Agenda 06/26/2018 Item #11E06/26/2018
EXECUTIVE SUMMARY
Recommendation to direct staff to initiate the Growth Management Plan (GMP) amendment
process for the proposed changes to the Immokalee Area Master Plan (IAMP) and to present the
status of four eastern area restudies.
OBJECTIVE: To provide an update on all area restudies directed by the Board of County
Commissioners (Board), and to draft and bring forward for Transmittal the GMP amendments related to
the IAMP.
CONSIDERATIONS: On February 10, 2015, the Board directed staff to initiate GMP restudies in four
areas of eastern Collier County, focusing on complementary land uses, economic vitality, mobility and
environmental sustainability through a public outreach effort. The Board appointed the Growth
Management Oversight Committee (GMOC), which first convened in December 2015. The GMOC has
directed public outreach efforts and ultimately assures economic vitality, environmental sustainability and
consistency among the four eastern area Plans.
Public outreach for the Rural Fringe Mixed Use District (RFMUD) began in January 2016. Since that
time, public outreach began for the Golden Gate Area Master Plan (GGAMP), the Immokalee Area
Master Plan (IAMP) and the Rural Lands Stewardship Area (RLSA). Public outreach has concluded in all
but the RLSA, which will continue to early 2019.
RFMUD: Staff continues to refine its recommendations based on input from the Board during and
after three Board workshops in 2017. Updated recommendations will be provided to the Board at
its regular meeting on September 25, 2018, with a request for direction to draft amendments for
Transmittal Hearings.
GGAMP: On January 23, 2018, the Board directed staff to draft and bring forward amendments,
consistent with its White Paper, for transmittal hearings. The first such hearing is scheduled for
the Planning Commission on July 5, 2018; Board consideration will be scheduled for September
2018.
IAMP: Exhibit A to this Executive Summary contains a summary of IAMP activity, public
process and Plan highlights. Staff requests direction to move forward to final drafting of
Transmittal documents to begin the Public Hearing process. Both the Immokalee Community
Redevelopment Agency Advisory Board (CRAAB) and the GMOC have endorsed the initiation
of the GMP amendment Transmittal phase for IAMP proposed changes.
RLSA: Public Workshops commenced in January 2018. Workshops are scheduled through the
end of 2018 and will continue in 2019, in a manner directed by the GMOC and Board.
The following are the major concepts advocated by the Immokalee Restudy:
Land Use Policies Recommendations
• Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Revisions to the land use designations in the IAMP FLUM include:
1. An increase of +200 acres of Recreational Tourist (RT) designated lands.
2. A five percent reduction of residential designated lands. This change of over +636 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.
3. An increase of +462 acres of industrial designated lands. This increase includes the re-
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06/26/2018
designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381
acres of land that is part of the Immokalee Regional Airport within the Immokalee urban
boundary.
Transportation Policies Recommendations
• Support all transportation needs within Immokalee with an emphasis on freight movement and
walkability. Walkability will be improved through the ongoing implementation of the
recommendations of the MPO’s Walkability Study.
• Plan for new collector roads and interconnecting local streets to enhance transit, walking and
cycling.
• Coordinate with FDOT on state roadway projects.
Environmental Policies Recommendations
• Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais Strand
System Overlay.
• Incentivize the movement of development rights from the wetland system.
• Amend the Land Development Code to establish best management practices to minimize adverse
impacts to Lake Trafford.
FISCAL IMPACT: The fiscal impact of the proposed GMPA process has been accounted for within the
Board approved budget for the Zoning Division.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: The various Plan recommendations are
expected to result in amendments to the respective elements of the GMP, to be considered in a public
hearing context at Transmittal before the Collier County Planning Commission (CCPC) and the Board, by
the state Department of Economic Opportunity, and again at Adoption by the CCPC and the Board.
LEGAL CONSIDERATIONS: This item is approved as to form and legality, and requires a majority
vote for approval -- HFAC
RECOMMENDATION: To direct staff to initiate the Growth Management Plan (GMP) amendment
process for the proposed changes to the Immokalee Area Master Plan (IAMP).
Prepared by: Kris Van Lengen, JD, AICP, Community Planning Manager, GMD
ATTACHMENT(S)
1. IAMP White Paper3 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 11.E
Doc ID: 5752
Item Summary: Recommendation to direct staff to initiate the Growth Management Plan (GMP)
amendment process for the proposed changes to the Immokalee Area Master Plan (IAMP) and to present
the status of four eastern area restudies. (Kris Van Lengen, Community Planning Manager, Zoning
Division)
Meeting Date: 06/26/2018
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
05/22/2018 3:22 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
05/22/2018 3:22 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 05/22/2018 4:32 PM
Zoning Michael Bosi Additional Reviewer Completed 05/24/2018 8:46 AM
Growth Management Department James French Deputy Department Head Review Completed 05/24/2018 3:27 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 06/04/2018 11:00 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 06/04/2018 11:05 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/04/2018 1:38 PM
Office of Management and Budget Allison Kearns Additional Reviewer Completed 06/14/2018 11:28 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 06/15/2018 3:22 PM
Board of County Commissioners MaryJo Brock Meeting Pending 06/26/2018 9:00 AM
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Immokalee Area Master Plan Restudy
White Paper
Prepared by the Growth Management Department,
Community Planning Section Staff
May 2018
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Immokalee Area Master Plan Restudy
Table of Contents
Page
Section 1: Introduction…………………………………………………………………………………………2
Section 2: Background…………………………………………………………..……………………………..3
Section 3: Public Outreach, Data and Analysis……………………………………..……………….7
Section 4: List of Initial Recommendations……………………………………………….…………16
Appendix A: Public Outreach………………………………………………………………………..…….17
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Section 1: Introduction
This White Paper provides a conceptual framework to address elements of the Immokalee Area
Master Plan (IAMP) restudy. The IAMP is a separate element within the County’s Comprehensive
Plan. This framework serves as a vehicle to further vet and inform staff , community leaders and the
public in advance of the specific language that will be incorporated into the transmittal documents
for Growth Management Plan amendment, and the public hearing process.
The IAMP is the third of four restudies focused on eastern Collier County, as directed by the Board
of County Commissioners (Board) on February 10, 2015. Focus areas of all four restudies include
complementary land uses and economic vitality, including housing affordability, transportation and
mobility, and environmental stewardship.
The Community Planning staff in the Zoning Division of the Growth Management Department
provide this document to describe the history and status the IAMP (Section 2), the planning process,
outreach, data and analysis (Section 3) and the list of Initial recommendations (Section 4). Appendix
A includes the full documentation of the public outreach process and results.
The basic structure of the current IAMP is divided into two main parts: The Goals, Objectives and
Policies (GOPs) section and the Land Use Designation Description section. The former section sets
forth vision, values, requirements and aspirations; the latter describes specific subdistricts and their
land uses within the IAMP. Both sections guide the Code of Ordinances and Land Development Code
in enactment and updated amendments.
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Section 2: Background
History of the Immokalee Area Master Plan
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 India n traders were the
next inhabitants of Immokalee. They found their way to Immokalee around the middle of the 19 th
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 Allen,
one of the first settlers. The Community received its current name, Immokalee, meaning my home, in
October 1897 with the naming of the first post office. The name was suggested by Bishop William
Crane Gray, who argued that the name should be a Seminole word with pleasant associations. The
population in Immokalee continued to grow, and the first school and church opened not long after
the establishment of the post office.
Immokalee possessed all the elements of a flourishing community, but was relatively isolated until
1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from LaBelle
and broke the isolation. Before the railroad was extended to Immokalee, trips were made by
waterway or by sand trails, which were terrible for traveling during the wet season.
When Collier County was created in 1923, the transportation situation for the 74 citizens of
Immokalee did not immediately improve. In fact, in order to reach the County seat at Everglades
(now known as Everglades City), the residents of Immokalee had to first g o to the County seat of
Lee County, Fort Myers, and then by boat to Everglades City, or they could drive south along poor
road conditions to Marco Island and continue from Caxambas by boat.
Barron Collier and his associates were aware of the importance of opening a direct route from
Immokalee to Everglades City. They made a strenuous effort to open a North -South road and to
induce the ACL to extend its lines to Everglades City. Efforts continued for the building of a roadway
into Immokalee, but the transportation problem was not resolved until Immokalee Road (CR -846)
was rebuilt and resurfaced a second time in 1955-56. With such a major improvement in the
transportation system, Immokalee became a thriving center for ranching, farming, and lumbering.
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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 occurr ing 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 1985 when the Collier Planning Commission was
established with representatives from all areas within Collier County. Today, there is one
representatives from County Commission District 5, which includes Immokalee, however the District
5 representative is from Golden Gate Estates, so there is not a representative from Immokalee
serving on the Collier County Planning Commission.
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, 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 (IAMP) as a separate element of the GMP. The IAMP supplements the county-wide
goals, objectives, and policies of the Collier County GMP by providing Immokalee-specific provisions.
On March 14, 2000, the Collier County Commission made a finding of conditions of blight for
Immokalee through Resolution 2000-82, allowing for the establishment of the Immokalee
Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as found
within the GMP and IAMP, but rather to encourage economic and social improvement in the urban
areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee Community
Redevelopment Plan, which addresses the unique needs and overall goals for redevelopment of
Immokalee, and identifies the types of projects planned for the area. By statute, the Redevelopment
Plan is required to conform to the GMP.
The Board of County Commissioners found it necessary to restudy the Immokalee Urban Designated
Area after designating the CRA. On May 27, 2003, the Board of County Commissioners adopted
Resolution 2003-192, thereby establishing the Immokalee Area Master Plan Restudy Committee as
an ad hoc advisory committee to the Board. On September 28, 2004, the Board adopted Ordinance
2004-62, extending the timeframe for the advisory committee and renaming it the Immokalee
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Master Plan and Visioning Committee (IMPVC). Over a six-year period, the IMPVC and consultant
conducted extensive public outreach, collected and analyzed data, drafted recommended
amendments to the IAMP, and proceeded through the Growth Management Plan amendment
hearing process, with an additional step of a community referendum to measu re support. Despite
this extensive effort, and a favorable referendum result, the proposed amendments did not achieve
the necessary super majority vote by the Board of County Commissioners for adoption.
The current IAMP restudy has refocused the Immokalee community on the extensive time and effort
spent on the previous IMPVC work. Staff has engaged the Immokalee CRA advisory board, the MSTU
advisory board, the Immokalee Chamber of Commerce, all Collier County Departments, and
Immokalee residents and business owners, to review and update the proposed IAMP.
Current Conditions
The Immokalee urban boundary encompasses approximately 17,092 acres. As of 2017, most of this
acreage, approximately 10,000 acres, remains vacant or in agriculture production , as shown on
Figure 1.
Figure 1. Immokalee Vacant and Developed Properties
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The population projection for 2017 was approximately 25,000 persons and through 2030 the
permanent population estimate is expected to grow to just over 26,000 persons. Immokalee has a
unique demographic; different than what is typically found in Collier County. According to census
data, the median age of its residents is 28, compared to 47 county-wide. The majority (75.6%) of the
Immokalee population is Hispanic. In Immokalee, the median worker income is approximately
$16,000, well below the County median of $66,000. Typical work commute times differ, 51% of work
commutes are under 25 minutes, 18.2% commute 25 -45 minutes, and 30.8% have a commute
greater than 45 minutes.
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Section 3: Public Outreach, Data and Analysis
The Immokalee restudy public participation process included extensive engagement through
meetings at the Immokalee Community Redevelopment Agency Advisory Board, Immokalee MSTU
Advisory Board, Immokalee Chamber of Commerce and six advertised public workshops. Public
workshops were announced and advertised in English, Creole and Spanish. Appendix A includes the
public workshop summaries.
The public workshops
kicked-off with a visioning
process. The intent was to
clarify the community values
and to ensure the IAMP
reflects and addresses these
values. The community-
defined vision statement
should provide guidance for
implementing planning
goals, objectives and
policies.
The vision statement
established by Immokalee
residents and business
owners is:
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive,
environmentally sustainable and offers a full range of housing, recreation and education
opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk
and bicycle about town, as well as a roadway network needed to support the transport of goods and
services. Business and job opportunities flourish in trade and distribution, agri -business, and
ecotourism.”
This vision statement reflects the need for the County to adopt land use and transportation policies
that supports a healthy, family environment, a multi-modal transportation network, and economic
development and redevelopment.
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Land Use and Economic Vitality
Within currently adopted Immokalee Area Master Plan there are numerous future land use
designations ranging from low density residential use to industrial use. The previous restudy effort
simplified land use designations with focus on combining multiple commercial designations into one
Commercial-Mixed Use designation. In addition, the Industrial land use designations were modified
to more accurately delineate the locations of the airport, i ndustrial, and industrial mixed-use
designation. The majority of the residential designations remain the same with the exception of the
“mixed residential” changing to “medium residential.” Some boundaries of these designation were
modified to better address compatibility between residential densities and abutting commercial
designations. In support of the community’s desire to promote eco-tourism, the Recreational Tourist
land use designation at the north end of Lake Trafford was expanded farther south, abutting the
lake. The densities associated with each residential land use are adequate and no further changes
to density are proposed.
A comparison of the land use designation changes is found in Table 1. These changes are visually
represented on the Immokalee Future Land Use Map (Figure 2) and the Proposed Immokalee Future
Land Use Map (Figure 3).
Table 1 – Immokalee Land Use Designation Comparison
Existing FLUM Designations Proposed FLUM 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 Eliminated
CC-MU Commerce Center-Mixed-Use Eliminated
PUD Planned Unit Development Commercial Eliminated
RT Recreational Tourist RT Recreational/Tourist
CMU Commercial-Mixed Use
URBAN-COMMERCIAL DISTRICT Eliminated
C Commercial – SR 29 and Jefferson Ave. Eliminated
URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT
ID Industrial IN Industrial
CC-I Commerce Center - Industrial IMU Industrial Mixed Use
BP Business Park Eliminated
APO Immokalee Regional Airport
The proposed changes supporting commercial, industrial and tourism land uses, are consistent with
the community’s vision to support economic growth.
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Figure 2. Current Adopted Immokalee FLUM
Figure 3. Proposed Immokalee FLUM
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In further review of the previous restudy language it was found that many of the GOPs focus solely
on housing. While housing is an important factor in any Master Plan, housing can be viewed as one
component of the broader view of the neighborhood. During the beginning of the public outreach
for this restudy, it became clear the Immokalee community has a desire to think beyond the
conditions of Immokalee housing and to begin by identifying neighborhoods, and work towards
planning for complete neighborhoods. To this end, the Immokalee community has drafted Figure 4
the Immokalee Neighborhood Map.
Figure 4. Draft Immokalee Neighborhoods Map
The intent of identifying neighborhoods and preparing p olicies for neighborhoods is in part to
implement a portion of the Immokalee vision statement that focuses on Immokalee as “a healthy,
family-oriented community.” With policies focusing on the neighborhood, an evaluation of each
neighborhood can determine needs, such as places for families to play within their neighborhood,
sidewalks, lighting, stormwater management and waste management. Once needs are
determined, projects can be evaluated to determine if multiple neighborhood objectives, such as
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co-locating a sidewalk with a stormwater management project, can be efficiently and effectively
achieved.
Land Use Policies Recommendations
The land use goals, objectives and policies (GOPs) derived during the previous restudy were
reviewed and compared to the currently adopted policies. Staff and the Immokalee community
found the intent of the GOPs were very similar, but the previous restudy effort simplified and
made the language more concise. This more concise language is preferred.
• Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Revisions to the land use designations in the IAMP FLUM include:
o An increase of +200 acres of Recreational Tourist (RT) designated lands.
o A five percent reduction of residential designated lands. This change of over +636 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 +462 acres of industrial designated lands. This increase includes the re-
designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381
acres of land that is part of the Immokalee Regional Airport within the Immokalee urban
boundary.
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Transportation and Mobility
Immokalee is historically an agriculutre town with need to support freight traffic. Challenges have occurred
where large trucks and pedestrian traffic is heavy, and using the same corridors, particularly along Main
Street. Immokalee has a fairly, well-connected roadway network as can be seen on the Figure 5
aerial view. However, there are some local street interconnections needed to better enhance transit
service and pedestrian and bicycle access.
Figure 5. Immokalee’s Roadway Network Aerial View
Figure 6, the 2040 Long Range Transportation Plan Needs Assessment identifies several needed
roadway improvements along major corridors such as SR 29, SR 82 and the planned “by -pass
corridor” which is intended to provide freight traffic an alternate route off Main Street.
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Figure 6. 2040 Long Range Transportation Plan Needs Assessment
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Figure 7. TIGER Grant Project Area Map
Additionally,
recognizing the
transportation
needs of
pedestrians, the
Collier MPO
Walkable
Community Study
to assess and
prioritize
pedestrian facility
needs This study
helped to provide
support for a TIGER
grant application
for infrastructure
improvement
around New Market
Road. Collier County
was successful in
the grant
application as was
awarded $17
million for the
improvements
shown in Figure 7.
Transportation
Policies Recommendations
• Support all transportation needs within Immokalee with an emphasis on freight movement
and walkability. Walkability will be improved through the ongoing implementation of the
recommendations of the MPO’s Walkability Study.
• Plan for new collector roads and interconnecting local streets to enhance transit, walking and
cycling.
• Coordinate with FDOT on state roadway projects.
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Environmental Stewardship
Within the Immokalee there is a significant wetland system connected to Lake Trafford and Camp
Keais Strand system. The primary concern for potential environmental degradation in Immokalee is
associated with the water quality as discharged into this wetland system and ultimately Lake
Trafford. The proposed Future Land Use Map updates the wetland delineation, referred to Lake
Trafford/Camp Keais Strand System Overly (LT/CKSSO). The revised area encompasses
approximately 1,492 acres. This wetland system can easily be identified running east of Lake
Trafford, and south of the developed urban as shown in Figure 8. The proposed IAMP address the
protection of natural resources through specific development standards and incentives.
Figure 8. Immokalee Wetland System
Environmental Policies Recommendations
Recommended Policy
• Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay.
• Incentivize the movement of development rights from the wetland system.
• Amend the Land Development Code to establish best management practices to minimize
adverse impacts to Lake Trafford.
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Section 4: List of Initial Recommendations
Land Use Policies Recommendations
• Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Revisions to the land use designations in the IAMP FLUM include:
o An increase of +200 acres of Recreational Tourist (RT) designated lands.
o A five percent reduction of residential designated lands. This change of over +636 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 +462 acres of industrial designated lands. This increase includes the re-
designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381
acres of land that is part of the Immokalee Regional Airport within the Immokalee urban
boundary.
Transportation Policies Recommendations
• Support all transportation needs within Immokalee with an emphasis on freight movement
and walkability. Walkability will be improved through the ongoing implementation of the
recommendations of the MPO’s Walkability Study.
• Plan for new collector roads and interconnecting local streets to enhance transit, walking
and cycling.
• Coordinate with FDOT on state roadway projects.
Environmental Policies Recommendations
• Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay.
• Incentivize the movement of development rights from the wetland system.
• Amend the Land Development Code to establish best management practices to minimize
adverse impacts to Lake Trafford.
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Appendix A
Immokalee Area Master Plan Restudy
Public Outreach
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Introduction
The Immokalee Area Master Plan (GGAMP) public outreach process included extensive public
engagement. Residents and stakeholders were encouraged to provide input through multiple
platforms including meetings with the Community Redevelopment Agency Advisory Board, MSTU
advisory board, Chamber of Commerce and six public workshops.
The public workshops began with the establishment of the community’s vision statement. Staff
obtained an outdate draft vision statement and presented it to the community for their evaluation
and suggested edits. Following several iterations, the community embraced the following vision.
Immokalee Vision Statement
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive,
environmentally sustainable and offers a full range of housing, recreation and education
opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk
and bicycle about town, as well as a roadway network needed to support the transport of goods and
services. Business and job opportunities flourish in trade and distribution, agri -business, and
ecotourism.”
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Immokalee Area Master Plan Restudy
Public Workshop #1
Summary
February 15th, 2018 – CareerSource 750 South 5th St. (8:30 a.m. –10:30 a.m.)
The first public workshop for the Immokalee Area Master Plan Restudy was held on February 15th,
2018 at CareerSource. The meeting began approximately 8:45 a.m. The majority of the attendees
were Collier County and Immokalee CRA officials and staff. Three members of the public attended.
Anita Jenkins, Collier County Principal Planner gave a brief history of the development of Immokalee
and described the previous attempts of collecting data and applying master plan changes from 2003
to 2012. She asked audience members about the previous planning process, and one audience
member noted that the previous members of the County Commission were not on the same page
as the residents. She discussed the existing and proposed master plan goals that will be the subject
of a roundtable discussion. She then described the next steps of the Restudy process. Lastly, she
explained the Rural Land Stewardship Area (RLSA) Restudy and Kris Van Lengen, Community
Planning Manager at Collier County, invited anyone interested to be involved.
An Immokalee resident raised a concern about this master plan process working simultaneously with
ongoing transportation planning, airport master planning, and parks and recreation master plans.
Another resident reiterated that there is a concern over a lack of coordination and communication
between these different master plans. This concern led to a discussion of the new “loop road” which
is outside of the scope of the future land use map beyond ensuring that the policies written do not
forbid its creation, such as restricting four lane roads.
Anita then focused on the vision statement, master plan goals, and various maps to discuss future
land use and neighborhoods for roundtable discussion. The vision statement was derived from a
previous CRA vision, and the audience agreed to include the term “family-oriented.” Residents also
discussed the priority of making the community more walkable because it’s a necessity. This lead
to a conversation of the general consensus on a need for a civic center or some type of public use
facility.
Anita then discussed proposed goals, referring to handouts. Residents commented on affordable
housing. They said Habitat for Humanity homes are not options for workforce or moderate income
level housing, therefore there needs to be more workforce housing and a variety of housing stock.
There was discussion about the limited amount of land in Immokalee for development of housing,
other than that land which is owned by a few large companies. Residents emphasized the need to
have coordination with these companies, urging their presence at these workshops. Anita provided
guidance about potential incentive-driven policies. Anita also asked that if anyone would require
additional data and analysis for pursuing grants to please provide this feedback along with policy
suggestions.
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Despite sitting in a small group, subgroups broke out to discuss the maps depicting Future Land Use,
aerial views and sidewalks. There was agreement to create a sidewalk master plan that includes
sidewalks on all roads in Immokalee and a priority list for implementation.
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Immokalee Area Master Plan Restudy
Public Workshop #2
Summary
February 15, 2018 – Revelation Church (5:30 p.m. - 7:30 p.m.)
The second public input meeting for the Immokalee Area Master Plan Restudy was held on
February 15, 2018 at Revelation Church. The meeting began at approximately 5:30 p.m. Ten people
attended the meeting, four were County officials and staff and six were members of the public. See
attached for sign in sheet.
Anita Jenkins, Principal Planner with Collier County Growth Management Department, began the
evening with a presentation summarizing the Immokalee Master Plan background and purpose.
Anita summarized portions of existing uses and future land use and zoning. Anita emphasized the
intent of the Master Plan is a top-level view of land use designations that directs goals and visions.
Additionally, she emphasized that zoning controls development standards, setbacks, etc. She
highlighted the meeting schedule for the next public meetings and outlined the next steps for having
the Master Plan transmitted and adopted.
Anita started discussion by asking the audience “What happened in the 2008-2012 Master Plan
Update study that you wanted, but didn’t happen?” Feedback and several concerns were provided
regarding infrastructure, housing, funding and natural resource protection as summarized below.
Infrastructure
• Need for improved roadways
• Immokalee needs a hospital and/or urgent
care
Housing
• Inability to easily move, upgrade or replace
mobile homes due to current development
standards in the Land Development Code
(LDC)
• Ability to support density blending
Funding
• Concern for losing funding in the future
• Desire to capture funding for Immokalee specifically versus the majority of funding directed
towards Ave Maria
Natural Resources
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• Allow density blending to encourage protection of natural resources, specifically the slough
and other wetlands
• TDR programs are too expensive to buy/manage credits
Other Comments
• Show surrounding land uses on the Master Plan Map, including RSLA lands
• Restrictive and overly detailed language in the Growth Management Plan is more
appropriate for the LDC
The next portion of the meeting was focused on revising the Immokalee Draft Vision Statement. An
audience member asked, “What does Immokalee stand for?” and the audience responded, “My
Home.” It was suggested to somehow include “My Home” in the vision statement. Other comments
related to vision statement revisions included shortening the vision statement, replacing agri-
tourisim and ecotourism with just tourism, and a preference to keep ecotourism separate to reflect
the amount of farms and ranches in Immokalee. The terms affordable and workforce housing project
a negative connotation. The audience did acknowledge the need and current land use for affordable
and workforce housing, but also desire moderate and luxury housing. The audience proposed
several solutions including attention to affordable housing, diversified housing, or housing accessible
to all.
While discussing housing visions, it was mentioned that Hendry County has no impact fees. It was
suggested to create policy and incentives for developers to bring specific (higher end) housing and
businesses to Immokalee. Several audience members commented throughout the workshop about
expanding the airport area to bring more business and inquired on how to collect funding
opportunities from potential airport growth or expansion.
The audience expressed concern that Immokalee wants to be a part of the County, but they are
different. The difficulties stem from wanting a fair share of funding, being subject to County policies
and standards, and wanting to maintain the current commu nity culture. The conversation then
shifted to the community strengths which includes a vibrant main street with appealing restaurants.
However, it was acknowledged owners of older properties are resistant to change, improvement or
demolition of their structures. The conversation shifted towards the less favorable conditions of
many homes and abandoned businesses. Community education to encourage home improvement
was suggested.
Anita refocused the group to discuss the currently adopted and proposed goals. The group agreed
that the proposed goals were preferred to the adopted goals and chose to discuss only the proposed
goals going forward.
Adopted GOAL 1 (proposed GOAL 6) was moved to be and objective so was not discussed.
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Adopted GOAL 2 (proposed GOAL 3) was discussed first. It was suggested that the term sanitary be
removed. Everyone wants sanitary housing and using the term in a goal suggests that current
standards are not sanitary which subsequently discourages businesses to locate to Immokalee.
The Slough, Lake Trafford and other named natural resources should be specifically identified in
proposed GOAL 5 (adopted GOAL 3) or in the associated policies. A heavy emphasis was then placed
on the need for parks and public facilities. Some of the audience felt strongly about Immokalee’s
park deficiency and lack of sidewalks, bike paths, wide roads, or transit for kids to access the limited
park locations. Other audience members disagreed with the lack of public parks. Discussion
continued on the parks topic including Immokalee’s award-winning soccer team, lack of public
facilities at soccer fields, kids playing half field due to lack of parks, and the inability to host
tournaments due to lack of public restrooms at the fields.
Adopted GOAL 6 (proposed GOAL 2) focused on the economy. The group again expressed desire to
improve the airport and collect funding from the airport.
Proposed GOAL 1, GOAL 7 and GOAL 8 were widely accepted among the group. The group was in
favor of continuing to implement the Immokalee Community Plan. One audience member
suggested a policy for safer routes in and out of Immokalee. Another audience member suggested
proposed GOAL 1 to “Annually Identify the priorities of the Immokalee Community and the
Immokalee portion of the Collier County Community Redevelopment Agency.”
The group revisited the Vision Statement. It was suggested and agreed to revise the “outstanding
schools” portion. The group said this was not a realistic goal and suggested to revise to “promote
outstanding education” which would broaden the goal to include information technology and other
workforce training institutions.
One final comment suggested addressing agri-research as a policy under the appropriate goal.
Anita then directed the group to identify existing known neighborhoods on the aerial maps provided.
Circles were provided as a quarter-mile reference. The team wanted to know why identifying
neighborhoods was important. Anita and the group collectively answered this question by saying it
was important to determine which areas needed parks and/or infrastructure and to spread the
wealth when new projects or budgets arise. The team did not identify any new neighborhoods, but
Anita did point out neighborhoods identified in the morning workshop an d the group did recognize
those neighborhoods as distinct areas.
The Sidewalks Map was then reviewed. The group unanimously agreed that Immokalee needs more
sidewalks, specifically on paths near and to schools, generally everywhere for bicycles, and
requested a sidewalk/bike connection to Ave Maria. The audience expressed concerns including
narrow roads, poor or no lighting, and beaten dirt paths that indicate a need for sidewalks.
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The audience suggested to include reference to State Road 29 enhancements for transporting
people and goods in and out of town into the GMP, as well as referencing improvements to County
Road 846 connecting to Naples. Final comments from the audience focused on enhancing airport
improvements and focusing on manufacturing goods and shipping them out via truck or air.
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Immokalee Area Master Plan Restudy
Public Workshop #3
Summary
February 20, 2018 – RCMA Rollason Office Classroom (9:00 a.m. – 11:00 a.m.)
The third public input meeting for the Immokalee Area Master Plan Restudy was held on
February 20th, 2018 at Revelation Church. The meeting began at approximately 9:15 a.m. and ended
at approximately 11:20 a.m. Sixteen people attended the event, see attached for sign in sheet.
Anita Jenkins, Principal Planner with Collier County Growth Management, began the session with a
short introduction and participants introduced themselves as well. Anita summarized the future
land use map, and she mentioned the other master plans that are underway, including the Parks
Master Plan. She summarized the Immokalee Master Plan background and purpose, explaining the
difference between goals and policies, and outlined the next steps for having the Master Plan
transmitted and adopted before the end of the year.
Anita identified the handouts on the table explaining the agenda for the meeting. Anita noted the
sidewalks map will be updated. There were three tables, each including one facilitator. The following
was discussed at the three tables:
Vision
• Agree with previous meetings on adding the
term “family-oriented”
• The vision statement seems out of reach and
not the current state of things; once the idea of
a vision statement was explained, it was agreed
that this is a good direction to take
• Highlight on the cultural strengths that exist in
Immokalee
Infrastructure
• Need for improved roadways (a lot of unpaved roads)
• Immokalee needs a hospital and/or urgent care
o A lot of residents drive over an hour to go to their doctor; a health facility that
accommodates the population is needed
• Prioritize “attractive” appeal (as mentioned in the vision statement). Main roads that people
use when coming in from Naples or from the north on State Road 29 should be more inviting.
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o Landscaping along roads important for unity throughout Immokalee; focus on
maintenance of this landscaping
• Street lighting is a priority
• Sidewalks on all streets, especially on main spine roads (Immokalee Road, State Road 29,
Lake Trafford Road, New Market Road)
• Traffic light needed at State Road 29 and Westclox Street; unsafe intersection
• Greater traffic calming and re-evaluation of speed limits through residential communities
and improved road connectivity
• Prioritize safety for both vehicular and pedestrian movement
• Language in infrastructure goal should include ‘safe’ and focus on pedestrian and public
transit infrastructure: shelters, sidewalks, lighting
• Crash data may reflect need for sidewalks instead of paved shoulders
• Evacuation route needed west of State Road 29
• Storm water management improvements (specifically along New Market)
• Emphasize need for an additional corridor (Loop road)
Housing
• The term “sanitary housing” is supported. Participants feel this is important for landlords to
follow.
• Workforce and/or affordable housing is necessary to support the existing community.
• Do not want higher-end housing so land value does not increase; if land value increases this
is problematic for residents
• Do not want the negative impression of poverty in Immokalee; does not want to be only
viewed as low-income
• Incentives are supported to repurpose housing/existing structures
Funding
• Funding from County must go into road improvements before civic center
• County must be more involved with developers and the public; redevelopment plans should
be public so there is involvement
Economy
• Initiative to be health-conscience; a lot of residents go to the nearest Dollar General to buy
processed foods
• Create opportunity/incentive for big box stores
• Big Box stores would be good if they complement local businesses rather than compete;
most residents must drive for an hour to purchase anything besides basic groceries
• Local businesses are not diverse because they are all run by a small handful of owners
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• Create opportunity/incentive for specialty commercial/retail which fit the character of
Immokalee (farmers’ markets, craft boutiques, cafes, small groceries, flea markets)
• Traffic is horrible around Winn-Dixie since it’s the main place for groceries, thus more options
are needed
• The County should meet with landowners to find out what they consid er to be valid
incentives
• Existing business could provide positive reviews of area to promote new businesses to come
in; this can counter the “crime-ridden” stereotype
Other Comments
• Break the cycle and provide places and activities for children to play indoors safe out of the
rain and heat (i.e., gymnastics, arts)
• Culturally driven design standards; increase of murals/public art helps reduce crime rates
o RCMA design as a good precedent
o Do not over-design landscape to allow for “eyes on the street”
o Community/historically-based art
• Landscaping standards are important as well – not just design standards
• Incentivize redevelopment of existing vacant infrastructure
• Need the County to improve existing conditions (roads, street lights, landscape and
landscape maintenance, etc.) as a priority over building a civic center
• Establishing a connection between the CRA and the Sheriff
o This is to help prove this is a safe community, but it is wrongly portrayed
• Public transportation needs to be more transparent; publicized, multiple languages and
easily read maps
• Often an issue with parking
The table discussions also addressed future land uses, neighborhoods and sidewalks based on the
maps provided. Two of the three tables worked out neighborhood boundaries on their aerial maps.
These were collected for analysis by staff.
Anita indicated staff may assist in creating graphics that reflect the strengths of Immokalee for local
tourism and to make Immokalee more inviting. Near the end of this discussion Frank informed the
group that the CRA would like to start a leadership initiative reflecting the Leadership Collier
program and encouraged attendees to be a part of it and to let other residents know who may be
interested.
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Immokalee Area Master Plan Restudy
Public Workshop #4
Summary
February 15, 2018 – Immokalee Community Park (5:30 p.m. - 7:30 p.m.)
The fourth public input meeting for the Immokalee Area Master Plan Restudy was held on
February 20, 2018 at the Immokalee Community Park. The meeting began at approximately 5:50
p.m. Seven people attended the meeting, four were County officials and staff and three were
members of the public. See attached for the sign in sheet.
Anita Jenkins, Principal Planner with Collier County Growth
Management, began the evening with a discussion
summarizing the Immokalee Master Plan background and
purpose. Anita summarized existing uses and future land
use and zoning. She emphasized the intent of the Master
Plan is a top-level view of land use designations that directs
goals and visions. She pointed out that zoning controls
development standards, setbacks, etc. She highlighted the
meeting schedule for the next public meetings in March
2018 and outlined the next steps for having the Master Plan
transmitted and adopted with an anticipated completion at
the end of 2018.
Anita started discussion by explaining the Proposed Immokalee Future Land Use Map (FLUM). She
explained that the proposed changes would not render property incompatible or inconsistent. Anita
then introduced the Vision Statement stating that it is currently drafted from the CRA Vision
Statement which was created with public input. Participants in prior meetings suggested including
a focus on families. The public asked “Does stable neighborhoods mean a focus away from migrant
housing?” Anita said that the vision statement refers to stable neighborhoods with the intent to
improve dilapidated homes and encourage appropriate uses, such as excluding industrial uses in
residential areas.
Anita assured that there were not a significant number of changes to the proposed Future Land Use
Map. The most significant changes include a larger Immokalee Regional Airport Subdistrict boundary
and an extension of the Recreation Tourist Subdistrict to wrap around Lake Trafford. Anita indicated
that the color scheme is different between the adopted and propos ed Future Land Use Map; it is
updated with colors that are more consistent with industry standards. For example, gray is
commonly associated with Industrial uses and red is commonly associated with commercial uses.
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Anita further explained that updating the Master Plan entices business owners and investors to build
in Immokalee because appropriately designated land creates “build-ready” sites that are attractive
to investors and builders.
A participant suggested there was an issue of decreased property values associated with the
proposed Master Plan Update in 2012. Anita said; the proposed changes do not affect zoning; they
simply allow more opportunity without requiring a long Comprehensive Plan Amendment process.
Questions were raised regarding the State Road 29 reconfiguration, specifically the potential for
commercial growth, and staff identified that State Road 29 is intended for truck use and no changes
are proposed for commercial use along State Road 29 at this time because it is intended to function
as an alternate route or bypass.
In response to inquiries about the updating of land uses every ten or five years, staff responded that
land uses were previously updated in seven-year cycles but that is no longer required. Others
commented in order to rezone property, the project must meet the three C’s: Consistency,
Concurrency and Compatibility.
Staff explained that the proposed goals are similar but more concise than the adopted goals.
Generally, goals are broad while policies are more detailed and specific. Staff indicated that
proposed GOAL 7 is specific to Immokalee and is intended to further define setbacks, landscape
standards, etc. to make Immokalee unique.
Staff further discussed the Future Land Use Map and explained that commercial areas are justified
by population. Industrial areas are guided by opportunity, and not population driven.
An aerial map was presented by staff with the intent to identify existing neighborhoods. Anita
highlighted a few existing neighborhoods including the Golden Triangle and the Fruit Bowl. She
posed questions such as, “Is this neighborhood complete?” Defining neighborhoods elevate the
family focus that Immokalee desires and provides opportunity to coordinate needs. For example,
does Southside need sidewalks?
When asked about replacing mobile homes per the proposed Future Land Use policies, staff said the
mobile home replacement issue was resolved in 2017 through the Land Development Code.
The public asked if an owner or developer would still need to go through zoning to build an
apartment complex. Staff responded that yes, zoning is still required for development, however, it
is easiest to choose an existing area with higher residential density allowed per the Future Land Use
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Map. However, an apartment complex could be sought nearly anywhere if and when a developer
goes through a Comprehensive Plan Amendment, which takes a lot of time.
Staff presented the Sidewalks Map and pointed out numerous transit stops, but a lack of sidewalk
connection. Anita suggested that an updated plan for future sidewalks allows staff to write grants
to meet the goals.
Anita provided an email address for comments and documents to be published
(IAMPrestudy@colliercountyfl.gov). There will be two more workshops in March. The meeting
ended at approximately 6:45p.m.
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Immokalee Area Master Plan Restudy
Public Workshop #5
Summary
April 25th, 2018 – CareerSource 750 South 5th St. (8:30 a.m. –10:30 a.m.)
The Immokalee Master Plan morning session meeting began at approximately 8:38 a.m. and
concluded at approximately 10:27 a.m. This was a joint CRA, MSTU and Immokalee Area Master Plan
public meeting. The Pledge of Allegiance was conducted, followed by a moment of silence. The date
was announced, along with roll call. Approximately five members of the CRA, five members of the
MSTU, and eleven members of the public were in attendance.
Attendees were each given a hard-copy
of meeting material for review and
discussion. The distributed Proposed
Immokalee Area Mater Plan reflected
the comments from previous public
meetings and recommendations from
Collier County staff in strike-through and
underline format. A Future Land Use
Map, Neighborhoods Map, and Sidewalk
Map associated with the Master Plan
were also distributed. Anita Jenkins
opened the meeting and explained that
any additional comments can be emailed
to IAMPrestudy@CollierCountyFL.gov
until May 25th. In June, staff will have
the Master Plan material prepared and submitted to the Board of County Commissioners.
Anita presented the proposed changes to the Master Plan in page-by-page format. She referenced
the introduction on pages 2 and 3, which has been updated since the 2012 Restudy data. The Vis ion
Statement is included with the introduction, and it has been updated to reflect the policies. Pages
4 and 5 included only minor revisions. Page 6 begins the discussion of Goal 1, which is important for
conveying to others what is important to the community. The focus of Goal 1 is business
opportunities, positivity and enhancing and diversifying the community. She explained that the CRA
“Project List” is more appropriate in the Infrastructure section. Anita explained that the references
to economic drivers were not changed.
Anita discussed Policy 2.2.1 related to the Expedited Review process which was important from 2012
to 2016. She shared Resolution 2016-247 with the attendees and said because the resolution has
been adopted, it’s not important to still be referenced in the Master Plan.
Policy 2.4.2 Cultural Programs and Facilities was deemed repetitive of Policy 1.3.1, so it was removed
to keep the document concise. The next change was to Technical Assistance which has been
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reworked to remove the responsibility of the CRA so as not to overburden them. The BOCC is a
better option to delegate tasks to the most appropriate staff.
Anita then discussed changes based on prior workshops to address housing and neighborhoods per
Objective 2.1 and Collier County’s intent to “identify neighborhood improvements needed to elevate
the neighborhood quality of life.” At previous Master Plan public meetings, attendees were asked
to identify neighborhoods within Immokalee and to refine boundaries. Anita asked attendees to
review the Neighborhoods Map to ensure it is correct. This helps to accurately identify needs on a
neighborhood basis, including parks, tot lots, water management projects, transit stops, safe access
and lighting.
Anita then mentioned that she is not only working with the community, but also with County
Transportation staff and the Housing Department. She noted that the Florida Health Department
has authority over farmworker and migrant housing, and the County only has control over the
development standards for such housing. Policies in the Master Plan are limited on matters that are
governed by agencies other than the County.
An attendee commented that it is a mistake to focus on farmworker housing. Instead, the focus
should be housing that supports the workforce, noting that tourism is a driving force and the housing
need to be addressed to accommodate this. Anita responded that Goal 2 is to provide quality
neighborhoods with a full range of housing for all. She welcomed attendees to provide strengthened
language for that goal.
Anita referenced Policy 2.2.1 Targeted Redevelopment Areas meant to address neighborhood
needs. Areas of concern include sidewalks, lighting, recreation areas and proximity to fresh foods.
Instead of fresh foods being available exclusively at flea markets, they should be available within
neighborhoods with specific design requirements to be outlined in the Land Development Code.
Anita spoke to Policy 2.2.6 Farmworker Housing Land Development Regulation s. This policy is being
maintained in the Master Plan, and language is added noting that there need to be quality
neighborhoods with a full range of housing for all Immokalee residents. She added that Collier
County is currently in the midst of an extensive housing study, and the incentives are being worked
out through Board of County Commissioner direction. Those incentives are referenced in the Master
Plan.
Objective 3.1 is the location where reference to the CRA Project List is proposed to move.
Commissioner McDaniel referenced Policy 3.1.2, stating it gives a pass for the Board to extend
timeframes. Anita said that timeframes are established, but the Board has authority to adjust them.
Discussion ensued about removing Policy 3.1.2 because it says that there is a timeframe established,
but not really, making it contradictory. Another attendee agreed to remove the policy language.
Debrah Forester suggested changing the title of “Targeted Redevelopment Area” to “Targeted
Neighborhood Areas.” The CRA has Improvement areas and this might be confusing. She also
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suggested establishing priority improvements than can be reviewed annually. The idea of identifying
and referring to neighborhoods was discussed by the group.
Debrah Forester suggested adding the verbiage “coordination with departments” in Policy 1.5.1. to
reach the end goal of all County agencies being accessible.
On Page 13 in Policy 4.2.1, “encouraging active lifestyles” was moved back to the neighborhood
section where the policy intent is similar. Anita explained that neighborhood “facilities” may be
conveyed a “buildings,” which is not the intent, because a ballfield or tot lot can be a neighborhood
facility. Thus, the idea of recreational areas is preferred. Anita explained a Parks M aster Plan effort
is ongoing, and it will address community park policies.
An attendee asked: Will Anita cross reference the Parks Master Plan? Anita confirmed it is a good
idea, and the Housing Plan will also be cross referenced.
An attendee suggested that recreation areas should not only be on the ground, but also on the roofs
of some buildings.
An attendee asked about Objective 1.3, Tourism, Recreation, Entertainment and Cultural
Opportunities and noted the plan only references recreation. Tourism and Cultural Opportunities
should have their own objectives to identify expansion opportunities. Anita mentioned that tourism
is referenced in an Objective, and subsequent policies, but there is a possibility to expand and give
greater specificity. The attendee said she will send further comments via email.
Another attendee mentioned that agritourism is skipped in Objective 1.3, and it should be added.
More comments were shared about keeping the language general and expanding on the
entertainment policy. Anita noted to add an objective the under economic goal and move
agritourism policy there as well. It was suggested to expand and explain the entertainment policy.
Anita discussed arrangements of the document including an additional Objective under the
economic development goal.
Debrah Forester then mentioned that tourism promotes people to live, work and conduct business
in Immokalee. Anita advised against pulling the objective apart, but just enhancing and being more
specific in the policies. She mentioned that she is cautious about making any changes without the
public’s input, and she appreciates the feedback.
Regarding Policy 3.3.1 on page 13, an attendee asked why the word “future” is being crossed out.
Anita explained that the County is prioritizing the people who live here now. The Land Development
Code specifies and requires new neighborhoods to connect to existing neighborhoods and the grid
system. Anita suggested to add a policy for new neighborhoods to connect wi th the existing grid
system with sidewalks as well.
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Debrah asked if the Sidewalk Map will be referenced in the Master Plan. Anita confirmed that is will
be included. The idea of adding verbiage “as amended” was suggested so the Master Plan would
maintain consistency over time.
An attendee mentioned the Long-Range Transportation Improvements should be bulleted according
to priority. For example, improve SR 82 and SR 29 and add the bypass road later. Anita responded
that the Transportation Department gave updates on road projects, noting State Road 82 is
underway, and SR 29 is being discussed. Anita mentioned that bypass alternatives are being
reviewed. She noted that in the northwest area there is a lack of a complete grid that restricts bus
access, and that bicycle and pedestrian pathways are needed in so many areas. The attendee
reiterated that the multiple references to the bypass road gives the wrong impression that it’s a high
priority for Immokalee.
Debrah Forester suggested a separate policy on transportation, specific to completing the grid
system. Long-term transportation is addressed by the MPO, but there are opportunities for
identifying regional projects that needs funding.
An attendee mentioned that a one-page guide is needed to explain what this Master Plan is and is
not. Everyone has different opinions on what this is. Anita said she’d be happy to provide such a
guide.
Anita explained references to transit services on page 15, which she has reviewed with Michelle
Arnold the Collier Area Transit Director. The Transit staff need to address corridors and indicate
improvements. The Master Plan addresses corridors but not transit operations, which is subject to
change as technology changes. She said there is no need for the transportation concurrency policy,
which was inserted during the last Restudy. Anita said there is plenty of road capacity in Immokalee
and no density increases are proposed, so there are no concurrency deficiencies and the policy is
not needed.
An attendee asked if a downtown business could be on a first -floor with second-floor residential.
Anita confirmed that is already allowed in the Mixed-Use District.
Anita reviewed page 16 and the Clean Immokalee Plan. She referenced a presentation by Roy
Spence, Hall of Famer in the marketing business, who coined “Don’t Mess with Texas” as part of a
Clean Up Texas Campaign with public service announcements provided by Willie Nelson and Stevie
Ray Vaughan. She mentioned that this strategy should be considered. Immokalee has great athletes
who could promote a Clean Immokalee campaign. Debrah mentioned that a timeframe for
development and implementation needed to be added to this policy, and Anita suggested adding a
two-year timeframe.
Anita discussed Policy 4.1.1. on page 16 related to incentives through land development regulations,
including studying other Transfer of Development Rights (TDR) programs. Anita advised that other
strategies should be pursued rather than TDRs. Buying TDRs costs money and in turn r aises housing
costs. Natural resource protection can be accomplished through water farming and mitigation, and
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she suggested that staff resources could be used to consider other natural resource protection
opportunities. An attendee asked if TDRs could be maintained as an option. Another attendee
replied that the that the policy directs staff to study other TDR programs. Anita reiterated that TDRs
costs money, which raise the costs of housing, and that density blending that preserves land and
allows development should be explored.
Commissioner McDaniel mentioned that the Board is looking to create an Immokalee Chapter in the
LDC to address such issues as these. He cautioned that evaluating the TDR options could be costly.
An attendee mentioned that while it is great to address in the LDC, it is also important to include a
general reference to TDRs so the Master Plan is not inconsistent. Anita then mentioned that Policy
4.1.1 on page 16 does address density bonuses and transfer of rights.
Kris Van Lengen commented that Policy 4.1.1 was very specific and questioned if such specificity was
needed. Other attendees agreed with this concern.
Anita advised that the title for Policy 4.1.2 is changed from Lake Trafford Development to Lake
Trafford Water Quality. The title change reflects the continuation of water quality improvements.
Anita noted that she met with Pollution Control staff to ensure this is still accurate.
Anita described deleting Policy 5.1.4 entitled “Conservation Designation,” because the term
“conservation” may bring about unintended consequences to the detriment of eco-tourism by
limiting the recreational use of properties. Instead, protection functions can be accomplished
through easements.
Anita advises that Policy 6.1.3 is removed, because it’s redundant to the right-to-farm act in Florida
Statues.
Policy 6.1.4 related to farmworker housing is also removed because the Florida Department of
Health regulates this topic.
Anita discussed the policies on rezoning and consistency by policy for mobile homes. An a ttendee
asked why mobile homes are referenced as “temporary” residency? Anita explained that it is
associated with temporary homes during construction in Agricultural areas. She described issues
that arose from the 2012 planning effort affecting the abil ity for continuation of mobile home
properties. She described the overlay in the LDC for Immokalee mobile home properties. She said
the LDC is the resource for anyone interested to review the mobile home overlay standards for
Immokalee, which have recently been adopted to address local issues.
Anita pointed out that Immokalee is a food desert. There is limited access to fruits or vegetables.
She explained the recommended addition to the policy allowing for fresh fruit and vegetable stands
or trucks in neighborhoods. A participant asked if there are standards included for fruit or vegetable
stands. Anita answered that the LDC will address standards, and the Master Plan just allows for
them. The group discussed that standards and better Code enforcement are needed so illegal
operations can be dealt with.
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Anita identified proposed updates to Policy 6.1.2 related to the location of service uses to reference
“community” parks within a ½-mile area. Commissioner McDaniel mentioned that these policies
will assist the Board and staff to direct implementation.
Policy 7.1.3 related to innovative design was removed because it’s redundant.
Anita referenced the Immokalee Government Services Center and noted that the public wants a civic
center for people to gather, providing opportunities for entertainment and cultural uses. An
attendee mentioned that the Master Plan language gives the appearance that a mayor is wanted,
and no one wants that. The attendee expressed that government staff should be based in Naples,
not in Immokalee. Commissioner McDaniel stressed that the Master Plan identifies that government
offices could be located in one area. Anita said a mayor was not the intent of a government center,
and that the revisions were based on public input, which is important.
Anita went on to discuss commercial zoning and separation standards, and verbiage was added to
include “unless authorized by BOCC” to allow for applicants to ask Board approval of projects that
are good for the community. Commissioner McDaniel noted the criteria seem too specific, and Anita
stated she agreed and that she would address consistency between policies.
An attendee asked about the policy allowing fruit or vegetable sales in neighborhoods, and if gardens
are allowed. Anita advised that gardens are allowed, but once vegetables are sold it is considered a
business which is not allowed. For fruit stands proposed in neighborhoods, the LDC will regulate
how those fruit stands will appear.
Anita highlighted the change to expand the Recreational Tourist Subdistrict around Lake Trafford to
support eco-tourism. She addressed Commissioner McDaniel’s concern about residential parcel size
criteria being too specific by explaining the standards that are specific will be moved out of the
Master Plan and into the Land Development Code, which allows for deviations and amendments
through Board of County Commissioner approval. Commissioner McDaniel stressed the importance
of maintaining the public’s interest through making the Master Plan more global, and the Land
Development Code more specific.
Anita said policies on density, density bonuses, and density rating system will not be changed. She
said transient lodging density will also be maintained in the Master Plan. Commissioner McDaniel
raised concern that the density standard of 26 units per acre for transient lodging could be too
limiting. Debrah stated transient lodging and hotel may be defined differently, and Anita said she
will review the definitions.
An attendee asked if the area around Lake Trafford labeled as CMU on the Future Land Use Map is
the Habitat community? Anita confirmed this, and stated it is not changing because the County is
not able to downgrade development rights.
Another participant asked if a certain designated area was increased. Anita answered yes, the RT
boundary was increased. An attendee asked about the zoning of the Winn Dixie property, and Anita
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confirmed the property’s land use designation is CMU which allows rezoning as necessary for the
property.
Debrah asked about Goal 7 coordination of government agencies and the need for an Emergency
Operations Center after Hurricane Irma. Anita confirmed the EOC could be referenced in a separate
policy.
Debrah asked if the Sidewalk Map could be referred to as a 5-year plan including more detail of
sidewalk locations and material types, which can be updated over time. Commissioner McDaniel
added that TIGER Grant projects are underway and should be included. Anita answered that the
green areas on the map reflect the TIGER Grant projects. She said that unfunded projects can be
added as another line item on the map.
An attendee requested a draft grid map to show connection areas. Anita replied that such a map
could be developed per the policy regarding the issue of proposed connections.
Anita said comments can provided by email or telephone. The meeting concluded at 10:27 a.m.
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Immokalee Area Master Plan Restudy
Public Workshop #6
Summary
April 25th, 2018 – Immokalee Community Park 321 N. 1st St Immokalee FL 34142
5:30 p.m. – 7:30 p.m.
The meeting began at 5:44 p.m. with eight participants in attendance. Anita Jenkins introduced the
revised Immokalee Area Master Plan that includes recommendations based on public input. She
explained that this plan includes six years’ worth of work. The plan is in strikethrough and underlined
format. She explained that the final document will be presented to the Board of County
Commissioners in June to start the review and update process. She mentioned that feedback can
be provided to Commissioner McDaniel.
She explained the proposed Plan language in page -by-page format. On pages 2 and 3, there were
only small changes to the Introduction that recognized background work. The Vision statement was
added to the Introduction, and it reflects intent of the polici es, focusing on strengthening the
economy, housing for everyone, diversity of economy, and walkable neighborhoods.
Anita explained the intent of the Comprehensive Plan is to guide growth. The Future Land Use Map
only says what you can do, it is an indicator of opportunity. The Future Land Use Map is not intended
to suggest that a property owner is out of compliance, but rather the Comprehensive Plan is meant
to guide the community in growth.
On page 6, the Goal 1 is essentially a CRA annual
infrastructure project list and that information has
been moved to a more appropriate section. The new
Goal 1 is to attract business and economic growth.
The opening of the plan is now focused on enhancing
and diversifying Immokalee.
On page 7, Policy 2.2.1 Expedited Review is already
taken care of through Resolution 2016-247 and thus
it has been removed.
Anita identified that Policy 1.3 was discussed in the morning session. Anita said the next time the
Master Plan revisions are presented, it will incorporate the group’s suggestion to break out tourism,
eco-tourism, recreation, entertainment and cultural opportunities, and it will be more specific with
those economic drivers. An attendee commented that there is no entertainment present in
Immokalee, while another participant mentioned the Casino is entertainment. Another responded
that the Casino is not family oriented, and an amphitheater for families is desired.
Anita continued on page 9 stating Policy 2.4.2 is redundant and has been removed. Policy 1.5.1 had
delegated a lot of work to the CRA, and the updated language allows Collier County staff to provide
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technical assistance. Anita mentioned that the language will be strengthened to allow for
intergovernmental coordination.
On page 10, Goal 2 and Policy 2.1.1 define neighborhoods. Defining neighborhoods will manifest in
more complete neighborhoods, because needs for parks, stormwater management and other
improvements can be identified. Input from the past public meetings has defined neighborhood
boundaries on the Neighborhoods Map. A participant mentioned that neighborhood names need
to be simplified, for instance, instead of calling an area “The Fruit Basket” consider picking a produce.
Another attendee suggested to not change that neighborhood name because that is how the
community has referred to the area for many years. Another suggested that Fruit Basket needs a
new boundary, with Carson and Eden Park defining that boundary.
Anita explained Policy 3.1.1 references to farmworker housing have been removed, because the
Health Department has authority over housing regulations. Reference to regulations were moved
to the LDC, Policy 2.2.6. An attendee commented that mobile homes need to be allowed, although
fixed up, but still allowed. Anita explained the goal is to provide a diversity of housing to meet all
the needs of the community and not just a focus on farmworker housing. The participants engaged
in conversation about logistics and regulations of subsidized housing, specifically in relation to
Trafford Isles and the apartment building development within Arrowhead. Anita directed the
audience to look at Policy 2.3.1 on page 12 that addresses Housing Grant Opportunities. This policy
relates to the County Housing Plan and will allow grant funding to be funneled to Immokalee area
housing projects.
Anita said text is added to Goal 3 from the original Goal 1. She advised that in the earlier session
today, Commissioner McDaniel commented that Policy 3.1.2 allows an extra timeframe and that
extra flexibility is not appropriate. If the policy states it should be done in two years, then it should
be completed on time. The attendees agreed with this revision.
Anita referenced Policy 3.2.4. – Encourage Active Lifestyles on page 13, stating the intent is to
complete neighborhoods with tot lots, basketball court, community gardens and more. Attendees
mentioned that any parks put in place need to be larger or regional parks. Anita responded that the
County’s Parks Master Plan will address parks, however, small parks are more affordable to
maintain, and the intent is to create gathering areas for the community that are walkable in relation
to their neighborhood. Anita mentioned that the Parks Master Plan is currently being worked on
and will be presented in June. An attendee commented that Dreamland, a current park, is vacant.
Another participant mentioned that new equipment was just installed at that specific park near the
back.
Anita explained that page 14 discusses Long Range Transportation Impr ovements. State Road 82
has been approved and in the works, including roundabout and four-lane widening. The SR 29
bypass routes are being worked on and have been narrowed down to two choices.
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Anita explained that Policy 4.2.7 was removed because operations should not be addressed in the
Master Plan. Transportation concurrency was removed because there is no deficiency on roadway
networks.
She said the language regarding Stormwater Management on page 16 will reference the Stormwater
Master Plan so that it is easy to maintain consistency as other plans are updated.
In reference to Policy 3.4.1: Clean Immokalee Plan, Anita shared her experience with Roy Spence
“Hall of Fame” marketer and how he initiated the “Don’t Mess With Texas” Campaign as a Clean Up
initiative to clean up litter. This may be a positive option for Immokalee. A participant mentioned
possibly working with the “Keep Collier Beautiful Campaign.” Another participant asked if there are
neighborhood associations in Immokalee, and another attendee confirmed there are, for example,
Jubilation, Arrowhead and some Habitat projects.
A participant asked if the Blue Zones Project will be incorporated in this effort. Anita stated the Blue
Zones Project specifically will not be in the plan, but the philosophy and principles of Blue Zones are
reflected. For example, Immokalee has a fresh foods desert although this is an agricultural
community. The Master Plan supports fresh food markets in close proximity to neighb orhoods. A
focus on smaller neighborhood parks is also supportive of Blue Zones principles. Improved sidewalks
and lighting are also supported in the Master Plan.
A participant asked if neighborhood gardens were supported in the Master Plan. Anita indi cated
that neighborhood and community gardens are currently allowed .
A participant noted that Immokalee has ice cream trucks, but questioned why the community
doesn’t have vegetable trucks. Another participant indicated that vegetable trucks are in the a rea.
Some private gardeners package their food and drive to higher-end neighborhoods to sell their
produce in the Naples gated communities.
Anita directed the conversation to the Lake Trafford Development section on page 17. She indicated
that the title was changed to “Lake Trafford Water Quality” to shift the focus on water quality, which
the community has worked so hard to improve over the years. This section of the Master Plan
discusses water quality goals, not development goals.
She explained the Conservation Designation policy on page 17 was moved to the Land Development
Code. An attendee asked who funds the additional language to the LDC? Anita responded that
Collier County has an LDC staff. The attendee wanted to know who is working on Best Management
Practices (BMPs). Anita responded that staff will coordinate with other agencies in developing
BMPs. A participant mentioned the water issues after Hurricane Irma and wanted assurance that
Immokalee is included in the Collier County budget.
The participant asked: When the LDC is discussed, will staff come to Immokalee and will the public’s
input be considered? Anita confirmed that meetings will be held in Immokalee and public input is
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very appreciated. She also noted that Commissioner McDaniel has already initiated the need for a
specific Immokalee Land Development Code (LDC).
The discussion shifted to the rezoning process. Anita explained that the Comprehensive Plan is the
top level of regulation and zoning is more property-specific. She referenced Policy 5.1.6 Rezonings
and Growth Management Plan Consistency by Policy on page 19. Anita stated that in the past it was
a problem to allow mobile homes, however, that issue was resolved with LDC Section 2.03.07 Mobile
Home Overlay Zoning District.
A participant asked if the Overlay District only allows mobile homes, or does it address driveways
and such? Anita responded that the Mobile Home Overlay Zoning District only allows the use of
mobile homes, however, the LDC regulates driveway materials, tie downs, etcetera.
Another attendee asked how mobile homes are condemned. Anita responded that the County
Housing Plan is addressing condemnation issues and is in the process of being updated.
An attendee asked about mobile home parks being up t o code. Anita responded that replacing a
mobile home only requires consistency with the approved site plan. A new mobile home park would
need to adhere to current LDC requirements for driveways and sidewalks. Anita suggested
participating in the Immokalee LDC process as it goes through updates and changes.
Anita highlighted objectives and policies related to density under Goal 6. She indicated that nothing
has changed in the Master Plan in reference to density. She said the impediment to approval of the
last Master Plan update may have been due to proposed density changes at that time. She said the
existing density in the plan is appropriate and allows for growth, and there is no need to make
unnecessary changes, so no new density recommendations are being proposed. She added that the
density rating system and bonus density policies have not changed.
Anita requested feedback on the Land Use Map. She asked if there was a need for more commercial
areas or other changes. Comments from a previous CRA m eeting were to define the Triangle area
as a central business district. Anita said that change would make sense if the plan were starting
anew, but there is no need to disrupt a stable neighborhood. She suggested that dilapidated
residential areas are a good opportunity for replacement with commercial uses.
A participant commented that the downtown Commercial Mixed Use area on the southern side of
Main Street was reduced on the map. The businesses do not have enough room for dumpsters
behind the buildings, stormwater retention, or setbacks.
An attendee mentioned impact fees and the difficulty to attract businesses to Immokalee when they
will generate ten percent of the revenue compared to having the same business located in Naples.
Another participant requested education for residents, such as a Home Health 101 course. The
Immokalee residents that come from third world countries do not know cleaning practices and
standards. Attendees discussed the solid waste problem on Main Street . Attendees asked who is
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responsible for the dumpster situation, whether it is the property owner, the leasing business or
Waste Management. One participant said that a community dumpster might be the solution if
business owners would collectively install and share costs for a larger dumpster. The current system
of extra trash pick ups and sending staff out to clean just isn’t working.
The conversation shifted to playgrounds and establishing recreation areas every half mile. Anita
responded that staff was working on the inventory of these facilities.
A participant asked about a 24-hour urgent care. Anita responded that an urgent care use is allowed,
but would require rezoning of property. The participant responded that medical offices exist, but
the businesses and services provided needs to be enhanced.
The discussion shifted to rezoning a specific property. A participant asked if a current zoning map is
available, and Anita indicated that she could email the current zoning map. The group discusse d if
C-4 and C-5 zoning allows for a used car lot. Anita responded that the C-4 designation allows for
new car lots, and the C-5 designation allows for used car lots.
Anita indicated that the Neighborhoods Map and Sidewalk Map will be a part of the Maste r Plan.
A participant asked about medical marijuana, and how associated uses are being addressed. Anita
responded that there is an evening meeting on April 30 at 5:05 that will address marijuana
dispensaries in the LDC. A participant wanted to know what type of business is associated with
medical marijuana. Anita responded that it is an agricultural business because it is being grown.
When asked where such use is allowed, Anita responded that commercial uses allow for dispensaries
and that regulations for medical marijuana establish a minimum distance from schools. She
indicated that dispensaries are not regulated like alcohol stores, but more like a pharmacy. The
discussion then shifted to the grow house on SR 29 that is approved near the Hendry Coun ty line.
A participant asked about the area of Immokalee. Anita responded that Immokalee has
approximately 17,000 acres, with approximately 10,000 undeveloped acres, most of which are being
used for active agriculture.
The conversation moved to a discussion on the areas that are in the Immokalee Sewer and District
area.
Anita wrapped up the meeting and mentioned that BCC meetings can be viewed at
www.colliercountyfl.gov. She encouraged participants to email comments and ideas to
IAMPrestudy@CollierCountyFL.gov. The meeting concluded at 7:14 pm
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