as stated elsewhere herein, staff does not see a need, based upon numerical factor, for
additional commercial and industrial uses as would be allowed in the I-MU Subdistrict. Staff
does not support this re-designation.
For other lands proposed to be re-designated to I-MU, presently designated CC-I Subdistrict
and located to the south and southwest of the existing Industrial Subdistrict, staff has no
concerns as the I-MU Subdistrict allows many, but not all, of the same uses allowed in the CC-I
Subdistrict.
In about five different locations, the FLUM is proposed to be changed by re-designation of lands
from a Residential Subdistrict to C-MU; notably, the square area southwest of the SR29 curve
turning from east-west to north-south, and the rectangle on south side of CR846 adjacent to
Industrial Subdistrict. No justification has been provided for these specific map changes.
Throughout the GOP section two universal changes are needed; 1) where references are made
to "adoption" to this masler plan, it needs to be replaced with the "effective date"; 2) all
references to the LDC, need to include "Ordinance No. 04-41, as amended."
TransDortation Plannina Section Comments:
(Provided by John Podczerwinsky, Development Review Project Manager, Transportation
Planning)
This GMPA application is considered insufficient, and is therefore recommended for denial by
the CCPC and BCC.
The 3rd revision of this Master Plan addresses many of the finer points of 9J-5 and Ch 163.
However, many of the response comments have not entirely addressed, or appropriately
addressed, the intent of the staff review comments.
To begin- below is an outline roughly detailing how capital improvements are planned. The very
general process is as follows:
1. Establish FLUEM
2. Validate BEBR population projection
3. Coordinate any T AZ modifications from previously adopted model run
4. Distribute population through TAZ's based on loading criteria
5, Verity existing roadway network
6, Confirm horizon year for model run
7. Enter all correct parameters (i.e, from the FLUM) into the model (ZDATA files) and run
(results show distribution and loading onto the network and service volume needs). The
model output demonstrates the anticipated county-wide demand, based on the adopted
future land uses.
8, The network needs are based on comparing existing + committed network against the
model run demand. The change in service volume must be reconciled with the existing
and projected failures, which identifies any network deficiencies, thus creating the
"needs" network in the LRTP. Priority is then based on existing and projected failures.
23
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
9. From this "Needs" plan, the "Financially Feasible" network plan in the LRTP is created
based on how much of the future network improvements can be accommodated by the
projected future revenue (which is based on existing revenue trends, projected)
10. The CIE is developed consistently with the LRTP recommendations, but is focused more
on addressing the deficiencies identified in the current AUIR while considering projected
near-term revenues.
As demonstrated in this outline, one can see how the network needs are based on the
maximum potential impact of the adopted Mure land use map (FLUM). We are responsible to
apply maximum potential density and intensity allowed under the adopted FLUM, and must
assume 100% buildout in the TAZ's. Whether these TAZ's actually build out to their maximum
potential is irrelevant; because they MUST be evaluated in such a manner to accommodate the
potential network needs they create either way. The timeframe for buildout is also irrelevant
when reviewing in terms of a community master plan. At most, it should be assumed that the
horizon year of the lAMP buildout should equate to the horizon year of the LRTP when
determining network needs created by this amendment.
Further issues come into play when study of TCEA establishment is discussed, as any potential
TCEA would have to overlay at least one, or possibly two state roads. This in turn creates a
funding concern for those state roads contained within the TCEA... And further diminishing the
financially feasible aspect of the plan.
As discussed in the previous review comments, in the 'Response to attachment B'; the
applicant's response to comment no. 3 is a key issue in the Transportation review of this
document. Transportation is unable to find this plan consistent with the existing Transportation
Element of Growth Management Plan, as well as the rules stated in 9J-5.055 (1)(b). The
reason for this is indirect and may not be readily apparent to the applicant - that reason being
that the current staffing/funding levels are established to administer the current obligations of
the County. The changes that are proposed by the lAMP represent a significant undertaking, in
that they also require an update of other Goals, Objectives, and Policies of the Transportation
Element of the GMP to bring them into consistency with the changes reflected here (and to
comply with 9J-5.005(5) and (6)). That undertaking is not currently funded, and insufficient staff
and/or insufficient funding is the perceived roadblock.
The applicant's response to Mr. Cohen on Nov. 5, 2009 regarding general comments A.1, A.2,
and A.3, states: [that adoption 01]... ''These unfunded mandates will need to be evaluated by
the BoCC." [sic] The response also states that the BoCC will then have to decide if they
support these pOlicies and allocate future funds to pay for these programmatic commitments."
[sic]
The response stated above is problematic in that it does not allow staff to find consistency with
the GMP that is currently adopted by the BCC, nor does it allow us to find the application
compliant with portions of 9J-5. In brief, although staff might be agreeable to accomplishment of
the general goals that are sought, the proposal to support them (either financially or with
personnel) cannot be supported because the funding and personnel are not available.
Policv review comments (enumerated to match the DOUCV each Dertains to):
2.2.3 - Transportation staff continues to have objection to this policy. Please refer to generai
comments A, B, C, and D, below.
3.1.4 - Please identify a funding source (Pathways review comment). Pi ease refer to general
comments A and D below.
24
CP-200B-51mmokalee Area Master Plan GMP Amendment
Agenda Itam 4
3.2.1 - Transportation staff continues to have objection to this policy. Please refer to general
comments A, and C, below. These concerns apply to both County Transportation Planning
Staff as well as the MPO.
3.2.2 - Transportation staff continues to have objection to this policy. Please refer to general
comrnents A, B, and D, below. These concerns apply to both County Transportation Planning
Staff as well as Ihe MPO.
3.2.3 _ Transportation staff continues to have objection to this policy. Please refer to general
comments A, B, and D, below.
3.2.4 - Transportation staff has no objection to this polley, however the applicant is notified that
no funding is available or identified to complete a PD&E study for the 'Florida Tradeport
Parkway' .
3.2.5 - Recommend deletion of this policy as it is redundant. Identification of needs in the
Immokalee Area is already included in the existing LRTP.
3.2.6 - Transportation staff continues to have objection to this policy. The following notes
apply:
A. Please note- Traffic signals and bike lanes are nol part of the ongoing walk-ability
study. The current walk-ability study is limited in scope as compared to the
proposal of this policy, and would require additional efforts and funding. Staff
recommends clarifying the policy, so that it requires a community-wide safety
assessment (not just applicable to walkability). The following issues should be
addressed separately within the assessment:
1. Signing and Markings
2. Signalization
3. Vehicular Safety
4. Pedestrian and Bicycle Safety
B. Please refer to general comments A, and D, below. Staff and funding
commitments will need to be identified; and Ihis plan will be required to be
consistent with the rest of the comprehensive plan (or should plan for
amendments to the rest of Ihe document to make this consistent throughout),
3.2.7 - No further objection to the proposed language, However, staff recommends adding a
policy which states: "Collier County shall require proportionate-share contribution from new (or
intensified) development within the areas accommodated by this Master Plan towards
expansion of the localized Public Transit System, as the preferred method of alternative
mitigation for consistency with Policy 5,1 of the Transportation Element (If alternative mitigation
is recommended by Staff). When expansion of the Public Transit system is not possible, and if
the project is a commercial enterprise, then subsidized bus passes for the employees may
substitute for Transit System expansion."
3.2.8 - Please describe the means by which Staff is to encourage provision of Ihese Transit
Services. Are these to be LDC amendments? Is this proposed as a potential service to be
provided by the County? Please clarify,
3,2.9 - No further objection,
25
CP-200B-5 Immokal8e Area Master Plan GMP Am9ndment
Agenda Item 4
3.2,10 - Please add to the pOlicy intent: 'Funding obtained shall be prioritized to support
improvements in pedestrian, bicycle, and vehicular mobility and safety within the Immokalee
Master Plan Boundary, wherever possible.'
6.1.1 - Transportation staff continues to have objection to this policy. The policy should include
the CCAMP and ROW handbook; which are intimately tied to the development of lands within
the lAMP area. The applicant should be made aware that these documents represent a
significant cost to amend; but if not amended, could create difficulties in accommodating the
intended development patterns.
6.1.2 - No further objection.
6.1.3 - Transportation staff continues to have objection to this polley. Please refer to General
comments A, C, and 0, below.
6,1.4 - Staff recommends against creating incentives that might impede free and safe
movement of pedestrians. Seating areas should be precluded from pedestrian walkways.
6.1.5 - Transportation staff continues to have objection to this policy. Please refer to General
comments A, C, and 0, below.
6,1.6 - If LDC amendments are necessitated by this proposed policy, then Transportation may
have an objection to this policy. Please refer to General comments A, C, and 0, below.
Generalized reiection comments (As referenced in the review comments above):
A) County staff and resources would be required to incorporate this proposed policy into
the general comprehensive plan in compliance with 9J-005 (5) and (6); however no
funding is identified by the applicant (or the County) to reimburse the necessary
resources that the County would use. Staff is unable to support this policy as its
adoption by the BCC would become an "Unfunded Mandate" that the County does not
have the resources to commit to in accommodating this policy. Staff recommends
performing an analysis of the cost to implement the policy, and bring other sections of
the comprehensive plan into consistency with it; and then identitying the source of the
necessary funding.
B) Capital Resources would be required to implement this policy, and no funding source is
identified or available. The proposed policy may not be compliant with Rule 9J-5.055
(1)(b) or Rule 9J-5.055 (4)(b) FAC. (regarding financial feasibility), as applicable.
C) County is unable to accommodate the proposed timeline for the project. The proposed
timeline for this policy (or it's intended results) is not financially feasible given current
staffing and available funding. As such, it cannot be considered compliant with Rule 9J-
5.005(5) and (6). Staff recommends performing an analysis of the cost to implement the
policy, and bring other sections of the comprehensive plan into consistency with it; and
then identifying the source of the necessary funding.
D) The proposed policy (purposely or inadvertently) prioritizes the intent of the Immokalee
Area Master Plan above the remainder of Collier County. As a result, the policy cannot
be considered to be compliant with 9J-5.055, which is applicable on a County-wide
scale. Staff is unable to endorse a plan that prioritizes the needs of the lAMP over the
26
CP.20Q8-5 lmmol<alee Area Master Plan GMP Amendment
Agenda Item 4
remainder of the County because such a plan is contradictory to our mission which
includes, by mandate, covering the whole of unincorporated Collier County.
TCEA Discussion:
General Comments: Though staff does not wish to prevent analysis of a potential TCEA, the
County is not able to contribute resources to such an endeavor. SR-29 is a single-source state
road that FOOT has indicated is not eligible for a TCEA. County cautions that the TCEA
designation, if eventually approved, may jeopardize State funding availability.
Recommendations for pursuing a TCEA are deferred to the initiating party (the applicant), as the
County only has sufficient staff for support towards pursuing such a course of study with no
funding to contribute.
Traffic Impact Study and MethodolollV Comments:
Methodology:
The methodology used to create the traffic study has not been approved. The following points
of contention are noted (some are reiterated from the previous review)
1, In Data & Analysis, Section 6, Public Facilities; Paragraph 2 - Per recommendation from
Collier County's Planning Commission to Transportation staff- all zoning and future land
use analyses should be based on the potential maximum densities and intensities
allowed under the proposed land use categories, assuming 100% buildout of what is
proposed. To allow for reasonability, staff has allowed phased implementation of the
potential trips In past studies, but the methodology for a phasing schedule (for analysis
purposes) musl be approved by Transportation staff prior to submittal. Those past
studies also included limiting stipulations placed on the allowable phases of trip
generation; not a scenario that is likely to be feasible in relation to this plan. Please
contact County staff to set up a methodology meeting for the traffic study.
2. In Data & Analysis, Section 6. Public Facilities; Paragraph 4 - The applicant's statements
regarding population projections and the determination of network demand are not
accurate, Please refer to the narrative at the beginning of these review comments
regarding how demand is evaluated by the system model (for use in the LRTP). This
demand is based on analysis of the FLUM. Also, the AUIR does not determine the
needs for new facilities to serve the projected population; rather, the AUIR (which is a
precursor to the adopted CIE) is merely a BCC-adopted recognition of the current
inventory and status, Please refer to the County's Long Range Transportation Plan
[LRTP] for the appropriate identification of future demands.
3. In Data & Analysis, Section 6. Public Facilities, Section 6.3.2 (page 65)- Please note that
State Road 82 also has a minimum LOS "C",
4. Tables 6-6 and 6-7 in Data & Analysis; Estimated costs are not reasonable and should
be revised to reflect more appropriate conditions of costs truly associated with road
building in rural areas.
5. Town of Big Cypress, although not currently approved, should be factored in to the
growth projections that are used. (12.d of the TIS Guidelines requires inclusion of
approved DRrs, Staff recommends inclusion in this comparison of Future Land Uses)
6, Flat-rate growth projection may be allowable, but needs justification with backup data.
The data used in this report (FOOT and Collier County's collected ADT numbers) are not
recommended for growth calculation as applied to future concurrency. Historical growth
should be established from previous years of BCC adopted AUIR data, as this data has
27
CP-2008-SlmmokaJee Area Master Plan GMP Amendment
Agenda Item 4
been seasonally factored and is more readily applicable to PM Peak Hour, Peak
Direction capacity analysis.
TIS- General comments:
1. General formatting note: Traffic study requires adherence to the TIS Guidelines and
Procedures Ihtto://www.collieraov.net/lndex.asox?oaae=566)
2. Page 1- Tables- Please calculate trip generation by units, square footage, etc. as
recommended by ITE Standards and agreed methodology with Staff.
3. The "Boosted" 2030 scenario methodology has not been approved by staff yet.
4. The method use to determine the trip generation rates is not approved methodology at
this time, and will require additional backup data to demonstrate that the multiple-Iinear-
regression method is comparable to the ITE Trip generation rates.
5. Model adjustments- All adjustments require Staff methodology approval.
6. Network capacity is not evaluated by vmt and vmc; please convert these figures to the
appropriate trips distributed and trip capacity that is used by the County in typical trip
generation analyses, and apply to the network consistent with the concurrency segments
used in the current AUlA.
7. Page 11- The methodology for calculating cost analysis is not approved or endorsed.
Currently, costs are estimated to be approximately $6.26 Million per lane mile.
8. Page 12- Use of collected ADT's is not recommended. Please use the seasonally
adjusted background volumes listed in the AUIR to determine a growth rate for each
concurrency segment; holding to a minimum 2.0% linear rate as required by the TIS
guidelines.
9. Further analysis is required upon submittal of a TIS that is consistent with approved
methodology.
Recommendation for Denial:
This GMPA application is considered insufficient, and is therefore recommended for denial by
the CCPC and BCC. The 3rd revision of this Master Plan addresses many of the finer points of
9J-5 and Ch 163. However, many of the response comments have not entirely addressed, or
appropriately addressed, the intent of the staff review comments. The methodology that is used
to develop the Traffic Study is not approved by staff; and the changes in network demand are
not yet consistent with the County's Long Range Transportation Plan [LRTP]* or Maps TR-1 and
TR-2 shown in the Transportation Element.
Also, Transportation is unable to find this plan consistent with the existing Transportation
Element of Growth Management Plan, as well as the rules stated in 9J-5.055 (1)(b). The
reason for this is that the currently identified needs are established to provide a minimum level
of service to the existing Future Land Use Map. The changes that are proposed to the lAMP
will require an update of the FLUM, and will trigger changes to other Goals, Objectives, and
Policies of the Transportation Element of the GMP. To bring the proposed changes into
consistency with the current plan (to comply with 9J-5.005(5) and (6)) lacks BeC direction and
funding. Even if the Board were to adopt the amended lAMP; the current budget would not
allow for resultant changes to be made to the Transportation Element. Further impacts could be
felt in terms of a revised priority list for capital projects throughout the County; for the two-year
window stated on many of the proposed policies would essentially bring the proposed policies to
the top of the priority list.
28
-,...._..._,-_.__._,--_.~~.~....~~_._-,."- ,.', --'--'''-~''''''--'~-''''''"------'''--';''''~''''''-'''-- ."-
CP-2008-S Immokalee Area Master Plan GMP Amendment
Agenda Item 4
In brief, although staff might be agreeable to accomplishment of the general goals that are
sought, the proposal to support them (either financially or by using County personnel) cannot be
supported because the funding and personnel are not available to accommodate the immediate,
or unforeseen, changes.
"-Staff is currently directed to use the 2030 LRTP, although the maps shown in the
Transportation Element of the GMP only reflect the 2025 "needs" (Map TR-2) and "financially
feasible" (Map TR-1) plans. Staff contends that the roadway network that will be necessary to
accommodate the proposed Immokalee Area Master Plan is not consistent with what is shown
in the 2030 Financially Feasible plan (and that 2025 has not been used to develop final
comments for the review).
Environmental Services Section Comments:
The following are Environmental Services staff comments generated after the January 6, 2010
Environmental Advisory Meeting (EAC) hearing on this petition, These comments relate to the
staff recommendations outlined in pages 9 and 10 of the EAC Staff Report, and the January 4,
2010 response letter to staff recommendation contained in the EAC Staff Report:
1. Staff Report comment No.1:
That the petitioner provides more information in regard to the deviation contained in the
proposed Policy 6.1.7, in order to assess the need for this policy. If the deviations differ from
current standards in the CCME, then data and analysis will be needed to support the
deviations proposed.
Revised comment:
The current Land Development Code (LDC) cycle Is set to be heard by the Planning
Commission (CCPC) later this month. Since it has already been reviewed and
recommendations given by both the Environmental Advisory Council (EAC) and the
Development Services Advisory Council (DSAC), it is unlikely an addition could be
made at this time to support additional off-site retention measures. Staff does not
object to the retention of proposed Policy 6.1.7 in the plan.
2, Staff Report comment No.3:
Regarding Policy 4.1.1, staff requests the petitioner to please explain what is meant to be
accomplished, It seems this Policy could be more restrictive than the CCME preservation
policies. Staff disagrees that greenfield is a readily defined term as stated in the response
letter alUt requests a definition of it in the lAMP. Also in the petitioner's response "vacant
agricultural" is described as a type of greenfield. What is the definition of vacant
agricultural? Does the applicant really intend ro direct development away from any
wetlands? A 4,000 square foot area of dense melaleuca could be considered wetlands. Also,
wlU1t is the definition of "high habitat value'" The intent of this policy needs to be explained
for clarity. Is the petitioner's desire to mandate development being as dense and high as
possible to save these lands? Will the same provisions apply to this retained vegetation as
apply in the CCME (e,g. preserve management plan, conservation easement, etc)? It may be
beneficial to map these areas,
Revised comment: Staff needs clarification on if the EAC agrees to the proposed
language in Policy 4,1.1 given in the response letter and if the petitioner intends to
29
CP-200B.51mmokalee Area Master Plan GMP Amendment
Agenda Item 4
replace "already impacted" with '1argeted" as discussed at the meeting. Staff
supports this change and suggests these targeted lands be mapped at a later stage
such as the LDC Amendment cycle.
3. Staff Report comment No.5:
Staff suggests a new Policy 4.].4 to reference the Lake Trafford/ Camp Keais Strarui System
Overlay (LT/CKSSO) - page 49 Larui Use Designation Descriptions, C. Overlays - since the
Overlay section describes how these wetlaruis will be protected.
Revised comment: Staff recommends the following language be utilized rather than
the language proposed by RWA in the response letter:
Policv 4.1.4
Natural resource orotection for the Lake Trafford/Camo Keais Strand Svstem is
orovided for in the Land Use Desionation Descriotion Section of this olan in
subsection C. Overlavs and Features. 1. Lake Trafford/Camo Keais Strand
Svstem Overlav
4. Staff Report comment No.7:
Data arui Analysis should be provided to exhibit the change in preservation of native
vegetation which will occur due to changes proposed to land use. Commercial use acreage is
proposed to increase and residential acreage is proposed to decrease. therefore there will be
a decrease in the amount of vegetation preservation required since residential requires 10
percent more than commercial (reference CCME Policy 6.].1).
Revised comment:
Staff accepts the assessment provided and acknowledges this amount is difficult to
quantify due to the inability to predict whether projects will consist of a single small
parcel or a conglomerate of parcels and the acreage of existing native vegetation.
5. Staff Report comment No.8:
Regarding the addition of lands for the Airport (xlOO acres presently in the RLSA), staff
requests a statement be added to the data and analysis on how the impacts to the
envirorunental attributes of the land (wetlands, native vegetation, panther habitat) will be
compensated and how it would compare if it were developed as part of an Stewardship
Receiving Area (what is the Natural Resource ]ruiex score)'
Revised comment:
Staff had requested the Natural Resource Index (NRI) score of these lands and it
was not provided. However, since the Planned Unit Development has already been
heard and approved by the CCPC, it is likely no change would occur even if the NRI
score was above 1.2,
6. Regarding the mitigation bank Policy 1.1.3, staff recommends the following change
(in double underline):
30
._h.~"_'___',..<_,_"_~_,_,~-=---~__._~~_____,_~_"
CP-2008-5 Immokalee Area Masler Plan GMP Amendment
Agenda Item 4
Policv 1.1.3: Mitiaation Bank
Within two (2) vears of adootion of this oolicv. Collier County (Communitv
Develooment and Environmental Services Division and Conservation Collier staff) in
coordination with the Immokalee Community Redevelooment Aoencv will exolore the
feasibility of utilizino Peooer Ranch. or other undevelooed oarcels with sianificant
wetland. uoland. or listed soecies habitat value. as a listed soecies habitat
conservation bank or wetland mitioation bank to comoensate for imoacts associated
with develooment within the Immokalee Urban Area for mitination reauired bv state
and federal aaencies. Additionallv. durina this oeriod. the County shall develoo a
maD deoictina oreferred lands to be taroeted for mitioation for imoacts in or adiacent
to the Immokalee Urban Area and incentives to be included in the LDC to direct
mitioation to these taraeted mitiaation lands. Further. the County shall consider the
feasibility of a oublic-orivate oartnershio for the ourooses of mitiaation bankina or
ourchase or these tameted mitiaation lands.
7. Additional comments to Staff Report comment No.8:
The term "developed" still needs more definition, As proposed in the applicant's
response letter to staff recommendation on the EAC staff report, the Property
Appraiser's information can not accurately be used to define this since many land
use categories besides vacant could still be undeveloped, and vacant land could be
cleared. Aerials are not an accurate depiction either since new uses can be
introduced between the time of this hearing and the adoption of the Plan and Land
Development Regulations. The term "developmenf is defined in the LDC and could
be construed to mean impacts of any size.
Staff recommends the following change in double underline/strikethrough to the
L T/CKSS section in the Land Use Designation Description Section. It utilizes
language already found in the Growth Management Plan (Conservation and Coastal
Management Element Policy 6,1.1 (8)) and addresses EAC's suggested changes
regarding re-development and new development:
C. OVERLAYS AND FEATURES
1. Wetlands Connected To Lake Trafford/Came Keaie Strand Svstem Overlav
The Conservation and Coastal Manaaement Element of the GMP. Policv 6.2.4(41.
identifies oossible hiah ouality wetland svstems connected to the Lake
Trafford/Camo Keais Strand system within the Immokalee Urban Area. These
wetlands require areater orotection measures than wetlands located in other oortions
of the Urban Desionated Area. and therefore the wetland orotection standards set
forth in Policv 6.2.5 of the CCME aoolv to this area. These wetlands are identified on
the Immokalee Future Land Use MaD as Wetlands Connected To Lake
Trafford/Camo Keais Strand Svstem. The Density and Intensitv Blendino orovisions
of this Master Plan mav be utilized within the Overlav.
31
CP-2lJ08...5 Immokatee Area Master Plan GMP Amendment
Agenda Item 4
The additional wetland orotection measures do not aoolv to orooerties within the
Overlav that have been leaallv cleared of native veaetation ^rs g9"gI998~ as of the
adootion of this master olan.
If develooment on the Seminole Reservation severs the connectivitv of the wetland
svstem for orooerties within the Overlav. east of the Reservation. the additional
wetland orotection measures will ~8 FBViat&J8B 18 888 if *e" fire still '!JBJF8:Rleel, aRB
tlicle QuerlQt.' R9wRila~& Qr;R8ASilS Be l!l91H99Fiate ~i.' ttcle ~8ks1RW not be aDDUed to those
severed eastem wetlands The standard measures for wetland!=; in Urban desianated
lands shall be aoolied as described in the CCME to those severed eastern wetlands
COLLIER COUNTY ENVIRONMENTAL ADVISORY COUNCIL IEAC) RECOMENDATION:
The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended
(3-0) to forward the subject amendment, CP-2008-5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs subject to
the following*:
1. Standardize the Lake Trafford Camp Keais Strand System (L TCKSS) Overlay
terminology throughout the document.
2. Allow any lands within the L TCKSS to qualify for densify intensify blending.
3. Prohibit density increases within the L TCKSS Overlay.
4. Allow wetlands within the LTCKSS that are restored to high quality wetlands to qualify for
density intensify blending,
5. Prohibit retroactive L TCKSS development applications.
6. Remove the Greenfield Designation.
7. Policv 4.1.1 - Postpone the TDR adoption process for a period of 2 years to determine its
feaSibility and if a Growth Management Plan amendment is required.
8. Clarify Policies on how lands will be designated for *Conservation."
9. Separate the Mitigation Bank Policy into Public and Private designations,
1 O. Policv 6.1.7 to read - "Within two (2) years of adoption of the Policy, Collier County shall
amend the Land Development Code to provide for a deviation process from the current
native vegetation retention standards set forth in the CCME Policy 6.1.1 for
developments within the Immokalee Urban Area. This deviation process shall be
consistent with provisions set forth in CCME Policy 6.1.1(10),"
11. Goal #4 - expand language to include listed species for upland and scrub jay habitat
within the Immokalee Urban Area.
12. Provide a data analysis on how the Immokalee Sewer and Water District intends to meet
the demands of future development.
32
CP-2008.5 lmmokalee Area Master Plan GMP Amendment
Agenda Item 4
13. Policv 4.1.2 line 1 - from "Recognizing the importance of Lake Trafford to potential
ecotourism..." To "Recognizing the importance of Lake Trafford and the surrounding
wetlands and natural habitat to the ecosystem, economy and ecotourism..."
Policv 4.1.2 - line 4-5 from - "Within 2 years of the adoption of the Policy, the County in
conjunction with the Immokalee Community Redevelopment Agency will amend the ..."
to "Within 2 years of the adoption of this Policy, the County in conjunction with the
Immokalee Community Redevelopment Agency and any applicable State or Federal
Agencies will amend the... "
14. Policv 4.1.3 line 1 - from "Collier County will continue to cooperate with agencies on
remediation efforts at Lake Trafford..." to "Collier County will continue to cooperate with
agencies on remediation, restoration and continuing long term management efforts at
Lake Trafford,.. "
. The above recommendations are a draft version of the motion. The EAC is to finalize
and formalize these recommendations at their February 3, 2010 meeting. Staff will
provide in writing the final version at the February 16, 2010 CCPC meeting.
FINDINGS AND CONCLUSIONS:
1. The proposed amendments to the lAMP are justified by data and analysis intended to
support current population projections of the adopted lAMP and other elements of the
GMP, but do not assess potential impacts of proposed changes in density and intensity
associated with the proposed amendment.
2. Impacts to the demand on public facilities due to proposed changes in density and
intensity cannot be assessed with the provided data and analysis, for example,
availability of central water and sewer service (or alternative) to support proposed
changes in density and intensity has not been provided.
3. The commllments included in the Plan, as well as the tlmeframe to fulfill such
programmatic and fiscal commitments will require funding and allocation of staff that
may not be readily available.
4. Unintended and intended shifting of prioritization of commitments to the Immokalee area
over present and future projected County-wide efforts could occur because of the
proposed changes.
5, Assessment of need for the changes in density and intensity in the proposed lAMP are
not justified by policy factors or by a numerical needs assessment, as required by
Florida Statues,
6, Staff has generated an evaluation of the needs analysis for the proposed increase in the
base residential dwelling units, comparing the existing Plan against the proposed Plan.
There is little to support the proposed additional dwelling units strictly on a numeric
needs analysis. As noted above, other factors to support the proposed increase in base
dwelling units have not been clearly established.
7, Existing policies in the CCME remain in effect. The applicant has demonstrated thai
allhough the land use designations are proposed to be changed, that essentially the
same amount of native vegetation will be preserved. In addition, at their January 6,2010
33
CP.2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
hearing on this petition, the EAC recommended that no increase of density within the
LTlCKSSO be allowed.
8. The Plan would likely reduce vehicle trips traveled by providing for efficient land use
patterns and transportation strategies geared to address greenhouse gas reductions,
energy conservation, and energy efficient housing.
9. Programmatic and fiscal commitments in regard to Transportation are not supported by
Transportation staff because funding has not been identified.
10. The data and analysis provided with the plan do not support nor justify the revised
regUlatory framework or the location and size of the proposed Immokalee FLUM.
11. The proposed increase in density and intensity of the proposed Plan will likely alter the
existing character of Immokalee.
12. The applicant has not demonstrated how the complete re-write of the lAMP is necessary
in order to achieve its vision of promoting economic development.
13. Based upon a numerical analysis of need, Ihe existing allocation of dwelling units,
commercial square footage and industrial square footage provided for the existing lAMP,
is sufficient to meet projected population demand in 2030 and beyond and believes that
this overall Goal of promoting economic development can be achieved within the current
density and intensity allowances of the existing lAMP.
Conclusion:
Staff acknowledges the various designations on and within the Immokalee community (Rural
Area of Critical Economic Concern, Empowerment Zone, Enterprise Zone, etc.) that are
indicative of the conditions therein, and supports the CRA's desire, need and vision to promote
economic development in Immokalee. For some of the proposed amendments, the correlation
between the amendments and the promotion of economic development is clear and obvious,
such as Goal 6, Objective 6.1 and Policy 6.1.1 - less stringent design and development
standards translates into lower development costs. However, for many of the proposed
amendments, that correlation is not self-evident. One example is the proposal to increase
residential densities beyond those already provided for in the existing lAMP, especially given
the tremendous residential supply allowed by the existing lAMP.
Based upon the issues and concerns raised within this Report, staff cannot recommend
approval to Transmit. However, should the CCPC choose to recommend Transmittal, and the
BCC vote to Transmit, staff believes a joint effort with the petitioner between Transmittal and
Adoption may result in achieving the CRA's desire to promote economic development but
without a complete overhaul of the lAMP,
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) forward Petition CP-
2008-5 to the Board of Collier County Commissioners with a recommendation not to transmit
this petition to the Florida Department of Community Affairs.
34
r:::P.2008-5 Immokalee Area Master Plan GMP Amendmen\
Agenda Item 4
PREPARED BY:
~ _ t:",(C
C OLIN VALERA, PRINCIPAL PLANNER
E GINEERING, ENVIRONMENTAL,
COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT
DATE:
~. i. pOID
REVIEWED BY:-.
~ ,/) (' ) -
", ~&' /\1 ~.A______
DAVID WEEKS, AICP, GMP MANAGER
ENGINEERING, ENVIRONMENTAL,
COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT
DATE:
2- / / io
REVIEWED BY:
~y~-
MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
ENGINEERING, ENVIRONMENTAL,
COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT
DATE:
I.
J.
~JI ,)
'L
ILLlAM LORE Z, PE, IRECTOR
ENGINEERING, ENVIRONMENTAL,
COMPREHENSIVE PLANNING AND ZONING SERVICES DEPARTMENT
DATE: '" 2. 'OJ-2.c.tO
APPROVE~:
DATE: '2. - 0 {- I ~
NICK CASALANGUIDA, I R M ADMINISTRATOR
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
PETITION NO,: CP.200B.5
Staff Report lor the February 16. 2010 CCPC Meeting.
NOTE: This petition has been scheduled lor the May 4,2010 BCC Meeting.
COLLIER COUNTY PLANNING COMMISSION:
DATE:
MARK STRAIN, CHAIRMAN
CP-2008.5 cepe Slafl Report TH
G'f,omprenensiveICOMP, PLANNING GMP OnA"Comp, Pla~ Ame~dments\2Qor200B Combined Cycle Petrtions\ 2Ct08Cycie Pe\rtions\CP.2008.5Immoka~e Area Master P!a~
35
CP-200B-5 Immokalee Area Master Plan GMP Amendment
c::::.o~T c::::.oUM.~Y
.. -
STAFF REPORT
ENVIRONMENTAL ADVISORY COUNCIL
TO:
ENVIRONMENTAL ADVISORY COUNCIL
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION,
COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: January 6,2010
FROM:
RE:
PETITION CP-2008-5, IMMOKALEE AREA MASTER PLAN GROWTH
MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING)
Coordinator: Carolina Valera, Principal Planner
AGENT/APPLICANT:
Agent:
Robert Mulhere
RWA,lnc,
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Applicant/Owner:
Immokalee Community Redevelopment Agency (CRA)
Collier County Governmenl
310 Alachua Street
Immokalee, FL 34142
GEOGRAPHIC LOCATION:
The Immokalee urban area is a region of about 30 square miles containing or 17,116 acres of
land, and is located in northeast Collier County, approximately 27 miles from the intersection of
Immokalee Road (C,R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of
South First Streel and Main Street in Immokalee. The Immokalee urban area comprises the
Immokalee planning community,
REQUESTED ACTION:
The subject area of this amendment request is designated Urban on the Future Land Use Map
(FLUM) of the Immokalee Area Master Plan (lAMP) element of the Growth Management Plan
(GMP). This petition seeks to revise and replace in its entirety the existing adopled Immokalee
Area Master Plan Element of the GMP, including the existing Implementation Strategy, which
encompass the Goals. Objectives, and Policies; the Land Use Designation Descriplion Section,
which generally indicate the types of land uses for which zoning may be requesled; and the
Fulure Land Use Map (FLUM). Note: Though the proposed FLUM is located within the Data and
Analysis portion of the petition (apart from the proposed text), the petitioner clearly intends to
amend the FLUM to correlate with proposed text changes.
SURROUNDING LAND USE. ZONING AND FUTURE LAND USE DESIGNATION:
Subiect Area:
More than half of the land use type within the Immokalee Urban area is presently agricultural.
The remainder is a mixture of residential, commercial and industrial uses. Immokalee is
_ .__, _M'~_"' ..~__._.._~,_ ~"_"'__"'~.~'___' _"'~.~.".,-.,..,,,,,",,_"........___ ,,,,,"~,-_.._....,..,_",..,.
CP.2008-5 lmmokalee Area Master Plan GMP Amendment
Agenda Item 4
accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road
29 provides access into the Community from the northern counties of Lee and Hendry and to
the southeast areas of Collier County,
=.:"...~=-I
IMMOKALEE FUTURE LA~~~S;~~P -------,
r ~ I
.., i
I
,
i
~
PROPOSED FLU". MAP
r-~./,
v
~
0..---'.-'
-.--' ""'......".....,...-.
C'lI ~---
~
"-""""'-
.. ------L----- J-
, I
.",
..~--
-
i ei"":""~~-:::..~.
o -"-~~-
a--.---~
r:::J +.~--,--
CJ - -.....~
67-:'::-_",_
o ....-
fi:iI _ O___"H_V_.
o
,.." "',l"
Draft Future Land Use Map (FLUM)
Surroundina Lands:
North: Lands designated Agricultural/Rural Mixed Use District, Rural Lands Stewardship Area
Overlay (RLSA) on the countywide Future Land Use Map (FLUM), The vast majority of
these lands are zoned Rural Agricultural District (A),
South: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM. Most of these lands are undeveloped and are zoned Rural Agricullural District
(A),
East: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM. Lands to the east are within the Area of Critical State Concern on the
countywide FLUM and which are within the Okaloacoochee HabiJat Stewardship Area
(HSA) and the Okaloacoochee Slough Flowway Stewardship Area (FSA). These lands
are undeveloped and most are zoned Rural Agricullural District (A),
West: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM; as well as Lake Trafford and lands within the Camp Keais Strand FSA. Most of
these lands are undeveloped and are zoned Rural Agricultural District (A).
2
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item 4
... I
" .. .
" .a _
IMMOICALl!l! PUTURl! LAND U5l! MAP
.( .
"'
.
~~\~':"-r:>
~./
,
\,
,
. -----
~
.
~
-
-
--
c__
0-__
0___
0--
8---
1--
-----
;;;;;;....-...-
o=..-=-
2..-::=';"--
--
o
.--
0.......-
ir.I_--
a---
CIIllIIDL
. ..on
~:::--:,";..::=--:;-- .._~
Existing Immokalee Area Master Plan (lAMP) Future Land Use Map (FLUM)
BACKGROUND:
The Board of County Commissioners (BCC) established an Immokalee Area Planning
Commission (IAPC) in October of 1965. The Community had its own Zoning and Subdivision
Regulations separate from the coastal area of Collier County. The Immokalee Area Planning
Commission governed under its own Zoning Ordinance until January 1982 when a unified
Zoning Ordinance was adopted for the enlire unincorporated Collier County, The duties of the
IAPC continued until September 1985 when the nine member Collier County Planning
Commission (CCPC) was established with representatives from all areas within Collier County.
Today, one member serving on the CCPC is from Immokalee, and one of the Board of County
Commissioners (BCC) represents District 5, which includes the Immokalee urban area,
In addition to all other applicable elements of the Collier County GMP, the Immokalee
Community is governed by the Immokalee Area Master Plan, an element of the GMP adopted in
1991 and revised in 1997 based on the 1996 Evaluation and Appraisal Report (EAR) and
revised in 2007 based on the 2004 EAR, The Master Plan contains land use designations and
policies applicable only to the Immokalee area,
Community Redevelopment Area:
The Collier County Community Redevelopment Agency (CRA) was established by the BCC by
Resolutions 2000-82 and 2000-83 on March 14, 2000, and declared the Board of County
Commissioners to be the CRA Board in accordance with Section 163,357 of the Florida
Statutes. That Section states that members of the governing body may be members of the
Agency, but such members constitule the head of a legal entity, separate, distinct, and
3
CP-2008-5 Immokalee Area Master Plan GMP Amendment
independent from the Board of County Commissioners. Section 163.370, Florida Statutes
outlines the powers of Community Redevelopment Agencies, These powers include:
1. Executing contracts;
2. Hiring staff;
3. Disseminating community redevelopment information; and
4, Undertaking and implementing community redevelopment and related activities within
the community redevelopment area (property acquisition, demolition and removal of
buildings; inslallation, construction, or reconstruction of streets, utilities, parks,
playgrounds, and other improvements necessary to carry out the plan; and disposition of
any property acquired).
Ordinance 2000-83 also provided for the creation of advisory boards for each component area
of the community redevelopment area in the unincorporated area of Collier County, which is
composed of citizens, residents, property owners and business owners or persons engaged in
business in the area. The responsibilities of the advisory boards were determined by a separate
resolution of the CRA.
As required by State Statute, a redevelopment plan that provides the framework for effective
redevelopment of the Community Redevelopment Area was adopted by the BCC on June 13,
2000 by Resolution 2000-181, In addition to providing flexibility for implementation of the goals
outlined for each community redevelopment area, the Plan also recognizes several funding
sources for implementation including the use of Tax Increment Financing (TIF). There are two
CRAs in Collier Counly The Bayshore Gateway Triangle CRA and the Immokalee CRA,
The Immokalee Area Master Plan and Visioninq Committee (IMPVC):
The Collier County Board of County Commissioners (BCG) adopted the Immokalee Area Master
Plan (lAMP) in 1991. The Master Plan, with the accompanying Immokalee Area Fulure Land
Use Map, provides a framework for development of the Immokalee Community. The Board of
County Commissioners adopted a revised lAMP in 1997 based upon the 1996 EAR. The BCC
adopled the Second EAR for the GMP on July 27, 2004, The EAR calls for revisions to the
Immokalee Area Master Plan, to be prepared as part of the subsequent County's EAR-based
amendments. During 2003, as part of the preparation of the EAR, the BCC aulhorized
Comprehensive Planning staff to prepare recommendations for revising the 1997 lAMP.
Subsequently, the Board authorized creation of an advisory committee, the Immokalee Area
Master Plan Restudy Committee (Restudy Committee), to work with staff in making proposed
revisions to the lAMP,
The Restudy Committee, assisted by Comprehensive Planning staff, submitted
recommendations to the EAR (for recommended amendments to the lAMP), in November 2003.
However, during the performance of its tasks, the Committee determined that a longer, more
intense restudy of the lAMP was necessary, Therefore, the lAMP Restudy Committee
expressed a desire to extend Ihe life of the Committee so that it could continue to assist the
Board with the implementation the lAMP. The re-established Committee was renamed as the
Immokalee Area Master Plan and Visioning Committee (IMPVC), The BCC adopted Ordinance
2004-62, sunsetting the Immokalee Area Master Plan Restudy Committee and creating the
IMPVC, on September 28, 2004,
4
v__.....,___..~__.~__.____
CP-2008-5 Immokalee Area Master rlan GMP Amendment
One of the Committee's first official acts was to direct staff to prepare Request For Proposals
and Scope of Services to hire a consulting firm that would assist the IMPVC in revising the
lAMP, The CRA hired lhe consulting firm RMPK Group and worked for over a four year period
conducting public meetings, collecling and analyzing data, and drafting revisions to the lAMP.
This firm prepared a sludy entitled "Immokalee Inventory and Analysis Reporf' in May of 2006,
but relinquished their services in 2008. RW A, Inc, was lhen hired and is presently Ihe agent in
charge of the proposed amendments to lAMP and subsequent Land Development Code (LDC)
regulations.
Synopsis of Petition:
This petition request seeks to replace each existing Goal, Objective and Policy of the lAMP as
well as revise all future land use designalions on the lAMP
Maior ChanQes:
In general, Ihe amendments to the lAMP propose seven new goals, each with respective
objectives and policies; followed by the revised Land Use Designation Description Section. The
first goal prioritizes economic development in regard to opportunities for business, tourism,
education, and redevelopment initiatives. The second goal deais with housing, as it relates to
farm worker and migrant housing needs. Provisions for public infrastructure and facilities are
dealt with in goal three, The fourth goal outlines standards and policies related to natural
resources. Goal five describes the revised land use designations in Immokalee. Goal six relates
to the development standards that are specific to the Immokalee Urban area. The seventh goal
provides for coordination with certain agencies, The last portion of the revised lAMP specifies
the changes among each new land use designation and the density rating system, including
density bonuses and the density and intensity blending provision, and the applicable correlating
revisions to the FLUM,
The following are some of the major changes proposed in this petition:
. Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay (see attached Map 1), This change was requested by staff.
. The re-designation of the lands within the boundary of the Immokalee Regional Airport
from Industrial (ID) 10 Immokalee Regional Airport Subdistrict (APO)
. The addition of ",100 acres of land that are proposed to be removed from the RLSA to be
included within the boundary of the Immokalee Regional Airport Subdistrict (APO),
(Correlating changes to the countywide Future Land Use Map Series are not proposed
at this time, but will be considered during adoption hearings.)
. The addition of the SR 29/1-75 Bypass Route which is proposed to allow access to SR82
and SR29 from the Immokalee Regional Airport and Florida Tradeport areas,
. Revisions to the land use designations in the lAMP FLUM (see Table 1 and attached
Map 2):
o An increase in the base density (DU/A - dwelling units per acre) allowed within
the residential and mixed use designated areas (see Table 2):
. Low ReSidential: no change (4 DU/A)
. Medium Residential: from 6 DU/A to 8 DU/A
. High Residential: from 8 DU/A to 10 DU/A
5
CP-2008-S Immokalee Area Master Plan GMP Amendment
. Mixed use: from 12 DU/A allowed within the Commerce Center Mixed
Use (CC-MU) and Neighborhood Center (NC) to 16 DU/A allowed in the
proposed Commercial Mixed Use (CMU) designated areas.
. Recreational Tourist (RT): no change (4 DU/A).
o An increase in the maximum number of polential dwelling units (see Table 3):
. An increase in the maximum number of potential dwelling units within the
Low, Medium and High Residential designated areas from 57,230
dwelling units to 62,322 dwelling units. This change would allow 5,092
additional dwelling units,
. An increase in the total maximum number of potential dwelling units in the
lAMP FLUM from 68,576 dwelling units to 83,528 dwelling units. This
change would allow 14,952 additional dwelling units
o An increase in the maximum number of dwelling units that could be developed
within the revised wetlands connected to the Lake Trafford/Camp Keais Strand
System boundary from 15,417 to 15,683 dwelling unils. This change would allow
266 additional dwelling units.
o A 20 percent decrease of residential designated lands. This re-designation of
over 700 acres of residential lands are proposed to allow commercial or industrial
development:
. ",188 acres to allow commercial development. Intensity of development is
proposed to remain as allowed in the existing lAMP: C-l through C-4
uses,
. ",356 acres to allow industrial development.
. i200 acres to be re-designated to Recrealional Tourist sub-district.
o An increase of 22 percent of potential residential units due to higher density
allowed within residential designations, and within the proposed Commercial
Mixed Use Subdistrict (see Table 3),
o An increase on the cap of aliowed density that can be requested, via density
bonus, from a maximum of 16 unils/acre to a cap of 20 units/acre,
o An increase in Ihe amount of commercial designated lands: from ",1024.4 acres
to ",1212.6 acres, an increase of ",188.2 acres of commercial designaled land
(see Table 4),
o A decrease in the amount of industrial designated lands: from 2,643.5 acres to
1615.1 acres, This decrease includes the re-designation from Industrial (10) to
Immokalee Regional Airport Subdistrict (APO) of 1384,3 acres of land that are
part of the Immokalee Regional Airport (see Table 4).
o An increase in the amount of Recreational Tourist (RT) designated lands: from
i251.28 acres to ",451.2 acres, an increase of ",200 acres. This change would
allow an increase in the potential maximum number of dwelling units from 1,005
dwelling unils to 1,805 dwelling units (see Table 3),
6
CP-2008.5 ImmoKalee Area Master Plan GMP Amendment
Regarding proposed changes to the FLUM, Maps 1 and 2 that are attached 10 this Staff Report
do not identify the Urban Infill area other than in the legend. Staff did not place the pattern for
Urban Infill on the rnap face due to clutter and confusion it might cause, The existing lAMP
FLUM depicts the Urban Infill area (see page 3); the petitioner Is not proposing changes to this
feature, Also, attached Maps 1 and 2 do not depict on the map face the two environmentally
sensitive areas features, both of which are proposed for deletion, for the same reason (map
clutter), Staff has no objection to their deletion as both are informational only (have no
regulatory effect), may be out of date, and similar features on the countywide FLUM were
previously removed.
Table 1: FLUM designation chanoes.
Existina FLUM Desianations Proposed FLUM Desianations
URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT
LR Low Residential LR Low Residential
MR Mixed Residential MR Medium Residential
HR Hinh Residential HR Hiqh Residential
NC Neiohborhood Center Eliminated
-
CC-MU Commerce Center-Mixed-Use Eliminated
Planned Unit Develooment Commercial _.----~------~.
PUD Elimmated
FiT Recreational Tourist RT RecreatlonalfTourist
CMU Commercial-Mixed Use
URBAN-COMMERCIAL DISTRICT Eliminated
C Commercial- SR 29 and Jefferson Ave. Eliminated
URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT
ID Industrial IN Industrial
-
CC-I Commerce Center - Industrial IMU Industrial Mixed Use
BP Business Park Etiminated
APO Immokalee Reoional Airport
Table 2: Base densitv changes.
Existing Base Density (DU/A) Proposed Base Density (DU/A)
SUBDISTRICT SUBDISTRICT
Low Residential (LR) -~-- -- __ 4 DU/A\ Low Residential (LR\ 4 mUlA
Mixed Residential (MR) 6 DU/A\ Medium Residential (MR\ 8 (DU/A
_High Residential (HRJ - DU/A\ Hiqh Residential IHR\ 10 (DU/A
8
Mixed Use rCC-MU, NC)- 12-IDU/A) Commercial-Mixed Use ICMU\ 16 (DU/A
Recreational Tourist (RT) 4IDU/A) RecreationalfTourist IRT\ 4 (DU/A
Table 3: Maximum number of dwellino units,
Existinq Maximum Dwellina Units Proposed Maximum Dwellina Units
SUBOISTRICT ACRES MAX' UNITS SUBDISTRICT ACRES MAX . UNITS CHANGE I
Low Residential/LR 10,405.6 41,622.3 Low Residential LR) 8,321.5 33,286.0
Mixed Residential MR 463.9 2,783.2 Medium Residential (Mm 2,550.2 20.401.6
Hinh Residential HR 1,603.1 12,824.4 Hi h Residential IHR) 863,4 8,6340
SUB-TOTAL 12,472.6 57,229.9 SUB-TOTAL 11,735.1 62,321.6 + 5,091.7
JloR-,,:MR+HFll ----- ._-~--_.- (LR+MR+HR\
~~ixed Use (CC-MU + NC) _86.1J3. --- _1.9-,-~_~:.1_ ~~~~r~!~~.!~~.1_~,~ti9~ _ 1,2t2.6_. 19,401.6 +9.060.5
Recreational Tourist (RT) 251.2 1,004.8 RecreationaLfTourisl (RT) 451.2 1,804,8 +800.0
TOTAL 13,585.6 68,575.8 TOTAL 13,398.9 83,528.0 +14,952.2
7
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Table 4: Intensity chanaes.
Existing Commercial Acrea!le/Uses Proposed Commercial AcreaaelUses
SUBDISTRICT USES ACRES SUBDISTRICT USES ACRES CHANGE I
Commercial IC) Cl throu h C4 162,6 Commercial~ Cl through C4 1,212.6
Co~;;,erce Center-Mixed Cl through C4 395,0 Mixed Use
Use CC-MUl (CMU)
Neighborhood Center (NC) limited uses (Cl -C3) 466,8
TOTAL 1024.4 TOTAL 1,212.6 +188.2 I
Existin!l Industrial Acrea!lelUses Proposed Industrial Acrea!lelUses
SUBDISTRICT USES ACRES SUBDISTRICT USES ACRES
Industrial (10) I, Nmited commercial 2053,8 Industrial (IN) I, limiled 754,0 -1,299,8
uses, related uses to commercial uses
lmmokalee Regional
Aimort
Commerce Center (CC~I) I, Cl through C5 589,7 Industrial Mixed- I, Cl through C5 861.1
Use IIMUI
Business Park (BPV I, limited commercial 0 N/A NJA 0
uses
Immokalee I, uses 1,384.3 +1,484.3
Regional Airport compatible to + 100.0
(APO) Immokalee (RLSA
ReoionaJ Airoort lends)
TOTAL 2643.5 TOTAL 3,099.4 +455,9
GRAND TOTAL 3,667.9 GRAND TOTAL 4,312.0 +644.1
'Text-based Subdlstnct (not a FlUM designation)
ANALYSIS:
As note in the Environmental Staff review, this petition is not yet sufficient for substantive review
(the petitioner may disagree)_ However, the hearing schedule has been set by the BCC, so this
petition must move forward to hearings.
The weiland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay
(LT/CKSSO) was adapted as part of the 2007 GMP amendments based on the 2004 EAR. As
part of this change, policies were added to the CCME to increase the native vegetation retention
requirements. Subsequent analysis by staff yields a different, more accurate boundary of this
wetland, At slaff request, the petitioner agreed to include the revised boundary as part of Ihis
amendment petition,
Within Ihe L T/CKSSO, some underlying FLUM designations are proposed to change to increase
density or intensity. However, changes to CCME policies in regard to native vegetation retention
are not being proposed as part of this amendment. Therefore, the existing vegetation retention
policies In Ihe CCME remain in effect and consequently the same amount of native vegetation
must be retained,
The proposed "Wetland Connected To Lake Trafford/Camp Keais Strand System Overlay" on
page 49 of the Master Plan includes exemption language for developed properties (see second
paragraph of that Overlay text). The petitioner needs to provide data to identify these developed
properties so the magnitude of the "exempt" language can be readily seen and understood_
Perhaps few properties in the Overlay are presently developed, but there is no data provided for
the reviewer to determine this,
Proposed changes to FLUM designations will increase density or intensity. The petitioner needs
to provide data and analysis to determine availability of central water and sewer service (or
alternative) to support these changes,
8
CP"2008-S Immokalee Area Master Plan GMP Amendment
Environmental Services Section Comments:
The Master Plan Amendment, as submitted, is insufficient for substantive review at this time,
Although no change to Conservation and Coastal Management (CCME) Goals, Objectives or
Policies is requested, most of the issues remaining have to do with clarity of the Master Plan
language proposed. Staff also suggests adding more to the data and analysis section to
support changes to certain sections,
The wetlands east of Lake Trafford on the south end of the Immokalee Urban Area are part of a
large system connected to Camp Keais Strand and are shown on the Master Plan FLU Map as
Lake Trafford/ Camp Keais Strand System Overlay. The boundary has been updated by staff as
explained in the Data and Analysis section of the Amendment packet beginning on page 50,
This section also explains the greater degree of protection already provided to these wetlands
as a result of changes to the Comprehensive Plan in 2007, based on the 2004 EAR,
The following are Environmental Services staff comments from the last review of the Master
Plan, completed December 7th,
1. New policy 6.1,7 (page 39 of lAMP proposed text). Staff requests more information on
what deviation is desired to make sure this request and policy is needed. The existing
policy referenced (Policy 6,1,1 in the CCME) already allows for Immokalee to participate
in the off-site mitigation program, Data and Analysis will be needed if the deviations will
differ from the current standard (e,g" what additional criteria for the off-site mitigation is
being suggested).
2, For the petitioners' information, Ihe following are comments from Conservation Collier
regarding the new change to Policy 1.1,3 Mitigation Bank:
"We will be explOling the feasibility of utilizing Pepper Ranch for mitigation for both listed
species habitat and wetlands. but only to compensate for "County" impacts associated with
"County" development [government projects].. and not necessarily just for [County]
development within the Immokalee Urban Area."
3, Regarding Policy 4,1,1. staff requests the petitioner to please explain what is meant to
be accomplished, It seems this Policy could be more restrictive than the CCME
preservation policies, Staff disagrees that greenfield is a readily defined term as stated in
the response letter and requests a definition of it in the lAMP, Also in the petitioner's
response "vacant agricultural" is described as a type of greenfield, What is the definition
of vacant agricultural? Does the applicant really intend to direct development away from
any wetlands? A 4,000 square foot area of dense melaleuca could be considered
wellands. Also, what is the definition of "high habitat value"? The intent of this policy
needs to be explained for clarity, Is the petitioner's desire to mandate development
being as dense and high as possible to save these lands? Will the same provisions
apply to this relained vegetation as apply in the CCME (e,g, preserve management plan,
conservation easement, etc)? It may be beneficial 10 map these areas,
4, Regarding Policy 4,1,2, staff suggests eliminating the last part of the first sentence since
it is not well defined and not easily measurable, The portion to be eliminated reads "...in
order to avoid or minimi<:e adverse impacts to the lake and Its surrounding wetlands or
natural habitat," The sentence would end after "water quality",
5, Staff suggests a new Policy 4,1.4 to reference the Lake Trafford/ Camp Keais Strand
System Overlay (L T/CKSSO) - page 49 Land Use Designation Descriptions. C, Overlays
_ since the Overlay section describes how these wetlands will be protecled,
9
CP-2008-5 lmmokalae Area Master Plan GMP Amendment
6. Regarding the LT/CKSSO language in the C. Overlays section, staff requests the
language be changed as follows 10 the last paragraph to avoid a future needed change
to the Growth Management Plan:
If development on the Seminole Reservation severs the connectivity of the wetland system for
properties within the Overlay, east of the Reservation, the additional wetland protection measures
will be feviewecl Is SBe if the)' are ,till ....._""Iea, aRa the 0\ erlay BOHRa...-)' ameRaea a5
apprapriate b)' the COlHlty 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.
7. Data and Analysis should be provided to exhibit the change in preservation of native
vegetation which will occur due to changes proposed to land use, Commercial use
acreage is proposed to increase and residential acreage is proposed to decrease,
therefore there will be a decrease In the amount of vegetation preservation required
since residential requires 10 percent more than commercial (reference CCME Policy
6,1.1),
8. Regarding the addition of lands for the Airport (",100 acres presently in the RLSA), staff
requests a statement be added to the data and analysis on how the impacts to the
environmental attributes of the land (wetlands, native vegetation, panther habitat) will be
compensated and how it would compare if it were developed as part of an Stewardship
Receiving Area (what is the Natural Resource Index score)?
STAFF RECOMMENDATION:
Staff recommends that the Environmental Advisory Council forward Petition CP-2008-5 to the
Board of Collier County Commissioners with a recommendation to transmit this petition to the
Florida Department of Community Affairs, subject to the following:
1. That the petitioner provide more information in regard to the deviation contained in the
proposed Policy 6.1,7, in order to assess the need for this policy. If the deviations differ
from current standards in the CCME, then data and analysis will be needed to support
the deviations proposed.
2 In regard to proposed Policy 4,1,1 - Wetlands Connected To Lake Trafford/Camp Keais
Strand System Overlay (L T/CKSSO):
a, That a clarification be provided in regard to if this Policy is meant to be more
restrictive than the CCME preservation policies.
b. Definitions for "greenfield", "vacant agricultural" as a type of greenfield, and "high
habitat value" be included in the Master Plan.
c. That a clarification be provided in regard to the intent of this Policy to direct
development away from the Overlay,
d, Thai a clarification be provided in regard to the provisions of vegetation retention
that apply to the L T/CKSSO,
3. That Policy 4.1,2, be modified as follows:
Recoqnizinq the importance of Lake Trafford to potential ecotourism activities in
Immokalee. proposed development adiacent to Lake Trafford will conform to best
manaaement Dractices reaardina water Quality if.<! 8rQSr t8 Q"sis €lr FRiRimiae iis':eF&8
iFRBagt~ t8 tRe lahe &lRg its ewrrekJF<l~iRa wetlaR8~ sr Ratwr;~.1 Riii8itet. Within two (2) years
10
CP-2008-S Immokalee Area Master Plan GMP Amendment
of the adoption of this Policv. the County. in coniunction with the Immokalee
Redevelopment Aqencv will amend the Land Development Code to establish specific
best manaqement practices.
4, That a new Policy (Policy 4,1.4) be included to reference the L T/CKSSO.
5. That the L T/CKSSO language in the C. Overlays section. be modified as follows:
If development on the Seminole Reservation severs the connectivity of the wetland
svstem for properties within the Overlav. east of the Reservation. the additional wetland
orotection measures will 88 rtf:i8"'S8 t9 888 if iRe" ar8 still wan>8.Rt89. aRe iR8 g"erlav
881!llRSaPJ EiR"l8f.u5leet as 8.8Sr8sriate 8'/ tRe ~8l:l1Rt': not be aoolied to those severed
eastern wetlands The standard measures for wetlands in Urban desianated lands shall
be annlied as described In the CCME to those severed eastern wetlands,
6. That Data and Analysis be provided to assess impact in preservation of native
vegetation due to the proposed changes in land use (oulside of the L T/CKSSO),
7, That Data and Analysis be provided to assess impacts in regard to the exclusion of
lands from the RLSA to be added to the proposed APO Subdistrict.
8. That the petitioner provide data to identifying developed properties within the L T ICKSSO
so the magnitude of the "exempt" language can be readily assessed.
9, That the petitioner provide data and analysis to determine availability of central water
and sewer service (or alternative) to support changes in density and intensity,
10, For all the above requests for clarification, new or additional data. ele., staff requests it
be provided by January 15. 2010. (Hopefully. this will allow staff time to review the
submittal prior to the CCPC hearing on February 16, 2010,)
Words underlined are added - as proposed by petitioner.
Words double underlined are added - as proposed by staff,
Words double strlOsl\ tl<r\llOllR are deleted - as proposed by staff,
11
CP-2008-5 Immokalee Area Master Plan GMP Amendment
PREPARED BY:
DATE: /2. 18. 0'1
CA OLIN ALERA, PRINCIPAL PLANNER
C MPREHENSIVE PLANNING DEPARTMENT
PREPARED BY:
? ,.,\ "
_ (;<yX{{.tC ,/,~ DATE:
LAURA GIBSON, SENIOR ENVIRONMENTAL SPECIALIST
ENGINEERING AND ENVIRONMENTAL SERVICES DEPARTMENT
lain/a 1
f (
REVIEWED BY:. / ) J
---r:::::: ~ W-vll----
DAVID WEEKS, AICP, PLANNING MANAGER
COMPREHENSIVE PLANNING DEPARTMENT
DATE: /2. -/3 - ()?
LLlAM LORE Z, P ,DIRECTOR
GINEERING AND ENVIRONMENTAL SERVICES DEPARTMENT
DATE: i L -I g'''3
APPROVED BY:
~
DATE:.L7ff)9
PETITION NO.: CP-2008-5
Staff Report for the January 6, 2010 EAC Meeting.
NOTE: This petition has been scheduled for the February 16, 2010 CCPC Meeting.
CP.2008-5 EAC TH
G:lCdmprehensiveICOMP. PLANNING GMP DA ~ AIComp Plan Amendmanls\2007-2008 Combined Cycle Petniorls\ 2008 Cycle Petffions\CP-2008-5Immoilalee Area Mast&! Plan
12