Agenda 12/10/2019 Item # 9A (Ordinance - GMP - IAMP)12/10/2019
EXECUTIVE SUMMARY
Recommendation to adopt the Proposed Amendments to the Immokalee Area Master Plan Element
of the Collier County Growth Management Plan, Ordinance 89-05, as amended, and to Transmit
the Amendments to the Florida Department of Economic Opportunity and other statutorily
required agencies. (Adoption Hearing) PL20180002258/CPSP-2018-5
OBJECTIVE: To have the Board of County Commissioners (Board) review and adopt the amendments
to the Immokalee Area Master Plan Element (IAMP) and approve thei r transmittal to the Florida
Department of Economic Opportunity (DEO) and other statutorily required agencies.
CONSIDERATIONS: On February 10, 2015, the Board directed staff to initiate Growth Management
Plan “restudies” of four master plans in eastern Collier County, including the IAMP. The IAMP restudy
occurred over a two-year period with public workshops held to solicit public input, as well as
maintenance of a website, and concluding with a White Paper presented to the BCC for their
consideration and direction to prepare amendments to the IAMP.
Chapter 163, F.S. provides for an amendment process for a local government’s adopted Growth
Management Plan and Collier County Resolution No. 12-234 establishes local amendment procedures.
The CCPC held its required Transmittal public hearing over three meetings, January 31, 2019, February
21, 2019, and March 7, 2019. By vote of 5/1, the CCPC recommended approval for transmittal of the
GMP amendments, with changes. In all cases, staff had no objection and incorporated the recommended
changes.
On May 14, 2019, the Board held its Transmittal public hearing, and without further changes, voted 5/0 to
approve transmittal of the IAMP amendments to DEO. On May 24, 2019, the IAMP was transmitted to
DEO and other statutorily required agencies.
The DEO response letter had no objection, recommendation or comment related to adverse impacts to
important state resources and facilities within the Department’s authorized scope of review, nor did any
other statutorily required review agency. However, DEO did offer suggestions that, in their opinion, can
strengthen the IAMP. In summary, DEO suggests consideration of adding intensity of use standards
related to allowed non-residential uses in the Planned Unit Development commercial provision,
Commercial Mixed-Use Subdistrict, Recreational/Tourist Subdistrict, Industrial Mixed-Use Subdistrict
and Industrial - Immokalee Regional Airport Subdistrict. In Collier County for county-wide GMP
amendments, intensity of non-residential uses is established in the Land Development Code, or within
Planned Unit Development Ordinances, through the defined requirements of setbacks, height, parking,
landscaping and/or other development standards such as floor area ratios or gross square feet limitat ions.
Therefore, staff is not recommending any further change to the proposed IAMP amendments.
9.A
Packet Pg. 41
12/10/2019
FISCAL IMPACT: There are fiscal impacts to Collier County as a result of some of these amendments
to the Growth Management Plan. Some GMP amendments will require further study and coordination,
and the establishment of implementing provisions in the Collier County Land Development Code. It is
anticipated this work will be completed by existing staff.
GROWTH MANAGEMENT IMPACT: This is an Adoption public hearing for these amendments to
the GMP. Based upon statutory changes that occurred during the 2011 Florida Legislative session, this
GMP amendment is presumed to be “in compliance” with applicable Florida Statutes. After Adoption,
the DEO and other applicable review agencies will have 30 days (from the date DEO determines the
Adoption packages are complete) to review the adopted Plan amendment and, should they believe the
amendment is not “in compliance,” file a challenge [appeal] to the presumed “in compliance”
determination with the Florida Division of Administrative hearings. Similarly, any affected party also has
30 days (from the date of Board Adoption) in which to file a challenge. If a timely challenge is not filed
by DEO or an affected party, then the amendment will become effective.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized
by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The
Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The
Board should consider the following criteria in making its decision: “plan amendments shall be
based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to, surveys, studies, community goals and vision, and other data available at
the time of adoption of the plan amendment. To be based on 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.” 163.3177(1)(f), FS
This item is approved as to form and legality. It requires an affirmative vote of four for approval
because this is an Adoption hearing of the GMP amendment. [HFAC]
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
held its Adoption public hearing on October 31, 2019. Two Immokalee residents spoke in favor of
adopting the proposed IAMP amendments. A letter in support of adoption was entered into the record
from the Immokalee Community Redevelopment Agency Advisory Board, ending “Our advisory board is
pleased to support the adoption of the Immokalee Area Master Plan Restudy as it will positively impact
the community of Immokalee.”
By vote of 5/1, the CCPC recommended that the Board adopt the proposed Immokalee Area Master Plan
amendments and approve their transmittal to DEO and other statutorily required agencies. The dissenting
vote was based on the same following reasons as at the transmittal hearing:
1. Changes in density are not warranted based on revised downward population projections for build
out of the Immokalee Urban Area. No data has been provided justifying the increased intensities.
9.A
Packet Pg. 42
12/10/2019
2. Allowing the LR areas for industrial uses such as alternative energy and R&D facilities
unnecessarily consumes limited urban areas and is incompatible with not only the low density
residential areas but also the MR and HR areas.
3. Adding industrial band around north and west side of Immokalee Airport will exasperate the
development of the existing Immokalee Airport and no data has been provided justifying this
need.
4. The new plan downzones some properties without due process to notify owners and adds
densities next to existing properties that were not contemplated when owners originally
purchased, thus creating incompatibilities. Homeowners in what they thought were low
residential neighborhoods could be facing substantial issues with higher density neighbors.
5. This plan does not take into consideration the changes that might occur during the surrounding
RLSA re-planning effort. The entire re-planning effort was supposed to allow for a period of
overlaps between the different abutting areas so one plan could be modified to reflect the needs of
another. This has not happened.
6. Immokalee needs to look at a long term strategy for the future, however the future with this plan
continues the limitations of the past. The higher densities and intensities mixed closer with the
dissimilar residential will limit economic diversity and with out the prospect of substantially
improved property values, Immokalee will never be independent of Collier County.
STAFF RECOMMENDATION: That the Board adopt the amendments to the Immokalee Area Master
Plan Element and approve their transmittal to the Florida Department of Economic Opportunity and other
statutorily required agencies, with one recommended change.
Staff in consultation with the County Attorney’s office recommends the following language change to the
proposed IAMP. This change is raised by staff to address the “savings” clause that the County Attorney
previously requested.
New proposed Policy 5.1.6, Paragraph C:
It is not the intent of the amendment to the IAMP by Ordinance No. _____ to burden or otherwise
diminish any existing legal use of, or vested right to a specific use of, real property, and any and all
existing legal uses of, or vested right to a specific use of, real property shall remain. Accordingly, any
property owner who believes that they have been adversely affected by this IAMP may utilize the
procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC. There shall
be no time limitation to filing an application for a determination of claimed vested rights . Alternatively,
if in the opinion of the Zoning Director there is no dispute as to the allowance of the claimed use of the
real property, at the discretion of the County Manager the issue may be resolved by the issuance of a
Zoning Verification Letter. This procedure shall be considered supplemental to any other claim or
remedy that the property owner may have. This provision shall not apply to any legal nonconforming use
of a property.
Deleted proposed 5.1.6, paragraph C
Any property owner who believes that they have been adversely affected by this IAMP may utilize the
procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC. All
applications must be submitted within one year from the effective date of the IAMP or applicable IAMP
amendment. This procedure shall be considered supplemental to any other claim or remedy 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 they have been adversely affected by this IAMP may utilize the
9.A
Packet Pg. 43
12/10/2019
procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC shall be
provided with a minimum 1/8-page notice in one or more newspapers of general circulation in the
Immokalee area within 15 days of Adoption of this plan by the BCC.
Prepared by: Anita Jenkins, AICP, Planning Manager, Community Planning Section, Zoning Division
ATTACHMENT(S)
1. Immokalee CRA Support Letter - IAMP CCPC - 10.31.2019 (PDF)
2. Adoption Ordinance - 110119(1) (PDF)
3. IAMP memo in response to Nicks questions_3.28.19 (PDF)
4. Transmittal Staff Report_FNL (PDF)
5. Transmittal Stf. Rpt. Attachmnt (PDF)
6. Transmittal IAMP White Paper (PDF)
7. Transmittal Revisions to adopted IAMP (PDF)
8. [Linked] Transmittal Resolution 2019-087 (PDF)
9. Legal Ad - Agenda ID 10758 (PDF)
9.A
Packet Pg. 44
12/10/2019
COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doc ID: 10758
Item Summary: ***This item to be heard no sooner than 9:30 a.m.*** Recommendation to adopt
the Proposed Amendments to the Immokalee Area Master Plan Element of the Collier County Growth
Management Plan, Ordinance 89-05, as amended, and to Transmit the Amendments to the Florida
Department of Economic Opportunity and other statutorily required agencies. (Adoption Hearing)
PL20180002258/CPSP-2018-5
Meeting Date: 12/10/2019
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
11/05/2019 9:35 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
11/05/2019 9:35 AM
Approved By:
Review:
Growth Management Department David Weeks Additional Reviewer Completed 11/05/2019 9:45 AM
Growth Management Department Judy Puig Level 1 Reviewer Completed 11/05/2019 3:50 PM
Growth Management Department James C French Deputy Department Head Review Completed 11/05/2019 5:02 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 11/19/2019 5:26 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/22/2019 3:53 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/22/2019 4:49 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/25/2019 8:21 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/25/2019 8:58 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/25/2019 10:03 AM
Board of County Commissioners MaryJo Brock Meeting Pending 12/10/2019 9:00 AM
9.A
Packet Pg. 45
9.A.1Packet Pg. 46Attachment: Immokalee CRA Support Letter - IAMP CCPC - 10.31.2019 (10758 : IAMP Restudy Amendment Adoption)
9.A.2
Packet Pg. 47 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
9.A.2
Packet Pg. 48 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
9.A.2
Packet Pg. 49 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
EXHIBIT “A”
To update and reorganize the current Immokalee Are Master Plan, along with the title, heading
and Future Land Use Map series. The full document is struck through, followed by the
underlined reorganized plan.
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
Prepared by
Collier County Planning and Zoning Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October 1997
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 1 of 53
9.A.2
Packet Pg. 50 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
SYMBOL DATE AMENDED ORDINANCE NO.
February 5, 1991 91-15
May 19, 1992 92-34
August 4, 1992 92-50
May 25, 1993 93-24
April 12, 1994 94-22
October 28, 1997 1997-65 **
(I) October 24, 2000 2000-66
(II) May 14, 2002 2002-25
(III) October 22, 2002 2002-54
(IV) September 10, 2003 2003-44
(V) December 16, 2003 2003-67
(VI) January 25, 2007 2007-20 ***
(VII) October 14, 2008 2008-55
(VIII) March 10, 2015 2015-22
The parenthesized Roman numeral symbols enumerated above appear throughout this Element
and provide informational citations to adopted documents recorded in the Official Records of
Collier County, as required by Florida law. These symbols are for informational purposes only,
meant to mark entries amended after the 1997 adoption of the full Element and typically found
in the margins of this document, but are not themselves adopted.
* Indicates adopted portions.
** This is the EAR-based amendment (1996 EAR). Due to the magnitude of the changes ‒
which included reformatting the entire Element, affecting every page of the Element ‒ a
Roman numeral is not assigned. Similarly, amendments made by Ordinance Nos. 91-
15, 92-34, 92-50, 93-24 and 94-22 are no longer denoted on the pages of the Element
with Roman numeral symbols.
*** Based on 2004 Evaluation and Appraisal Report (EAR).
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 2 of 53
9.A.2
Packet Pg. 51 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
TABLE OF CONTENTS
Page
* III. IMPLEMENTATION STRATEGY
* Goals, Objectives and Policies 1
* Land Use Designations; and 9
Future Land Use Map 17
SUPPORT DOCUMENT - STUDY AREA INVENTORY/ASSESSMENT
A. Introduction
B. History of Immokalee
C. Demographics
D. Land Use - Existing and Future
E. Natural Resources
F. Public Facilities
LIST OF TABLES IN SUPPORT DOCUMENT
1 Estimate of Permanent Population
2 Age Distribution (1980 and 1990 Census)
3 Racial Comparison (1980and 1990 Census)
4 Estimated Population: Permanent, Seasonal & Peak Season
Totals - Immokalee 1990, 1995 & 2000
5 Existing Land Use (1995)
6 Commercial Land Comparison
7 Future Land Use Designation Acreages
8 Residential Housing Potential
9 Park Acreage Demand
10 Suitability of Soil Associations for Septic Tank
Installation1
11 Projected Sanitary Sewer Demand
12 Traffic Counts (1997-2002)
13 Road Improvements (FY97-02)
15 Immokalee Student Enrollment (1989 & 1996)
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 3 of 53
9.A.2
Packet Pg. 52 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
TABLE OF CONTENTS
(continued)
LIST OF FIGURES IN SUPPORT DOCUMENT
1 Immokalee Planning Community Map
2 Immokalee Existing Land Use Map
3 Immokalee Traffic Analysis Zone (TAZ) Map
4 Approximate Locations of Major Freshwater Wetlands
5 Groundwater Availability in Collier County
6 General Soil Associations of Collier County Development
Potential
7 Commercial Mineral Extraction Sites in Collier County
8 Native Habitats in Collier County
9 Approximate Location of Major Remnant Xeric Oak and/or
Sand Pine Communities in Collier County
10 Approximate Locations of Major Hammocks
11 Wellfield Protection Zones - Immokalee Water & Sewer
District
12 Immokalee Water and Sewer District
13 Immokalee Water & Sewer District Potable Water Facilities
14 Immokalee Water & Sewer District Sanitary Sewer Facilities
15 Major Drainage Basins - Collier County
16 Immokalee Landfill
17 Existing Roadway Network, Immokalee
18 Immokalee Bicycle/Pedestrian Facilities
APPENDICES
APPENDIX I : Detailed Population Study for Immokalee
APPENDIX I-A : Estimating Population in Immokalee
APPENDIX II : Public Participation Meetings
APPENDIX III : Building Immokalee Together Project
APPENDIX IV : Immokalee Main Street
APPENDIX V : Immokalee/Florida Enterprise Zone Program
The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE REDEVELOPMENT AREA
STUDY are available as separate documents. Contact the Collier County Comprehensive
Planning Section for further information.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 4 of 53
9.A.2
Packet Pg. 53 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
III. IMPLEMENTATION STRATEGY
(VI) This section places the plan into effect. Implementation strategies include the Goals, Objectives
and Policies, and the Land Use Designation Description Section.
(VI) GOALS, OBJECTIVES AND POLICIES
(VI) GOAL 1:
TO GUIDE LAND USE SO AS TO ENHANCE IMMOKALEE'S QUALITY OF LIFE, NATURAL
BEAUTY, ENVIRONMENT, SMALL-TOWN CHARACTER, STABLE NEIGHBORHOODS,
STATUS AS AN URBAN HUB FOR THE SURROUNDING AGRICULTURAL REGION,
TOURISM INDUSTRY, AND THE IMMOKALEE AIRPORT’S DESIGNATION AS A PORT-OF-
ENTRY.
(VI) 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.
(VI) Policy 1.1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
(VI) 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
(IV) 7. Recreational Tourist Subdistrict
(VI) B. URBAN – COMMERCIAL DISTRICT
1. Commercial Subdistrict - S.R. 29 and Jefferson Ave.
(VI) C. URBAN – INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Commerce Center - Industrial Subdistrict
3. Business Park Subdistrict
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 5 of 53
9.A.2
Packet Pg. 54 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 1.1.2:
(I) Overlays and Special Features include:
1. Urban Infill and Redevelopment Area
(VI) Policy 1.1.3:
Collier County shall closely coordinate the location, timing, intensity and design of future
development. This policy shall be implemented through the Adequate Public Facilities
Ordinance in the Land Development Code, adopted by Ordinance No. 04-41, as amended, on
June 22, 2004 and effective October 18, 2004, as amended.
(VI) 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.
(VI) Policy 1.1.5:
Land uses that meet the residential needs of the Immokalee community (e.g. day care, health
care needs, schools, grocery shopping, recreation) shall be designated within a reasonable
walking distance of those portions of the community which are or will likely become heavily
pedestrian in nature.
(VI) 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.
(V)(VI)(VII)
Policy 1.1.7:
The sites containing existing public educational plants and ancillary plants, and the undeveloped
sites owned by the Collier County School Board for future public educational plants and ancillary
plants, within the IAMP area, are depicted on the Future Land Use Map Series in the
countywide FLUE and on the Public School Facilities Element Map Series, and referenced in
FLUE, Policy 5.14 and Intergovernmental Coordination Element, Policy 1.2.6. All of these sites
are subject to the general Interlocal Agreement, adopted on May 15, 2003 by the Collier County
School Board and on May 27, 2003 by the Board of County Commissioners, and as
subsequently amended and restated, with an effective date of December 2008, and subject to
the implementing land development regulations to be adopted; and, shall be subject to the
School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the School
Board and on May 27, 2003 by the Board of County Commissioners, and subject to the
implementing land development regulations. All future educational plants and ancillary plants
shall be allowed in zoning districts as set forth in FLUE, Policy 5.14.
(VI) OBJECTIVE 1.2:
Reinstate the former Main Street Program under a new name to provide a means for improving
the physical appearance of the commercial building stock along the Main Street corridor, from
First Street to Westclox Street.
(VII) = Plan Amendment by Ordinance No. 2008-55 on October 14, 2008
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 6 of 53
9.A.2
Packet Pg. 55 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 1.2.1:
The Immokalee Master Plan and Visioning Committee, in coordination with the Community
Redevelopment Agency Advisory Committee, shall work with a consultant to develop a plan that
focuses on the development and/or redevelopment of commercial structures and businesses
along Main Street.
(VI) Policy 1.2.2:
Collier County staff, in cooperation with various Immokalee community groups, may seek
partnership opportunities with the local Community Redevelopment Agency Advisory
Committee, Front Porch, Weed and Seed and other alternative funding sources to promote
and/or expedite the development or redevelopment of commercial businesses and structures
within the Main Street Program area.
(VI) OBJECTIVE 1.3:
Encourage innovative approaches in urban and project design that enhance both the
environment and the visual appeal of Immokalee.
(VI) Policy 1.3.1:
Collier County staff will continue to work with the Immokalee community to identify alternative
funding sources to implement programming for, streetscape, linked open-space and pedestrian
and bicycle amenities that are compatible with an overall redevelopment strategy.
(VI) OBJECTIVE 1.4:
Provide land use designations, criteria and zoning that recognizes the needs of pedestrians.
(VI) Policy 1.4.1:
Comprehensive Planning staff will continue to coordinate with the Transportation Division
regarding its existing and future plans for sidewalks, pathways and other forms of alternative
transportation for the Immokalee community.
(VI) Policy 1.4.2:
Collier County staff, in cooperation with the local Immokalee Community Redevelopment
Agency Advisory Committee, shall consult with the Collier County Pathways Advisory
Committee regarding enhancing and improving the existing pathway and sidewalk facilities.
(VI) Policy 1.4.3:
Collier County shall encourage pedestrian-friendly design for future projects located within the
Immokalee Urban Area.
(VI) OBJECTIVE 1.5:
The Collier County Board of County Commissioners recognizes the need for farm labor to
support the County’s agricultural industry and encourages the provision of decent, safe and
affordable housing units for farm workers in Immokalee. The provision for farm labor housing,
as identified in Section 5.05.03 of the Collier County Land Development Code, complies with
Section 10D-25 of the Florida Administrative Code (F.A.C.).
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 7 of 53
9.A.2
Packet Pg. 56 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 1.5.1:
New housing for seasonal, temporary or migrant workers shall be permitted in any land use
designation provided that such housing is permitted under Section 10D-25, F.A.C., and does not
conflict with the existing zoning districts or the Immokalee Area Future Land Use Map.
(VI) Policy 1.5.2:
"Transient Housing” or “Migrant Labor Camps", as defined by Section 10D-25, F.A.C., may also
be developed in areas designated for commercial land uses on the Immokalee Area Future
Land Use Map. Such housing must meet the requirements of the General Commercial Zoning
District (C-4) of the Collier County Land Development Code, as amended.
GOAL 2:
CREATE AN ENVIRONMENT WITHIN WHICH ALL WORKING, DISABLED AND RETIRED
RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL HAVE A REASONABLE
OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE HOUSING
CONSISTENT WITH THE DESIRED CHARACTER OF THE AREA AS IDENTIFIED IN THE
IMMOKALEE AREA MASTER PLAN.
(VI) OBJECTIVE 2.1:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
(VI) Policy 2.1.1:
Expansion of urban facilities and services shall enhance and maintain the viability of existing
urban residential areas. Needed public infrastructure improvements in these areas shall receive
priority in the Capital Improvement Element.
(VI) Policy 2.1.2:
Collier County shall assist in upgrading existing neighborhoods through active code
enforcement, and providing capital improvements in such neighborhoods.
(VI) Policy 2.1.3:
Collier County shall ensure that government services and facilities needed to support housing
are provided concurrent with development and meet the demands of the Immokalee
Community.
(VI) OBJECTIVE 2.2:
Collier County has collected and will use the data resulting from the Immokalee Housing
Initiative Program Survey to identify the current housing stock in order to address the affordable-
workforce housing needs of the area.
(VI) Policy 2.2.1:
The County Operations Support and Housing Department will analyze the data collected from
the Immokalee Housing Initiative Program Survey and establish a process for revitalizing
Immokalee’s neighborhoods.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 8 of 53
9.A.2
Packet Pg. 57 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 2.2.2:
The County shall continue to research initiatives such as land banking of foreclosed upon land
due to County held liens, land grants from County and other public holdings, and tax incentives
for private owners who commit to developing affordable-workforce housing.
(VI) OBJECTIVE 2.3:
The County will continue to explore and provide innovative programs and regulatory reforms
that reduce the costs of development and maintenance of safe and sanitary affordable -
workforce housing for Immokalee residents.
(VI) Policy 2.3.1:
On November 18, 2003, the Board of County Commissioners approved $1.85 million in
economic and housing incentives. These incentives shall continue to provide for fee payment
assistance, property tax stimulus, impact fee deferrals, and economic development.
(VI) Policy 2.3.2:
The County Operations Support and Housing Department will continue to promote public/private
partnerships that address the availability of affordable-workforce housing by improving existing
processes and implementing new processes of networking resources among private
developers, contractors, County officials, and Immokalee residents seeking housing.
(VI) 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.
(VI) Policy 2.3.4:
The Community Development and Environmental Services Division will research and develop
strategies to replace and/or provide affordable-workforce housing through non-profit providers
throughout the Immokalee Community Redevelopment Area.
(VI) 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.
(VI) 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.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 9 of 53
9.A.2
Packet Pg. 58 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 2.4.2:
By September 2007, the Community Development and Environmental Services Division will
review the State of Florida’s Environmental Health and Housing Code requirements for those
units licensed as migrant labor camps. If warranted based upon that review, the Division will
initiate appropriate modifications to the Collier County Housing Code.
(VI) Policy 2.4.3:
The County Manager, or his designee, in cooperation with the Florida Department of Health,
shall be responsible for an annual report to the Board of County Commissioners on identified
"living quarters for four or more seasonal, temporary or migrant farm workers" as defined in
Chapter 10D-25, F.A.C. The report shall include recommendations on improvements to ensure
County code and F.A.C. compliance and suggested amendments to County codes that may
restrict needed rehabilitation and new development.
(VI) Policy 2.4.4:
Continue to collaborate with all private groups seeking to furnish shelters for the homeless,
and/or abused women and children in Immokalee.
(VI) GOAL 3:
THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION
AND MANAGEMENT OF ITS NATURAL RESOURCES AS REQUIRED IN THE GROWTH
MANAGEMENT PLAN.
(VI) OBJECTIVE 3.1:
The County shall continue to protect and preserve natural resources within the Immokalee
Urban Designated Area and on adjacent lands within the Rural Lands Stewardship Area
Overlay.
(VI) Policy 3.1.1:
The Immokalee Area Master Plan shall be updated as appropriate to reflect the
recommendations resulting from the programmatic commitments of the Conservation and
Coastal Management Element of the Growth Management Plan.
(VI) Policy 3.1.2:
Collier County shall ensure that government services and facilities related to the conservation
and management of natural resources are made available to the Immokalee Community.
(VI) GOAL 4:
IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE
RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY.
(VI) OBJECTIVE 4.1:
Collier County shall implement a parks and recreation program for Immokalee that is equivalent
to Collier County standards, taking into consideration plans that reflect citizens’ recreational
preferences and offer recreational opportunities for all age groups.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 10 of 53
9.A.2
Packet Pg. 59 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 4.1.1:
In accordance with Objective 3.1, and subsequent policies, of the Recreation and Open Space
Element, the County Parks and Recreation Department shall, by 2010, develop a Community
and Regional Park Plan.
The plan and budget will be based upon such things as a survey of the preferences and
priorities of Immokalee’s seasonal and permanent population. The survey should include:
a. Questions concerning community-wide and neighborhood park recreation issues.
b. Differentiates by neighborhood the estimates of the population's priorities among
alternative combinations of types of parks and recreation sites, facilities, equipment, and
services.
c. Be conducted during peak permanent and seasonal population periods.
(VI) 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.
(VI) Policy 4.1.3:
Collier County shall ensure that government services and facilities related to parks and
recreation are provided concurrent with the impacts of development.
(VI) GOAL V:
FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A NETWORK OF
ROADS, SIDEWALKS, AND BIKEPATHS THAT ARE EFFICIENT AND SAFE, AND
ENHANCE AND PRESERVE IMMOKALEE’S SMALL TOWN CHARACTER.
(VI) OBJECTIVE 5.1:
The County shall provide for the safe and convenient movement of pedestrians, motorized and
non-motorized vehicles.
(VI) Policy 5.1.1:
The Traffic Circulation Map in the Transportation Element will graphically depict Immokalee's
future roadway network, and identify specific roadway improvements needed to implement the
Immokalee Area Master Plan’s Future Land Use Map and will be updated as new information is
available. These improvements will be prioritized and placed into the Capital Improvement
Element after further transportation analysis is completed.
(VI) Policy 5.1.2:
The Collier County 5-Year Pathways Plan, prepared by the Metropolitan Planning Organization
with the assistance of the Pathway Advisory Committee, shall give priority to linking existing and
future residential neighborhoods to each other, designated neighborhood centers, commercial,
employment and public service areas. This plan will reflect the unique needs of the Immokalee
community and also take into consideration the need for pedestrian walkways in Immokalee.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 11 of 53
9.A.2
Packet Pg. 60 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) Policy 5.1.3:
Existing and future bikepaths for the Immokalee community shall be graphically depicted within
the Collier County 5-Year Pathways Plan.
(VI) Policy 5.1.4:
The County Transportation and the Community Development and Environmental Services
Divisions shall ensure that sidewalks and bikepaths constructed by or for the County are
provided concurrent with the impacts of development and meet the demands of the Immokalee
Community.
(VI) GOAL 6:
ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY
AS DETAILED IN THE ECONOMIC ELEMENT OF THE GROWTH MANAGEMENT PLAN.
(VI) OBJECTIVE 6.1:
The County shall promote economic development opportunities throughout the Immokalee
Urban Area.
(VI) Policy 6.1.1:
The County, in cooperation with the Immokalee Chamber of Commerce, the Collier County
Airport Authority, and the Economic Development Council, shall continue to promote economic
opportunities at the Immokalee Regional Airport and the surrounding commercial and industrial
areas.
(VI) Policy 6.1.2:
The Community Development and Environmental Services Division will coordinate with the
Collier County Sheriff’s Department on investigating and pursuing any funding opportunities
available under the Safe Neighborhood Act to assist with enhancing the Immokalee community.
Crime Prevention Through Environmental Design (CPTED) principles shall be encouraged in all
development standards.
(VI) Policy 6.1.3:
Collier County staff in cooperation with the Economic Development Council and other
Immokalee community agencies shall coordinate with the Collier County School Board to
ensure that the employment skills and training needed are available for the types of industries
located in the Immokalee Community.
(VI) Policy 6.1.4:
Ensure that economic policies, programs and incentives pursued by Collier County within the
Immokalee Urban Area are managed so as to provide a benefit to the community.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 12 of 53
9.A.2
Packet Pg. 61 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
LAND USE DESIGNATION DESCRIPTION SECTION
The following section describes land use designations shown on the Immokalee Master Plan
Future Land Use Map. These designations generally indicate the types of land uses for which
zoning may be requested. However, these land use designations do not guarantee that a
zoning request will be approved.
(VI) A. Urban – Mixed Use District
The purpose of this District is to provide for residential and non-residential land uses, including
mixed-use developments such as Planned Unit Developments. Certain recreation/tourist and
commercial uses are also allowed subject to criteria.
(VI) 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.
(VI) 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 structures,
multi-family dwellings, individual mobile homes, and duplexes on a lot by lot basis. A density
less than or equal to six (6) dwellings units per gross acre is permitted.
(VI) 3. High Residential Subdistrict
The purpose of this designation is to provide a Subdistrict for high density residential
development. Residential dwellings shall be limited to multi-family structures and less
intensive units such as single family and duplexes provided they are compatible with the
district. Mobile home developments shall be permitted only in the form of mobile home
subdivisions or parks as defined in the Land Development Code. A density less than or
equal to eight (8) dwelling units per gross acre is permitted.
(VI) 4. Neighborhood Center Subdistrict
The purpose of this land use classification is to provide for centers of activity that serve the
needs of the surrounding neighborhoods. The centers should contain a mix of
neighborhood oriented uses such as day care center, parks, schools, and governmental
activities. Other development criteria that shall apply to all neighborhood centers includes
the following:
a. To achieve a neighborhood character, these centers are encouraged to be anchored
by elementary schools, neighborhood scale parks, and/or churches.
b. A center should be limited to 80-120 acres in size, and will serve a population
ranging between 5,000 to 7,500 people, or accommodate a service area of one (1)
mile radius.
c. The Neighborhood Centers should be no closer than one (1) mile.
d. Non-residential uses shall be at least 20% of the size of the Neighborhood Center.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 13 of 53
9.A.2
Packet Pg. 62 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
e. Residential development within the designated Neighborhoods Centers shall permit
a maximum density of twelve (12) units per gross acre. Residential dwelling units
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.
f. Commercial development shall be permitted within a Neighborhood Center provided
all of the following criteria are met;
1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli;
meat market; bicycle services; restaurant; dry cleaning; veterinary clinics;
medical offices; laundry facilities; any other convenience commercial uses which
is compatible in nature with the foregoing uses. The Collier County School Board
will be notified of any proposed use to avoid conflict with the nearby schools; and
2. No commercial use shall be permitted within a ¼ mile of an existing school
property line within a Neighborhood Center; and
3. Access to the commercial development must in no way conflict with the school
traffic in the area; and
4. The design of any proposed commercial development must take into
consideration the safety of the school children; and
5. The projects within the Neighborhood Centers shall encourage provisions for
shared parking arrangements with adjoining developments; and
6. Driveways and curb cuts shall be consolidated with adjoining developments; and
7. Projects directly abutting residentially zoned property shall provide, at a
minimum, a 50 foot setback and landscape buffer; and
8. Projects shall provide a 10 foot wide landscaped strip between the abutting
right-of-way and the off-street parking area.
From time to time new Neighborhood Centers may be proposed. No two centers may be
closer than one mile from each other. New Neighborhood Centers would require market
justification and must meet size, spacing and use criteria expressed earlier.
5. Commerce Center - Mixed Use Subdistrict
The purpose of this designation is to create a major activity center that services the entire
Immokalee Urban Designated Area and surrounding agricultural area. The Mixed-Use
District shall function as an employment center and shall encourage commercial and
institutional uses. Uses permitted within this Subdistrict shall include shopping center,
governmental institutions, middle or high school, community park and other employment
generating uses. Other permitted commercial uses shall include transient lodging facilities
at 26 dwelling units per acre. The appropriate zoning districts include C-1 through C-4 as
identified in the Land Development Code.
In considering new commercial zoning, priority shall be given to protecting existing
residential uses. Residential development is permitted within the mixed-use Subdistrict at a
maximum density of twelve (12) units per gross acre. Residential dwellings shall be limited
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 14 of 53
9.A.2
Packet Pg. 63 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
to multi-family structures and less intensive units such as single-family and duplexes
provided they are compatible with the district. Mobile home developments shall be
permitted only in the form of mobile home subdivisions or parks as defined in the Land
Development Code.
The mixed-use district will be controlled via a series of performance standards that address
issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and
landscaping.
6. Planned Unit Development Commercial Subdistrict
Commercial development shall be permitted within a Planned Unit Development provided
the following size and development criteria are met. There are three (3) categories for PUD
Commercial. The commercial component within a PUD will be allowed to develop up to the
maximum acreage specified in the table below:
CATEGORY I CATEGORY II CATEGORY III
PUD Acres 80+ 160+ 300+
Maximum Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-3 C-2, C-3 & C-4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to the nearest commerce
center and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
c. Commercial zoning or development shall be no closer than a ¼ 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.
(IV)(VI) 5. Recreational/Tourist Subdistrict
The purpose of this Subdistrict is to provide centers for recreational and tourism activity that
utilize the natural environment as the main attraction. The centers should contain low
intensity uses that attract both tourists and residents while preserving the environmental
features of the area. Uses allowed within this Subdistrict include: passive parks; natur e
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.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 15 of 53
9.A.2
Packet Pg. 64 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
Non-residential Uses
Non-residential uses permitted within the Residential designation are limited to those uses that
are compatible and/or support the residential character of the area. The allowed uses include:
parks, open space and recreational uses, churches, libraries, cemeteries, public and private
schools, day-care centers and essential services as defined in the Land Development Code.
(VI) Density Rating System
The Density Rating System is only applicable to areas designated Urban, Mixed Use District, as
identified on the Immokalee Future Land Use Map. The Density Rating System is applicable to
the Low Residential Subdistrict to the extent that the residential density cap of 4 dwelling units
per acre is not exceeded, except for the density bonus provisions for affordable-workforce
housing. Except as provided below, the final determination of permitted density via
implementation of this Density Rating System is made by the Board of County Commissioners
through an advertised public hearing process (rezone). Density achieved by right shall not be
combined with density achieved through the rezone public hearing process.
(VI) 1. The Density Rating System is applied in the following manner:
a. Within the applicable Urban designated areas, a base density of 4 residential dwelling
units per gross acre is allowed, though not an entitlement. The base level of density
may be adjusted depending upon the location and characteristics of the project. For
purposes of calculating the eligible number of dwelling units for the project, the total
number of dwelling units may be rounded up by one unit if the dwelling unit total yields a
fraction of a unit .5 or greater. Acreage used for the calculation of density is exclusive of
commercial portions of the project, except mixed residential and commercial uses as
provided for in the C-1 through C-3 zoning district in the Collier County Land
Development Code; and, portions of a project for land uses having an established
equivalent residential density in the Collier County Land Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwelling or accessory structures that are
not intended and/or not designed for permanent occupancy, and is not applicable to
accessory dwelling or accessory structures intended for rental or other commercial use;
such accessory dwellings and structures include guest houses, guest suites, and the
like.
c. All new residential zoning located within the Mixed Use District shall be consistent with
the Density Rating System, except as provided in Policy 5.1 of the Future Land Use
Element.
d. Within the applicable areas of the Mixed Use District, all properties zoned A, Rural
Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for which
an affordable workforce housing project is proposed and approved, in accordance with
Section 2.06.00 of the Land Development Code (Ordinance 04-41, as amended,
adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base
density of four (4) dwelling units per gross acre by right; that is, a rezone public hearing
shall not be required. Such a project must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the rezone public
hearing process.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 16 of 53
9.A.2
Packet Pg. 65 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) 2. Density Bonuses
a. Proximity to Neighborhood Center and Commerce Center - Mixed Use
If 50% or more of a project is within a Neighborhood Center or the Commerce Center –
Mixed Use District, then the maximum density allowed within the Neighborhood Center
or Commerce Center – Mixed Use District of twelve (12) units per acre can be averaged
in with the density of the portion of the project outside of the Neighborhood Center f or
the entire project; however, appropriate buffering to adjacent lower intensity uses must
be achieved.
(VI) 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.
(VI) 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.
(VI) d. Residential In-fill
To encourage residential in-fill, three (3) residential dwelling units per gross acre may be
added if the following criteria are met: the project is ten (10) acres or less in size; at the
time of development, the project will be served by central public water and sewer; at
least one abutting property is developed; the project is compatible with surrounding land
uses; the property in question has no common site development plan with adjacent
property; there is no common ownership with any adjacent parcels; and the parcel in
question was not created to take advantage of the in-fill residential density bonus and
was created prior to the adoption of this provision in the Growth Management Plan on
January 10, 1989.
(VI) 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.
(VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 17 of 53
9.A.2
Packet Pg. 66 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) 3. Maximum Density
The maximum permitted density shall not exceed 16 residential dwelling units per gross acre
within the Urban designated area, except when utilizing the Transfer of Development Rights
(TDR) Chapter 2.03.07 of the Land Development Code, adopted by Ord. No. 91-102, as
amended.
(III) 4. Density and Intensity Blending
This provision is intended to encourage unified plans of development and to preserve the high
quality wetlands, wildlife habitat, and other natural features that exist within areas of the
Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the
case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle
the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted
on the countywide Future Land Use Map, and which were in existence and under unified control
as of October 22, 2002, the allowable gross density and/or intensity may be shifted from the
Urban designated lands to lands within the RLSA which are contiguous and under unified
control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The
density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity
Blending provision is further subject to the following conditions and limitations:
a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion
must be designated Recreational/Tourist District (RT) in the Immokalee Area Master
Plan;
b. It must be demonstrated the lands designated Urban have a high natural resource value
as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a score of
greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA;
c. Density and Intensity may only be shifted from lands within the Immokalee Urban Area
containing this high natural resource value (as measured above) to the lands within a
contiguous SRA, on an acre per acre basis, providing such lands were under unified
control as of October 22, 2002; and
d. Lands within the Urban area, from which the density and/or intensity has been shifted,
shall be placed in a conservation easement in perpetuity.
(VI) B. Urban – Commercial District
The purpose of this District is to accommodate a variety of commercial land uses, including
neighborhood oriented commercial uses, commerce center uses, general highway commercial
uses and commercial development within Planned Unit Developments (PUDs). Migrant labor
camps are also permitted within this designation.
(VI) 1. Commercial Subdistrict – S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to provide for retail and office uses, transient lodging
facilities and highway commercial uses that serve the needs of the traveling public.
Commercial uses allowed within the Subdistrict are generally similar to the C-1 through C-4
Commercial Zoning Districts, as identified in the Collier County Land Development Code.
These commercial uses must be located on a major arterial or collector roadway.
(VI)(VIII) A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land
Development Code must be met for future development within the Commercial
Subdistrict along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S;
7904N; 7905N; and, 6929.
(VIII) = Plan Amendment by Ordinance No. 15-22 on March 10, 2015
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 18 of 53
9.A.2
Packet Pg. 67 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land
Development Code must be met for future development within the Commercial
Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S.
(VIII) C. That portion of the Subdistrict located at the northwest quadrant of the intersection of
Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit
Development (PUD). The PUD shall include an appropriate list of commercial land uses
designed to serve the needs of the Immokalee community. Development within this
portion of the Subdistrict shall not be required to meet the specific architectural and site
design standards for commercial development required for PUDs, identified in Section
5.05.08, and the signage requirements of Section 5.06 of the Collier County Land
Development Code; however, the PUD shall include specific site design and building
architectural and signage standards for the commercial development.
Non-commercial Uses
In addition to those mixed-uses permitted within the Commercial Designations, uses such as
parks, open space and recreational uses, churches, libraries, cemeteries, public and private
schools, day-care centers and those essential services as defined in the Land Development
Code.
(VI) C. Urban ‒ Industrial District
(VI) 1. Industrial Subdistrict
The purpose of this Subdistrict is to provide for industrial type uses, including: airports; uses
related to light manufacturing, processing, storage and warehousing, wholesaling,
distribution, packing houses, recycling, high technology, laboratories, assembly, storage,
computer and data processing, business services; limited commercial uses, such as child
care centers, restaurants and other basic commercial uses, except retail uses, as described
in the Land Development Code for the Industrial and Business Park Zoning Districts; and,
vehicle racing, subject to conditional use approval. Accessory uses and structures
customarily associated with the uses allowed in this Subdistrict include, but are not limited
to, offices and retail sales; campgrounds accessory to vehicle racing; and, campgrounds
accessory to special events at the airport, such as air shows.
(VI) 2. Commerce Center – Industrial Subdistrict
The purpose of this Subdistrict is to create a major Activity Center that serves the entire
Immokalee Urban Designated Area and surrounding agricultural areas. The Commerce
Center-Industrial Subdistrict shall function as a major employment center for industrial and
commercial uses as described in the Land Development Code for the Commercial (C-1
through C-5), Industrial and Business Park Zoning Districts. This Subdistrict includes the
Immokalee Farmers Market and related facilities. The Subdistrict also permits higher
intensity uses, including packing houses, industrial fabrication operations and warehouses.
Accessory uses and structures customarily associated with the uses allowed in this
Subdistrict include, but not limited to, offices and retail sales, are also allowed.
(VIII) = Plan Amendment by Ordinance No. 15-22 on March 10, 2015
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 19 of 53
9.A.2
Packet Pg. 68 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted.
(VI) 3. Business Park Subdistrict
Business Parks are intended to include a mix of industrial uses and offices designed in an
attractive park-like environment with low structural density where building coverage ranges
between 25% to 45% and where large landscaped areas provide for buffering and
enjoyment by the employees and patrons of the Park. Business Parks shall comply with the
following:
a. Business Parks shall be permitted to develop with a maximum of 40% commercial
uses, of the type identified in “c” below, to reserve land within the industrially
designated areas for the intended industrial uses and to ensure compatibility.
b. Access to arterial road systems shall be in accordance with the Collier County
Access Management Policy and consistent with Objective 7 and Policy 7.1 of the
Traffic Circulation Element.
c. Commercial uses shall include, and shall be limited to, uses such as offices, financial
institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted
within those areas zoned Business Park or Planned Unit Development within the
Industrial Designation.
d. Business Parks must be a minimum of 35 acres in size. The Planned Unit
Development and/or rezoning ordinance document for Business Park projects shall
contain specific language regarding the permitted non-industrial uses and
development characteristic guidelines consistent with those stated above.
(I) Non-Industrial Uses
Essential services as defined in the Land Development Code are allowed within the Industrial
Designation.
(I)(VI) D. Overlays and Special Features
1. Urban Infill and Redevelopment Area
The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section
163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to comprehensively
address the urban problems within the area consistent with the goals of this plan. This
designation is informational and has no regulatory effect.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 20 of 53
9.A.2
Packet Pg. 69 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Staff Proposed AmendmentsImmokalee Area Master Plan CCPC Adoption DraftPL20180002258/CPSP-2018-59/25/2019Page 21 of 539.A.2Packet Pg. 70Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
PROPOSED
IMMOKALEE AREA
MASTER PLAN
September
2019
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 22 of 53
9.A.2
Packet Pg. 71 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
I. INTRODUCTION
Immokalee has long been recognized as a distinct community within Collier County.
Immokalee’s economy, geography, and demographic make-up are different than the rest of
Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most Immokalee residents work within the agricultural
industry, and the majority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2010 Census (the most comprehensive data for Immokalee currently
available), comparing Immokalee to the County as a whole, reflect some of the key socio-
economic differences, including age distribution, race and ethnicity, income, education and
housing.
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed
under separate Zoning and Subdivision Regulations until 1982. While it is now included under
the county-wide Land Development Code, in 1991 the County again acknowledged the need for
Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master
Plan as an element in the County’s overall comprehensive plan.
Collier County first established the Immokalee Area as a Planning Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP), which included a requirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan
(IAMP), as referenced in Policy 4.3 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban designated area has been developed and was
incorporated into this Growth Management Plan in February 1991. Major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area
Master Plan addresses conservation, future land use, population, recreation, transportation,
housing, and the local economy. Major purposes of the Master Plan are coordination of land
uses and transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
The IAMP is in addition to and supplements the goals, object ives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the Immokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year. On September
28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory
committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe
again, providing for dissolution of the committee no later than December 31, 2009. The purpose
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 23 of 53
9.A.2
Packet Pg. 72 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
and duties of the Committee remain the same:
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting
services.
B. Assist County staff with the review of general planning matters related to the Immokalee
Community. These could include housing, zoning, economic and/or other issues as may be
brought before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements;
2. economic incentives;
3. increasing the quality and quantity of affordable housing;
4. land uses and improvements relative to the Immokalee Regional Airport;
5. density increases in mixed-use districts;
6. restructuring of future land use designations and designation boundaries within the
Immokalee community;
7. the facilitation of construction of commercial development in commercial districts;
8. the preparation of revisions to current zoning districts and the development of associated
LDC (Ordinance 04-41, as amended) standards; and
9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee
community.
D. Assist in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions.
The IMPVC worked steadily towards achieving these goals. However, by 2012 the adoption of
the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of
reach and no amendments were made to the IAMP.
In 2015, the Board of County Commissioners directed staff to update four area master plans
including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a
review of the significant work accomplished during the previous restudy. The amendments to
the IAMP found herein are a result of the Immokalee residents and business owners continued
focus and effort to improve the land use policies that will regulate growth in their community.
An integral component of Immokalee’s future is the Collier County Community Redevelopment
Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 24 of 53
9.A.2
Packet Pg. 73 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the Florida
Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the
BCC adopted the Collier County Community Redevelopment Plan that included two
redevelopment areas: Bayshore/Gateway Triangle and Immokalee.
In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members
from the community were appointed to provide recommendations to the CRA to implement the
redevelopment plan and the allocation of tax increment revenues generated by increase d
property values. Over the years, the Immokalee CRA Local Advisory Board has ser ved as a
vehicle to bring forward community needs and interests.
For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee
component of the Collier County Community Redevelopment Agency.
II. NEW DIRECTIONS
Through the County’s public outreach during the Immokalee Area Master Plan restudy process,
it is clear that the residents of Immokalee see new possibilities for their community with the
development of this Master Plan. With the development of this new Master Plan, Immokalee has
chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining
its future, revitalizing its community, and developing a new mission that focuses on
strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors
to “this place we call home.”
During the 2018 public workshop process, residents and business owners established a guiding
community vision. It is the intent to implement this vision through the Goals, Objectives and
Policies of this Master Plan. The community defined their vision as:
“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.”
Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage
should be embraced and used to develop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity; take advantage of the traffic generated by the Immokalee
Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of
Ave Maria; and create new public plazas and gathering spaces. These public plazas and
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 25 of 53
9.A.2
Packet Pg. 74 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
spaces will be designed within an appropriate streetscape to foster walkability and a mixture of
uses, including entertainment and cultural events, and will position Immokalee to attract new
residents and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural-related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and en ergy sources. Immokalee has an
opportunity to create a new farmers’ market or expand the existing state farmers’ market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the st rategic
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility
to and from Immokalee, helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system, both regionally and within the Immokalee Urban Area,
are just one part of how the overall transportation network will impact the future. Incentives to
encourage economic development at the IMM include the Florida Tradeport which operates
within a Foreign Trade Zone (#213), and the Historically Underutilized Business (HUB) Zone.
IMM provides direct access to over 1,000 acres allowing a broad range of aeronautical and
industrial uses, and two paved runways equipped for Global Position Satellite (GPS) and
instrument approaches.
The opportunities available through development of the Tradeport are particularly significant
given that in 2012 the Collier County Office of Business and Economic Development (OBED)
estimated the County will need an additional 3,685 acres of new business park lands by 2030.
The OBED has been working to attract research clusters to Collier County to diversify the
economy, which is currently highly dependent on only three industries: agriculture, construction,
and tourism and services. The three targeted industry clusters are: health and life science;
computer software and services; and distribution. Given its location, access to major roads,
connectivity with other parts of the state, availability of developable land, and the airport,
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 26 of 53
9.A.2
Packet Pg. 75 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
Immokalee is a prime location for the new distribution industry that the OBED has identified as
being vital to the growth and diversification of Collier County’s economy.
Another potential for economic growth lies in anticipated development in areas surrounding
Immokalee. As new towns in eastern Collier County develop, needed government services and
departments could be centrally located in Immokalee to serve the eastern portion of the
County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths. The first goal specifically makes economic development a priority,
and the objectives and policies set forth specific ways to promote and diversify the local
economy and create a positive business climate.
The second goal focuses on quality neighborhoods. An Immokalee Neighborhood Map has
been created by the community to begin the process of evaluating the needs of each
neighborhood. Future neighborhood improvements such as housing conditions, water
management, transportation, lighting and play areas, are encouraged to elevate the quality of
life for Immokalee residents.
The third addresses infrastructure and public services. Parks and recreational opportunities to
serve the young families in Immokalee are the first public infrastructure item discussed.
Transportation is a major component of any community’s public infrastructure needs, and while
county-wide issues are still dealt with in the county Transportation Element, this portion
addresses Immokalee’s local roads and needed public safety improvements to protect
pedestrians and bicyclists. Other important public services include stormwater management and
solid waste, which are addressed as well.
The fourth goal addresses significant natural resources within the Immokalee Urban Area and
ecotourism opportunities.
Land use is an integral component of any master plan. The fifth goalDefines the land use
designations applicable to Immokalee, and as illustrated on the Immokalee Future Land Use
Map. Mixed-use, pedestrian-scaled development is important, as is allowing development in
appropriate locations, at densities and intensities that will attract new development.
Urban form and design are addressed in the sixth goal. These objectives and policies are
generally concerned with how to create a theme or brand for Immokalee, provide safe multi-
modal transportation, and develop site design and development standards appropriate for
Immokalee, rather than continuing to apply standards developed for coastal Collier.
The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to
address current service issues and to continue collaboration with appropriate organizations in
the future.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 27 of 53
9.A.2
Packet Pg. 76 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
IV. IMPLEMENTATION STRATEGY
This section places the plan into effect. Implementation strategies include the Goals,
Objectives and Policies, and the Land Use Designation Description section.
GOALS, OBJECTIVES AND POLICIES
GOAL 1: ENHANCE AND DIVERSIFY IMMOKALEE’S LOCAL ECONOMY.
OBJECTIVE 1.1:
Actively pursue, attract, and retain business enterprises.
Policy 1.1.1: Commercial and Trade Hub
In recognition of Immokalee’s strategic location within Collier County and Southwest Florida, the
County will continue to support and partner with other organizations to seek and maintain
funding opportunities and designations that will:
• Support the Immokalee CRA and other economic development entities in actively
promoting and positioning Immokalee as a regional commercial and trade hub for
businesses seeking to locate or expand into Southwest Florida; and
• Encourage the Immokalee CRA and other economic development entities in the
marketing of commercial and industrial opportunities in Immokalee.
Policy 1.1.2: Immokalee Regional Airport/Florida Tradeport
Collier County will encourage the promotion of economic development opportunities at the
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas.
Policy 1.1.3: Mitigation Banking and/or Targeted Acquisition Lands
By [2 years of the date of adoption of the ordinance], Collier County will explore the feasibility
of utilizing privately owned undeveloped parcels with significant wetland, upland, or listed
species habitat value, as a listed species habitat conservation bank or wetland mitigation bank
to: 1) compensate for wetland or listed species impacts associated with development within
the Immokalee Urban Area, 2) for mitigation required by state and federal agencies, or 3) for
off-site preservation when allowed. The purpose of such a mitigation bank and/or identification
of lands targeted for acquisition within the Immokalee Urban Area, in addition to the ecological
benefits, is to facilitate and expedite permitting of development and redevelopment on other
more appropriate lands within the Immokalee Urban Area. During this period, the County shall
develop a map depicting the preferred lands to be targeted for mitigation or acquisition by
public or private parties. Incentives and regulatory requirements shall be included in the LDC
(Ordinance 04-41, as amended) to direct mitigation to, or acquisition of, these targeted lands
and to direct development away from such lands.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 28 of 53
9.A.2
Packet Pg. 77 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
OBJECTIVE 1.2:
Create a business climate that will enhance and diversify the Immokalee area’s economy and
increase employment opportunities.
Policy 1.2.1: Pre-Certified Commercial/Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses, and by streamlining the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area. By [1 year of the date of adoption of the ordinance], Collier County will
initiate the review of the existing Certified Site Program, presently administered by the Collier
County Office of Business and Economic Development, and propose improvements to the
program that will further assist economic development in the Immokalee area.
Policy 1.2.2: Home Occupations
By [2 years of the date of adoption of the ordinance], Collier County will initiate amendments to
the LDC (Ordinance 04-41, as amended) to create more flexibility for home-based businesses in
the Immokalee Urban Area, thereby allowing additional opportunities for home-based
occupations.
Policy 1.2.3: Financial Incentives
By [2 years of the date of adoption of the ordinance] Collier County, in cooperation with the
Immokalee CRA, will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify funding sources to maintain adequate funding
of such incentive programs.
Policy 1.2.4: Agriculture-Related Business Uses
In recognition of the economic importance of agriculture, by [2 years of the date of adoption of
the ordinance] Collier County will initiate amendments to the LDC (Ordinance 04-41, as
amended) to:
• allow agriculture research and development facilities, agri-business offices and
headquarters, and facilities, offices, headquarters and apparatuses associated with an
alternative energy use. These uses will be allowed on properties zoned (A) Rural
Agricultural, within the Low Residential Subdistrict land use designation; and
• allow small agriculture-related business uses, such as fruit and vegetable stands, and
farmers markets, within Residential zoning districts.
Compatibility criteria and development standards shall be included in proposed LDC
amendments.
OBJECTIVE 1.3:
Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities
in Immokalee in order to diversify the Immokalee economy, and improve quality of life.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 29 of 53
9.A.2
Packet Pg. 78 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
Policy 1.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities
Collier County will encourage the expansion of tourism, entertainment, cultural and recreational
opportunities, such as restaurants, movie theaters, museums and public spaces. Collier County
will work with the Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and
Economic Development, The Naples, Marco Island, and Everglades Convention and Visitors
Bureau, and other public and private organizations to promote increasing tourism of Lake
Trafford, Immokalee Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum
at Roberts Ranch and Anne Olesky Park, and future tourism, recreational, entertainment and
cultural attractions.
Policy 1.3.2: Eco-tourism
Collier County will encourage the development of ecotourism in the Immokalee area, with a
particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the
County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater
Naples Chamber of Commerce, Office of Business and Economic Development, the Naples,
Marco Island, and Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities.
Policy 1.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate
future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism
development and marketing campaign; and b) address impacts of the expansion of the
Seminole Casino Hotel, and other resort structures and uses on the community and surrounding
area.
Policy 1.3.4: Entertainment Area
In recognition of the fact that the casino is a significant attraction, Collier County will encourage
the development of an entertainment area near the casino that is complementary and
connected to Immokalee’s existing downtown core.
OBJECTIVE 1.4:
Enhance and expand educational and cultural facilities and opportunities in Immokalee.
Policy 1.4.1: Research and Development
Collier County 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 Immokalee CRA, public and private colleges and universities, and other public and private
organizations to promote these opportunities.
Policy 1.4.2: Education and Training Programs
Collier County will seek to partner with other organizations including the Collier County School
Board and CareerSource Southwest Florida to enhance the availability and variety of training
programs in Immokalee.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 30 of 53
9.A.2
Packet Pg. 79 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
OBJECTIVE 1.5:
Collier County will support the implementation of the Immokalee Redevelopment Area Plan
(Resolution No. 2000-181 and 2004-384, as amended).
Policy 1.5.1: Technical Assistance
By [2 years of the date of adoption of the ordinance], Collier County will initiate the review of
existing programs meant to provide technical assistance for the establishment and permitting of
new or expanding businesses and make recommendations to better implement these programs
specific to the needs of the Immokalee community.
Policy 1.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial-Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04 -41,
as amended) that facilitate mixed-use projects and provide for flexible performance-based
incentives.
Policy 1.5.3: Alternative Funding
Collier County will continue to support efforts to seek additional state and federal funding to
improve infrastructure and housing, and to promote or expedite the development and
redevelopment of the community.
GOAL 2: TO PROVIDE QUALITY NEIGHBORHOODS FOR ALL RESIDENTS OF THE
IMMOKALEE URBAN AREA.
OBJECTIVE 2.1
Collier County, in coordination with the Immokalee CRA and residents, will identify
neighborhood improvements needed to elevate the neighborhood quality of life.
Policy 2.1.1: Neighborhood Inventory
By [2 years of the date of adoption of the ordinance], Collier County will initiate an inventory of
existing neighborhoods. The purpose of the inventory is to identify opportunities to improve
neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing,
and community facilities.
Policy 2.1.2: Neighborhood Improvement Plans
Incorporating the findings of the neighborhood inventories, Collier County will create
Neighborhood Improvement Plans, with coordination of all applicable County departments,
neighborhood residents, and the Immokalee CRA, to provide a multi-disciplinary approach to
planning for identified neighborhood improvements.
OBJECTIVE 2.2:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 31 of 53
9.A.2
Packet Pg. 80 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
Policy 2.2.1: Funding Opportunities
Collier County, in coordination with federal, state, and other local agencies and private
organizations will seek funding for the housing needs identified in the Neighborhood
Improvement Plans.
Policy 2.2.2: Substandard Housing
Collier County will periodically update programs for the repair, removal, or replacement of
substandard housing units in Immokalee.
Policy 2.2.3: Displaced Occupants
Collier County will coordinate with local non-profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units.
Policy 2.2.4: Housing Code Enforcement
Collier County shall make reasonable effort to require that substandard housing be brought into
compliance or eliminated. Efforts will focus on properties that are abandoned, or not in
compliance with the Collier County Land Development Code or Code of Laws and Ordinances.
Policy 2.2.5: Farm Labor Housing Land Development Regulations
Collier County, in cooperation with the Florida Department of Health, will review and revise, as
necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area
to eliminate regulations that are duplicative to federal and state provisions.
Policy 2.2.6: Interagency Coordination
Collier County will coordinate with the Immokalee CRA and other housing providers and
regulators to review and consider incentives to improve the housing quantity and quality in the
Immokalee Urban Area.
OBJECTIVE 2.3:
The County will continue to explore and provide innovative programs and regulatory reforms to
reduce development costs and promote quality neighborhoods and a full range of housing for all
Immokalee residents.
Policy 2.3.1: Housing Grant Opportunities
Collier County, in coordination with the Immokalee CRA, will pursue government grants and
loans for housing.
Policy 2.3.2: Housing Incentives
Housing affordability in Immokalee will be incentivized in part through the implementation of the
approved strategies within the Collier County Community Housing Plan.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 32 of 53
9.A.2
Packet Pg. 81 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
GOAL 3: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 3.1:
To annually identify the priorities of the Immokalee community and the Immokalee CRA related
to capital improvements and other activities that will further the goals, objectives and polic ies of
the IAMP.
Policy 3.1.1: Capital Projects and Studies
Collier County will coordinate with the Immokalee CRA on an annual basis to develop a
prioritized list of Immokalee specific capital projects and studies that will further the Goals,
Objectives, and Policies of the IAMP. The County and the Immokalee CRA shall identify
potential funding sources for all or a portion of the projected cost associated with these projects
and studies. This list shall be provided to the BCC prior to its annual budgeting process in order
to allow the BCC to consider Immokalee’s priorities in relation to available funding and staffing
resources.
OBJECTIVE 3.2:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the Immokalee area through the implementation
of the Collier County Parks & Recreation Master Plan for the Immokalee Area.
Policy 3.2.1: Priority Park Sites
Collier County will prioritize the development of future Immokalee community parks within, or
adjacent to, the most densely populated urban areas to ensure convenient access by the
majority of residents, and in coordination with the Immokalee CRA, will identify locations for
public plazas, greens, or urban parks.
Policy 3.2.2: Community Input
Collier County will solicit community input to ensure provision of appropriate public facilities to
address the demographics of the Immokalee Urban Area.
Policy 3.2.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throughout the
community where appropriate and feasible.
Policy 3.2.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new
neighborhood recreational areas, such as ball fields, soccer fields, basketball courts, tot lots,
and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each
neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans.
Policy 3.2.5: Use of Vacant Residential Parcels
Subject to available funding, Collier County will consider acquiring vacant residential parcels in
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 33 of 53
9.A.2
Packet Pg. 82 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
order to develop new neighborhood recreation areas. These parcels may be small in size and
should be evenly distributed throughout the community. These opportunities shall be identified
in the Neighborhood Improvement Plans.
OBJECTIVE 3.3:
To provide a network of roads, sidewalks, and bike paths to support growth in a manner that
allows for the safe and convenient movement of pedestrians, bicyclists and vehicles.
Policy 3.3.1: Complete Streets
Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive,
multi-modal approach, implementing access for transportation users of all ages and disabilities,
in a manner that promotes safe, efficient movement of people and goods, whether by car, truck,
public transit, assistive device, foot or bicycle.
Policy 3.3.2: Bicycle and Pedestrian Pathways Plan
In the Immokalee Urban Area, priority will be given to projects linking existing residential
neighborhoods with commercial and employment areas, schools, libraries, community parks,
recreation sites and other public service areas.
Policy 3.3.3: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to
available funding, as a precursor to initiating new investments in the Immokalee area. In
particular, the County will support and encourage:
• the Florida Department of Transportation in the widening of SR 82 between I -75 and SR 29
as a first step in improving transportation access to Immokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the
Immokalee Regional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State-owned
roads;
• the creation of new, or expansion of existing, transportation corridors that improve access
between Immokalee, the City of Naples, and coastal Collier County; and
Policy 3.3.4: Local Transportation Network Improvements
Recognizing that a significant segment of the of the community’s population uses public transit,
walks or bicycles to work and to school, by [3 years of the date of adoption of the ordinance]
Collier County will initiate a transportation planning study with recommendations to identify
potential routes to improve connectivity of the collector and local street grid to expand public
transit service, and bicycle and pedestrian access.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 34 of 53
9.A.2
Packet Pg. 83 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
Policy 3.3.5: Private Roads
Collier County will encourage, through incentives, that private roads be brought up to County
standards and offered to the County for acceptance and maintenance, when deemed
appropriate.
Policy 3.3.6: Access from Immokalee Regional Airport to Future SR 29 Bypass
Collier County will continue to coordinate with the Florida Department of Transportation (FDOT),
and with landowners and other stakeholders, to identify a preferred route to connect the Airport
and the future SR 29 Bypass.
Policy 3.3.7: Safety Improvements
As funding becomes available, Collier County will implement the 2011 Immokalee Walkable
Community Study, prepared for the Collier Metropolitan Planning Organization, identifying
locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and street lighting
for the purpose of improving pedestrian and bicycle circulation and safety.
Policy 3.3.8: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect significant employment centers and public facilities, and interconnect
to adjacent communities.
Policy 3.3.9: Transportation Concurrency Alternatives (for SR 29)
When warranted, Collier County shall identify alternative methods to allow non-residential
development in the Immokalee Urban Area to proceed with limited exceptions and/or a
mitigated waiver from existing concurrency requirements due to the economic and job creation
benefits such development would provide. The following shall be considered as a part of the
analysis:
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation
Concurrency Management Area (TCMA) or other alternative that would allow limited
exceptions and/or mitigated waivers from concurrency for economic development, diversity,
and job creation in the Immokalee Urban Area; and
b. Potential limitations on such exceptions and/or waivers from concurre ncy including:
1. Limiting applicability to certain locations, such as the Airport/Tradeport, other lands
around the Airport, and the Urban Infill and Redevelopment Area;
2. Requiring a case-by case approval of any such exception or waiver based upon certain
targeted and measurable objectives, including Transit Oriented Design, job creation and
other commitments by the developer that would be deemed to be beneficial to the
community; and
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility
of any such exception or waiver process.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 35 of 53
9.A.2
Packet Pg. 84 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
OBJECTIVE 3.4:
To improve stormwater management and surface drainage in Immokalee.
Policy 3.4.1: Immokalee Stormwater Master Plan
Collier County’s Stormwater Management staff, in coordination with other County departments,
will continue to implement the recommendations contained within the Immokalee Stormwater
Master Plan (as amended), as funding becomes available.
GOAL 4: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 4.1:
To address the protection of natural resources in Immokalee, including Lake Trafford and
connected wetland systems, and listed species habitat including upland habitat used by listed
species, through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element (CCME).
Policy 4.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP
Policy 1.1.3. This may be accomplished by utilizing incentives and inn ovative land development
regulations, including but not limited to: cluster development, transferable development rights,
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In order to qualify
for any such incentives, the preserve acreage shall exceed the minimum applicable acreage set
forth in CCME Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a
sliding scale, providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in CCME Policy 6.1.1.
By [2 years of the date of adoption of the ordinance], Collier County shall initiate
amendments to the LDC (Ordinance 04-41, as amended), to provide for other incentives
and innovative land development regulations, including but not limited to cluster development
and flexible development standards, that do not require an amendment to the IAMP.
Policy 4.1.2: Lake Trafford Water Quality
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural
habitat, the ecosystem, economy and ecotourism activities in Immokalee, proposed
development within the Lake Trafford watershed boundary will conform to best management
practices (BMPs) regarding water quality in order to avoid or minimize adverse impacts to the
lake and its surrounding wetlands and natural habitat. These BMPs will primarily include
measures or design standards recognized by the Department of Environmental Protection
(DEP) and the Environmental Protection Agency (EPA) that address increased or enhanced
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 36 of 53
9.A.2
Packet Pg. 85 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
onsite treatment of storm water runoff, and measures to address Total Maximum Daily Loads
(TMDL) and nutrient loading. By [2 years of the date of adoption of the ordinance], Collier
County, in conjunction with any applicable state or federal agencies, will initiate amendments
to the LDC (Ordinance 04-41, as amended) to establish specific best management practices
and will identify the specific locations where such best management practices shall be
required. The Lake Trafford watershed boundary shall be illustrated by map in the LDC and
will be the geographic area intended for implementation of these BMPs.
Policy 4.1.3: Lake Trafford Remediation
Collier County will continue to cooperate with state and federal agencies on remediation,
restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and
invasive plant removal) to improve the health and recreational potential of the lake.
GOAL 5: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 5.1:
The Immokalee Area Master Plan and its Future Land Use Map will apply to all development
orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate
land use with the natural environment; maintain and develop cohesive nei ghborhood units;
promote a sound economy; and encourage desirable growth and energy efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section.
Policy 5.1.1: Future Land Use Designation
The Immokalee Area Master Plan’s URBAN Future Land Use Designation includes the
following Future Land Use Districts, Subdistricts, Overlays and Features:
A. URBAN – MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Medium Residential Subdistrict
3. High Residential Subdistrict
4. Commercial – Mixed Use Subdistrict
5. Recreational/Tourist Subdistrict
B. URBAN – INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial – Mixed Use Subdistrict
3. Industrial – Immokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
1. Lake Trafford /Camp Keais Strand System Overlay
2. Seminole Reservation
3. Urban Infill and Redevelopment Area
4. Industrial - Mixed Use Commercial Overlay
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 37 of 53
9.A.2
Packet Pg. 86 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
Policy 5.1.2: Compatibility between Land Uses
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the Immokalee Urban Area.
Policy 5.1.3: Compact Mixed-Use Development
Collier County will encourage compact mixed-use development in appropriate zoning districts
and particularly within the HR and C-MU designations, as an innovative planning technique to
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency.
Policy 5.1.4: 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 LDC Section 5.04.02.C; or within an existing mobile home lot, mobile home
park or subdivision as identified in LDC Section 2.03.07.G.6; or within the mobile home
overlay (MHO); or as part of a new mobile home park or subdivision approved on lands with
zoning that permits mobile homes; or on individual lots or parcels with zoning that permits
mobile homes.
Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua
Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual
Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26,
2013 (see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County,
Florida). The Agreement references both the Commerce Center-Mixed Use Subdistrict of the
Urban Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-
Industrial District of the IAMP in effect on February 26, 2013.
Policy 5.1.5: Public Educational Plants
Public educational plants and public ancillary plants shall be allowed as provided for in Policy
5.16 of the Future Land Use Element.
Policy 5.1.6: Zonings and Rezonings
A. All zoning as shown on the Official Zoning Atlas as of [effective date of IAMP adoption
ordinance] shall be deemed consistent with the Growth Management Plan.
B. All rezonings must be consistent with the Growth Management Plan. For properties that
have zoning in place prior to a change in Land Use Designation , where the prior zoning
allows for a higher density or intensity than the new Land Use Designation such properties
may be rezoned as follows:
1. For such commercially-zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district a s the
existing zoning district, and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercially-zoned properties to a residential zoning district is allowed
as provided for in the Density Rating System of this Master Plan.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 38 of 53
9.A.2
Packet Pg. 87 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
2. For such industrially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district, and provided the overall intensity of industrial land use
allowed by the existing zoning district is not exceeded in the new zoning district.
3. For such residentially-zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4. Properties subject to the above limitations may be combined and developed with other
property, whether such other property has had a change in Land Use Designa tion. For
residential and mixed-use developments only, the accumulated density between these
properties may be distributed throughout the project, as provided for in the Density
Rating System or the underlying subdistrict, as applicable.
5. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6. This Section does not apply to changes to the Land Use Designation initiated by the
property owner.
C. Any property owner who believes that they have been adversely affected by this IAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC. All applications must be submitted within one year from the effective date of the
IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to
any other claim or remedy 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 they
have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8-page notice in one or more newspapers of general circulation in the Immokalee area
within 15 days of Adoption of this plan by the BCC.
GOAL 6: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
Collier County shall develop Immokalee-specific land development regulations to the extent
required by this Master Plan, and which reflect the unique character and cultural diversity of the
residents, encourage pedestrian-friendly urban form, and promote energy efficiency.
Policy 6.1.1: Development of Land Development Code Standards
By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the
Immokalee CRA, will initiate the development of LDC standards specific to Immokalee to
address the unique needs of the Immokalee Urban Area. These standards shall include those
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 39 of 53
9.A.2
Packet Pg. 88 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
related to permitted and conditional land uses; density and intensity; signage; landscaping and
buffering; native preservation retention; off-street and on-street parking and loading;
architectural design; development standards, including setbacks to Lake Trafford; floor area
ratio for certain nonresidential uses; and site access.
Policy 6.1.2: Location of Service Uses
Collier County will encourage community parks and other community facilities to be placed
within one-half mile of residential and mixed-use centers, in order to encourage walking,
bicycling and non- vehicular access to and from these service uses. Collier County shall require
interconnection of pedestrian facilities to the existing pedestrian network.
Policy 6.1.3: Downtown Pedestrian Amenities
By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the
Immokalee CRA, will evaluate the need for additional passive recreation and outdoor dining and
entertainment opportunities along downtown streets, and, if warranted, adopt amendments to
the Collier County LDC (Ordinance 04-41, as amended) to incentivize and encourage the
development of these amenities, provided the free and safe movement of pedestrians is
maintained.
Policy 6.1.4: Central Business District
By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the
Immokalee CRA, will initiate a review of the Public Realm Plan and the Central Business District
Form-Based Guidelines. Based on the review, Collier County will initiate amendments to the
LDC (Ordinance 04-41, as amended), as necessary.
Policy 6.1.5: Safe Neighborhood Initiatives
Collier County will coordinate with local and state law enforcement, developers, and citizens to
seek funding opportunities available under the Safe Neighborhood Act (Chapter 163, Part IV,
F.S.) or other programs to improve safety within the Immokalee community and to provide for
safe streets. This may include implementation of CPTED (crime prevention through
environmental design) strategies, where such strategies are compatible with the community
design objectives set forth herein.
GOAL 7: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION AND COST SHARING WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER
COUNTY SCHOOL BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS,
AND NON-PROFIT ORGANIZATIONS.
OBJECTIVE 7.1:
Pursue effective interlocal and inter-governmental coordination in order to provide a range of
human services to Immokalee residents.
Policy 7.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with local and regional economic
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 40 of 53
9.A.2
Packet Pg. 89 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
development organizations and the State of Florida to assist the Immokalee area in attracting
businesses, marketing, and developing infrastructure.
Policy 7.1.2: Redevelopment Implementation Partners
Collier County will actively coordinate efforts with the Immokalee CRA and not-for-profit
organizations to implement the Immokalee Area Master Plan and the Immokalee Community
Redevelopment Area Plan.
Policy 7.1.3: Immokalee Government Services Center
Collier County will continue to support an Immokalee-based government center that will co-
locate various county entities and departments to ensure effective collaboration and services to
support community needs. This office may include, but is not limited to, the following services:
a. Animal control
b. Board of County Commissioners Office
c. Branch Office of the Collier County Tax Collector
d. Child support enforcement
e. Code enforcement
f. Court
g. Domestic violence services
h. Economic Development
i. Emergency management services
j. Emergency medical services
k. Emergency Operations Center (EOC)
l. Housing and Human Services
m. Immokalee Community Redevelopment Agency
n. Permitting
o. Planning and Zoning
p. Public health services
q. Veterans Services
Policy 7.1.4: Immokalee Civic Center
By [1 year of the date of adoption of the ordinance] Collier County will coordinate with the
Immokalee CRA to explore opportunities for an Immokalee civic center.
Policy 7.1.5 Satellite/Mobile Coordination Center
By [1 year of the date of adoption of the ordinance], Collier County Emergency Management
(CCEM) will initiate the development of an Immokalee Emergency Management Time
Delineating Schedule (TDS) Checklist for disasters or local emergencies and identify candidate
coordination center location opportunities. This includes but is not limited to CCEM hosting this
coordination center at Immokalee Technical College (iTECH), County buildings, the CCEM
Mobile Command Center or the use of a Disaster Response Unit (DRU). At the discretion of
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 41 of 53
9.A.2
Packet Pg. 90 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
CCEM, this Center will be activated in Immokalee in the event of an emergency. The Planning
process will be a whole community approach which includes working with the Immokalee Unmet
Needs Coalition or other recovery groups participating in a CCEM Memorandum of
Understanding (MOU).
(The remaining of the page is intentionally left blank)
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 42 of 53
9.A.2
Packet Pg. 91 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts. The following describes land use designations shown on the Immokalee
Master Plan Future Land Use Map. These designations generally indicate the types of land
uses for which zoning may be requested. However, these land use designations do not
guarantee that a zoning district request will be approved.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses. Mixed uses can be located within individual buildings and/or projects in areas deemed
appropriate and identified on the FLUM. Nonresidential uses allowed in the Residential
subdistricts include, but are not limited to: agriculture, earth mining, oil extraction, and related
processing, home-based businesses, parks, recreation and open space uses, churches,
libraries, cemeteries, community centers, public and private schools, day-care centers, group
housing uses, utility and communication facilities, and essential services, as defined in the Land
Development Code, except as may be limited within a specific subdistrict or overlay.
New commercial development may be allowed in the Low Residential, Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the
following limitations:
Commercial development may be permitted within a PUD, provided the following s ize and
development criteria are met. The commercial component within a PUD may be allowed to
develop up to the maximum acreage specified in the table below:
CATEGORY I CATEGORY II CATEGORY III
PUD Acres >80 >160 >300
Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre
Max. Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-2, C-3 C-2 through 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 any lands designated C- MU and
no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in
size, unless otherwise authorized by the Board of County Commissioners;
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 one-quarter (¼) mile from the
nearest existing elementary school boundary, unless otherwise authorized by the Board of
County Commissioners;
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 43 of 53
9.A.2
Packet Pg. 92 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
d. The commercial development shall be integrated with the residential portion of the project,
including common elements such as signage, and providing vehicular and non-vehicular
interconnection; and
e. No construction in the commercial designated area shall be allowed until construction has
commenced on at least 30% of the project’s residential units, unless otherwise authorized
by the Board of County Commissioners.
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low density residential development and
supporting uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4.
Residential densities are allowed as provided below, except for properties within the Lake
Trafford/Camp Keais Strand System Overlay.
• Base Density: Four (4) dwelling units per gross acre.
• Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
As agriculture is a significant economic driver in Immokalee, the following uses will be allowed in
accordance with IAMP Policy 1.2.4:
• agricultural research and development facilities,
• agri-business offices and headquarters, and
• facilities, offices, headquarters and apparatuses associated with an alternative energy
use.
2. Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and supporting uses.
Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential
densities are allowed as provided below, except for properties within the Lake Trafford/Camp
Keais Strand System Overlay.
• Base Density: Six (6) dwellings units per gross acre.
• Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
3. High Residential Subdistrict (HR)
The purpose of this subdistrict is to provide for a mixture of housing type and supporting uses.
Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 44 of 53
9.A.2
Packet Pg. 93 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
are allowed as provided below, except for properties within the Lake Trafford/Camp Keais
Strand System Overlay.
• Base Density: Eight (8) dwelling units per gross acre.
• Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
4. Commercial - Mixed Use Subdistrict (C-MU)
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and
mixed-use development, employment and recreational opportunities, cultural and civic activities,
and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of
residential uses are allowed within this Subdistrict, except that mobile homes are only allowed
as provided by IAMP . Policy 5.1.4. Residential densities are allowed as provided below, except
for properties within the Lake Trafford/Camp Keais Strand System Overlay. Nonresidential uses
allowed within this Subdistrict include those uses allowed in the C -1 through C-4 zoning districts
in the Collier County Land Development Code, Ord. No. 04-41, as amended.
• Base Density: Sixteen (16) dwelling units per gross acre.
• Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
• Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre.
Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to provide both
residential and non-residential uses.
5. Recreational/Tourist Subdistrict (RT)
The purpose of this Subdistrict is to provide for recreational and tourist activities related to the
natural environment, and to allow for limited compact residential development. Uses allowed in
this Subdistrict include, but are not limited to: passive parks; nature preserves; wildlife
sanctuaries; open space; parks; museums; cultural facilities; marinas; transient lodging facilities
(including hotel/motel, rental cabins, bed and breakfast establishments, campsites); restaurants;
recreational vehicle parks; sporting and recreational camps; low-intensity retail directly
associated with the purpose of this Subdistrict; agriculture; and essential services as defined in
the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP
Policy 5.1.4.
Single and multi-family dwelling units are allowed.
• Base Density: Four (4) dwelling units per gross acre.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 45 of 53
9.A.2
Packet Pg. 94 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
• Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply
in this subdistrict.
• Transient lodging is permitted at a maximum density of twenty-six (26) units per gross
acre.
DENSITY RATING
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as
identified on the Immokalee Future Land Use Map. Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone) in
accordance with the LDC. Density achieved by right (as may be permitted for qualifying
Affordable Housing projects) shall not be combined with density achieved through the rezone
public hearing process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a. Within the applicable Urban designated areas, the base density of the Subdistrict is
allowed, though not an entitlement. Density may be increased using applicable density
bonuses. For purposes of calculating the eligible number of dwelling units for the project,
the total number of dwelling units may be rounded up by one unit if the dwelling unit total
yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is
exclusive of commercial portions of the project, except within the C-1 through C-3
Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict,
wherein residential project densities will be calculated on total gross acreage, and
except 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 dwellings or accessory structures. Such
accessory dwellings and structures include guest houses, mother-in-law’s quarters,
cabanas, guest suites, and the like.
c. All new residential zoning located within the Urban Mixed-Use District shall be consistent
with the Density Rating System, except as provided for in Policy 5.1.6.
d. Within the applicable areas of the Urban Mixed-Use District, all properties zoned A,
Rural Agricultural, E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for which
an affordable housing project is proposed and approved, in accordance with Section
2.06.00 of the LDC (Ordinance 04-41, as amended), shall be permitted the base density
of four (4) dwelling units per gross acre by right, except in the case of lands designated
LR on the IAMP Future Land Use Map (FLUM), wherein the density shall not exceed
50% of the maximum permitted density of the zoning district for the subject property; that
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 46 of 53
9.A.2
Packet Pg. 95 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
is, a rezone public hearing shall not be required. Such a project must comprise a
minimum of ten acres.
2. DENSITY BONUSES
To encourage infill development, the creation of affordable housing, and preferred roadway
access, certain density bonuses are available. If these bonuses are utilized, base densities may
be exceeded. In the Low Residential Subdistrict, the base density of four units per acre may
only be exceeded if utilizing an affordable housing bonus. In no case shall the resulting density
exceed the maximum density specified in each Subdistrict.
a. Proximity to Commercial-Mixed Use
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then the
base density allowed within the Commercial - Mixed Use Subdistrict of sixteen (16)
dwelling units per acre applies to the entire project, except that this bonus cannot be used
to increase density on lands within the project designated Low Residential. Buffering to
achieve compatibility with adjacent lower intensity uses shall be required.
b. Affordable Housing Bonus, by Public Hearing
To encourage the provision of affordable housing within certain Subdistricts in the Urban
Designated Area, a maximum of twelve (12) dwelling units per gross acre may be
added to the base density if the project meets the definition and requirements of the
Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development
Code, Ordinance 04-41, as amended).
c. Affordable Housing Bonus, by Right
To encourage the provision of affordable housing within that portion of the Urban Mixed
Use District, properties zoned A, Rural Agricultural, E, Estates, RSF-1, 2, 3, 4, 5, 6,
Residential Single Family, VR, Village Residential, and/or RMF-6, Residential Multi-
Family-6, for which an affordable housing project is proposed in accordance with the
definitions and requirements of the Affordable Housing Density Bonus Ordinance
(Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended), a
maximum of four (4) residential units per gross acre shall be added to the base density
of four (4) dwelling units per gross acre, except in the case of lands designated LR on
the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the
maximum permitted density of the zoning district for the subject property. Therefore, the
maximum density that may be achieved by right shall not exceed eight (8) dwelling units
per gross acre. Such a project must comprise a minimum of ten acres.
d. Residential Infill
1. To encourage residential infill, three (3) residential dwelling units per gross acre
may be added if the following criteria are met: The project is twenty (20) acres or
less in size; at the time of development, the project will be served by central public
water and sewer; at least one abutting property is developed; the project is
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 47 of 53
9.A.2
Packet Pg. 96 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
compatible with surrounding land uses; the property in question has no common
site development plan with adjacent property; there is no common ownership with
any adjacent parcels; and the parcel in question was not created to take advantage
of the residential infill density bonus and was created prior to January 10, 1989.
This bonus cannot be used to exceed the base density in the Low Residential (LR)
Subdistrict.
2. This Residential Infill bonus shall only be applicable on a one time basis and shall
not be expanded or continued to other adjacent properties, except for additional
properties not exceeding 20 acres in aggregate when added to the original
application of this provision and meeting all the above criteria.
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if there is
a project commitment for provision of interconnection of roads accessible to the public
with existing or future abutting projects, one (1) dwelling unit per gross acre may be
added above the base density of the Subdistrict. This bonus cannot be used to exceed
the base density in the Low Residential (LR) Subdistrict.
3. DENSITY AND INTENSITY BLENDING
a. This provision is intended to encourage unified plans of development and to preserve
the high-quality wetlands, wildlife habitat, and other natural features that exist within
areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp
Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp
Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands
Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map,
and which were in existence and under unified control as of October 22, 2002, the
allowable gross density and/or intensity may be shifted from the Urban designated lands
to lands within the RLSA which are contiguous and under unified control, and which are
designated 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:
1. The project in aggregate must be a minimum of 200 acres in size and the Urban
portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential
Subdistrict (LR) in the Immokalee Area Master Plan;
2. 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
Natural Resource Index score of greater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA);
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 48 of 53
9.A.2
Packet Pg. 97 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
3. Density and intensity may only be shifted from lands within the Immokalee Urban
Area containing this high natural resource value (as measured above) to the lands
within a contiguous SRA, on an acre per acre basis, providing such lands were
under unified control as of October 22, 2002; and
4. 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 containing two or more Future Land Use Subdistricts, the overall density
and/or intensity that could be achieved in aggregate may be distributed throughout the
project, provided the total allowable density and/or intensity is not exceeded, and further
subject to the following:
1. The project furthers the protection, enhancement or restoration of wetlands, listed
species habitat, or other natural features;
2. The project is consistent with, and furthers the applicable objectives of, the
Immokalee Area Master Plan and is compatible with surrounding properties and
environment;
3. The project is approved as a Planned Unit Development; and
4. The project mitigates for any negative impacts on adjacent properties through
appropriate measures, such as buffering, separation, or other land design
techniques, adequate to lessen these effects.
B. URBAN—INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial, distribution, trade, agriculture, and manufacturing uses ; essential
services; and commercial uses as limited within each Subdistrict.
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and
associated uses, including: manufacturing; processing; storage and warehousing;
wholesaling; distribution; packing houses; recycling; high technology industries;
laboratories; assembly; storage; computer and data processing; and commercial uses
intended to serve the needs of employees and visitors, such as daycare centers,
restaurants, and convenience stores. Accessory uses , and structures customarily
associated with these principal uses include ancillary offices and retail sales.
2. Industrial – Mixed Use Subdistrict (I-MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 49 of 53
9.A.2
Packet Pg. 98 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
to adjacent commercial and residential land uses. The Immokalee State Farmers Market
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for
Commercial (C-4 and C-5), Research and Technology Parks PUD, and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing, processing, and packaging in fully enclosed buildings;
research, design and product development; printing, lithography and publishing; and
similar industrial uses. This Subdistrict also allows for agriculture uses and agricultural-
related uses, such as packing houses; warehousing; and targeted industries. Targeted
industries include distribution; medical laboratories, research, and rehabilitative centers;
high technology; computer software, services, and processing, and similar uses.
Certain residential, mobile home and migrant transient housing uses are permitted on
properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in
accordance with the Mediated Settlement Agreement and Mutual Release relating to Case
No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book
4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). The
Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban
Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial
District of the IAMP in effect on February 26, 2013.
3. Industrial – Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and
leaseholders to develop the Immokalee Regional Airport and surrounding lands for the
economic health and development of the greater Immokalee area and Collier County as a
whole. Because the CCAA needs to retain flexibility to provide various general aviation and
revenue-generating opportunities via land leases as the Airport grows and changes over
time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses
permitted in the Industrial Subdistrict, allowable uses include: airport facility and related
accessory uses; commercial, industrial, institutional and agricultural uses; freight and
warehousing; trade; and ancillary recreational, vehicular racing, communications , essential
service uses, and additional uses as permitted in the Airport Operations Planned Unit
Development, Ordinance No. 10-07.
C. OVERLAYS AND FEATURES
1. Lake Trafford/Camp Keais Strand System Overlay
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4),
identifies possible high-quality wetland systems connected to the Lake Trafford/Camp
Keais Strand system within the Immokalee Urban Area. These wetlands require greater
protection measures than wetlands located in other portions of the Immokalee Urban
Designated Area. These wetlands are identified on the Immokalee Future Land Use Map
by the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO).
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 50 of 53
9.A.2
Packet Pg. 99 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
The Density and Intensity Blending provisions of this Master Plan may be utilized for
lands within this LT/CKSSO. The maximum allowable gross density for lands within the
LT/CKSSO is the base density established for the applicable Subdistrict. Lands within
the LT/CKSSO are not eligible for any density bonuses, including by right. Essential
Services shall be limited to: those necessary to ensure public safety; and those
necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift
stations, and water pumping stations.
The additional wetland protection measures do not apply to properties within the
LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as
amended).
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the LT/CKSSO, east of the Reservat ion, the
additional wetland protection measures will not be applied to those severed eastern
wetlands. The standard measures for wetlands in Urban designated lands shall be
applied, as described in the CCME, to those severed eastern wetlands.
2. Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is n ot controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only.
3. Urban Infill and Redevelopment Area Feature
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000-71.
4. Industrial – Mixed Use Commercial Overlay
The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands
Use Map and comprises approximately 363 acres. This Overlay allows the uses of the
underlying Industrial - Mixed Use Subdistrict except that commercial uses - those
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 51 of 53
9.A.2
Packet Pg. 100 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Words underlined are added; words struck-through are deleted
permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance
No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay
land area (approximately 109 acres). To implement this Overlay, Collier County shall
initiate a Land Development Code amendment within two years of adoption.
For lands in this Overlay that are adjacent to residentially or agriculturally-zoned
properties, a minimum 75-foot building setback, which includes a minimum 20-foot wide
vegetated landscape buffer, shall be provided. This vegetated buffer shall be located
adjacent to the property line and shall contain, at a minimum, two staggered rows of
trees that shall be spaced no more than 30 feet on center, and a double row hedge at
least 24 inches in height at time of planting and attaining a minimum of three feet in
height within one year. Existing native trees must be retained within this 20-foot wide
buffer area to aid in achieving this buffer requirement; other existing native vegetation
shall be retained, where possible, to aid in achieving this buffer requirement. Water
retention/detention areas shall be allowed in this buffer area if left in natural state, and
drainage conveyance through the buffer area shall be allowed if necessary to rea ch an
external outfall. The required 75-foot setback may be reduced to 50 feet if a minimum 6-
foot tall decorative wall or fence providing at least 80 percent opacity is installed within
the reduced setback, and the required 20-foot wide landscape buffer is located between
the wall or fence and the adjacent residentially and/or agriculturally zoned properties.
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
9/25/2019 Page 52 of 53
9.A.2
Packet Pg. 101 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
IMU
LR
LR
LR
APO
CMU
MR
HR
CMU
IN
HR
CMU
SR
HR
HR
HR
HR
HR
HR
HR
CMU
CMU
CMU
LR
MR
MR
MR
CMU
IMU
LR
LR
IMU
RT
MR
MR
A-MHO-RLSAO
11 11
3635
14
12
29 28
1817
07
25
2120 23
35 31
26
24
19
30
04
23
15
26
24
05
3332
25
24
01
27
36
13
02
16
08
22
22
09
34
03
14
02
12
13
0601
19
23
10
21
30
20
18
31
19
07
06
23 24 19
34
27
22
03
10
15
22
14 13 18 17 18
20
15 171516
29
1314
32
05
08
17
20
3025 29
CR 846
SR 29SR 29 NS 1ST STN 15TH STLAKE TRAFFORD RD
IMMOKALEE RDN
E
W
M
A
R
K
E
T
R
D
W
W MAIN ST E MAIN ST
N
E
W
M
A
R
K
E
T
R
D
E
0 0.5 1 1.50.25 Miles
GIS MAPPING: BETH YANG, AICP
GROWTH MANAGEMENT DEPARTMENT
FILE: Proposed Immokalee Future Land Use Map.mxd
E
IMMOKALEE FUTURE LAND USE MAPPROPOSED FLUM MAP
LAKETRAFFORD
Legend
OVERLAYS AND SPECIAL FEATURES
URBAN DESIGNATION
IMMOKALEE FUTURE LAND USE
Immokalee Urban Area Boundary
Collier County Arterial and Collector Roads
Collier County Local Roads
Wetlands Connected to Lake Trafford/
Camp keais Strand Overlay
SR - Seminole Reservation
Urban Infill and Redevelopment Area
IMU Commercial Overlay
URBAN MIXED USE DISTRICT
URBAN INDUSTRIAL DISTRICT
RT - Recreation Tourist Subdistrict
LR - Low Residential Subdistrict
MR - Medium Residential Subdistrict
HR - High Residential Subdistrict
CMU - Commercial Mixed Use subdistrict
IMU - Industrial Mixed Use Subdistrict
APO - Immokalee Regional Airport Subdistrict
IN - Industrial Subdistrict
C
M
U Staff Proposed AmendmentsImmokalee Area Master Plan CCPC Adoption DraftPL20180002258/CPSP-2018-59/25/2019Page 53 of 539.A.2
Packet Pg. 102 Attachment: Adoption Ordinance - 110119(1) (10758 : IAMP Restudy Amendment Adoption)
Growth Management Department
Zoning Division/Community Planning Section
MEMORANDUM
To: Mike Bosi, AICP, Zoning Director
From: Anita Jenkins, AICP, Principle Planner, Community Planning Section
Date: March 28, 2019
Subject: Immokalee Area Master Plan Changes - Response to Nick Casalanguida’s email dated March
12, 2019
The proposed Immokalee Area Master Plan (IAMP) policy amendments, and changes associated with
land use designations, implement the community’s established vision and the smart growth principles of:
• Provide Mix Land Uses
• Promote Compact Building Design
• Create a Range of Housing Opportunities and Choices
• Create Walkable Neighborhoods
• Foster Distinctive, Attractive Communities with a Strong Sense of Place
• Strengthen and Direct Development Towards Existing Communities
• Provide a Variety of Transportation Choices
• Make Development Decisions Predictable, Fair and Cost Effective
• Encourage Community and Stakeholder Collaboration in Development Decisions.
Mixed land uses are a critical component of achieving more livable places and transportation choices.
The proposed IAMP provides a mix of land uses arranged in a coherent order of an urban to rural transect.
Modifications to residential land use designations encourages compact building design and provides land
owners opportunities to create more housing choices, such as the prospect to replace some rental mobile
home parks with multi-family units.
Transportation needs in Immokalee are strikingly different than coastal Collier County. Approximately
50% of Immokalee residents walk, bicycle and use transit. To support Immokalee residents’ housing and
transportation needs, the IAMP must guide and support the smart growth principles of creating a range
of housing opportunities in compact, walkable neighborhoods in close proximity to established
commercial areas.
The adopted, 28-year-old IAMP includes three Districts and eleven Subdistricts on the Future Land Use
Map (FLUM). The proposed IAMP restructures the FLUM into two Districts and eig ht Subdistricts. Table
1: Adopted Future Land Use Designations and Proposed Future Land Use Designations summarizes the
changes to the Districts and Subdistricts, including acreage changes.
Page 1 of 16
9.A.3
Packet Pg. 103 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Table 1: Adopted Future Land Use Designations and Proposed Future Land Use Designations
Adopted Future Land Use Designations
Proposed Future Land Use
Designations
URBAN-MIXED USE DISTRICT Acreage URBAN-MIXED USE DISTRICT Acreage
LR Low Residential 10,405.6 LR Low Residential 9,161.9
MR Mixed Residential 463.9 MR Medium Residential 1,109.1
HR High Residential 1,603.1 HR High Residential 1,567.9
NC Neighborhood Center 466.8 CMU Commercial-Mixed Use 1,104.5
CC-MU
Commerce Center—
Mixed-Use 395.0 RT Recreational/Tourist 451.6
PUD1
Planned Unit Development
Commercial 0.0
RT Recreational Tourist 251.2
URBAN-COMMERCIAL DISTRICT
C2
Commercial – SR 29 and
Jefferson Ave. 162.6
URBAN -INDUSTRIAL DISTRICT URBAN-INDUSTRIAL DISTRICT
ID3 Industrial 2,053.8 IN4 Industrial 739.2
CC-I
Commerce Center—
Industrial 589.7 IMU Industrial Mixed Use 870.1
BP Business Park 0.0 IRA
Immokalee Regional
Airport 1,393.4
OTHER OTHER
RES Seminole Reservation 597.3 SR Seminole Reservation 591.4
TOTAL 16,989.0 TOTAL 16,989.1
1. Arrowhead and Heritage PUDs used this text-based provision but have yet to develop commercial uses.
2. For ease of comparison to the new CMU total acreage, the NC + CC-MU + C total acreage is 1,024.
3. The existing Industrial District (ID) includes the Immokalee Regional Airport (IRA).
4. For ease of comparison of the industrial designation acreage, the adopted IAMP total Industrial is 2,644 acres, and the proposed IAMP is 3,002 acres.
A more detailed view of the changes to the uses, density and intensity in each of the future land use
designations are summarized in the following three tables:
• Table 2: Residential Density Comparison and Acreage Changes;
• Table 3: Commercial Use Comparison and Acreage Changes; and
• Table 4: Industrial Use Comparison and Acreage Changes.
Corresponding maps follow each table.
Page 2 of 16
9.A.3
Packet Pg. 104 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
The proposed changes to the IAMP residential land use designations reduce the overall housing potential
by approximately 30,000 residential units. This is achieved by converting some of the residential areas
to commercial and industrial uses.
As shown in Table 2, the base density in each residential subdistrict did not change, it remains the same.
The proposed plan does reduce the maximum density allowed in the low residential subdistrict, changing
it from 12 dwelling units per acre (du/ac) to 8 du/ac. The maximum densities are inclusive of all density
bonuses. The following IAMP FLUM – Residential Changes Only map illustrates where the residential
designations were changed. These changes take in to consideration the underlying zoning and property
use, and were made to support smart growth principles, to “right size” the urban to rural transect,
encourage compact building design, and provide land owners opportunities to create more housing
choices.
Table 2: Residential Density Comparison and Acreage Changes
EXISTING
Future Land
Use Acres
Base
DU/AC
Max
DU/AC
PROPOSED
Future Land Use Acres
Base
DU/AC
Max
DU/AC
Acreage
Change
Low Residential
(LR) 10,406 4 12
Low Residential
(LR) 9,162 4 8 -1,244
Mixed
Residential (MR) 464 6 14
Medium
Residential (MR) 1,109 6 14 645
High Residential
(HR) 1,603 8 16
High Residential
(HR) 1,568 8 16 -35
Total 12,473 Total 11,839 Total -634
The latest version of the CIGM was consulted during the IAMP restudy. The CIGM shows, in 2017, the
total housing units reported were 6,416, with a population of 24,559. The CIGM estimates in 2040, the
total housing units will be 8,801, adding 2,385 units over the next 20+ years.
Page 3 of 16
9.A.3
Packet Pg. 105 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
1ST ST SLAK E TR AF FOR D RD
15TH ST NW E S T C L O X S T
NE
W M
ARKET RD
MA IN ST
SR 29CR 846SR 29 NI A M P F L U M - R E S I D E N T I A L C H A N G E SIAMP F L U M - R E S I D E N T I A L C H A N G E S
0 0.6 1.2 1.8 2.40.3 Miles
LAKETRAFFORD
q
FLU Change: LR TO IMU Commercial OverlayZoning: A-MHO
FLU Change: LR TO HRZoning: A-MHOFLU Change: LR TO MRZoning: PUD
FLU Change: LR TO MRZoning: RSF-3
FLU Change: LR TO CMUZoning: RSF-3
FLU Change: LR TO MRZoning: RSF-4, RPUD, A-MHO
FLU Change: LR TO CMUZoning: RPUD
FLU Change: LR TO MRZoning: RPUD, A-MHO, MH
FLU Change: MR TO HRZoning:MH, RSF-5, PUD, VR
FLU Change: LR TO MRZoning:RSF-3
FLU Change: LR TO MRZoning:RSF-3, RSF-5
FLU Change: HR TO MRZoning:RMF-6
FLU Change: HR TO CMUZoning: MH, RMF-6
FLU Change: LR TO CMUZoning:RMF-6
FLU Change: MR TO HRZoning:VR, CF
FLU Change: LR TO HRZoning:VR
FLU Change: LR TO MRZoning:RSF-4, E
GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPT.FILE: IAMPRESIDENTIALCHANGE.MXD
NOTE: MAP IS A REPRESENTATION ONLY AND CANNOT BEINTERPRETED W ITHOUT THE OFFICIAL FLUM AND GMP.
EXISTING FLUM
LOW RESIDENTIAL SUBDISTRICT
MEDIUM RESIDENTIAL SUBDISTRICT
HIGH RESIDENTIAL SUBDISTRICT
NEIGHBORHOOD CENTER SUBDISTRICT
COMMERCE CENTER - MIXED USE SUBDISTRICT
RECREATIONAL TOURIST SUBDISTRICT
COMMERCIAL SUBDISTRICT
INDUSTRIAL SUBDISTRICT
COMMERCE CENTER - INDUSTRIAL SUBDISTRICT
SEMINOLE INDIAN RESERVATION
DENSITY/INTENSITY INCREASE
DENSITY/INTENSITY DECREASE
LEG END
FLU Change: MR TO CMUZoning:VR
FLU Change: LR TO CMUZoning:VR, RMF-6
FLU Change: LR TO RTZoning: A-MHO
Page 4 of 169.A.3Packet Pg. 106Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
The projected housing units can be accommodated within the 344 acres of vacant residential-zoned
lands. Table 2a: Vacant Residential Acres, shows the theoretical range of units using the base and
maximum densities. It is important to keep in mind, a property owner can rezone and develop a property
at less than the allowed base density, so the numbers should be viewed as general planning estimates.
Table 2a: Vacant Residential Acres
PROPOSED Future Land Use Base DU/AC Max DU/AC Vacant Acres Potential New Units
Low Residential (LR) 4 8 126.8 507 - 1,014
Medium Residential (MR) 6 14 51.7 310 - 724
High Residential (HR) 8 16 165.7 1,326 - 2,651
Total 344.2 2,143 - 4,389
The following Proposed IAMP FLUM Acreage map shows the location of the vacant acres in residential
designations in blue.
Along with vacant residential acres, there is substantial acreage zoned and used for agriculture. These
properties can petition for rezones, and provide opportunities for future housing. However, given the
location and expanse of some of these properties, development costs would be higher with a need to
extend roadways and utility infrastructure into these areas. The IAMP limits the allowed residential density
within the Lake Trafford Camp Keais Strand Overlay (LTCKSO) by eliminating all bonus units. The
LTCKSO is the wetland system that flows from the Immokalee urban area into Lake Trafford and Camp
Keais. Table 2b: Agriculture Acres in Residential Land Use Designations, shows the theoretical range of
potential units using the base and maximum densities, and the LTCKSO in the Low Residential. The
LTCKSO does extend into a small area of Medium and High Residential, but given the scale of the
change, the density limitations were not calculated for this purpose.
Again, a property owner could rezone and develop these properties at less than the allowed base density,
and the undevelopable wetland acreage is not defined, so these numbers should be viewed as general,
based on the given base and maximum densities and total acreage.
Table 2b: Agriculture Acres in Residential Land Use Designations
PROPOSED Future Land Use Base DU/AC
Max
DU/AC Ag Acres Potential New Units
Low Residential 4 8 5525.0 28,070 - 56,140
Low Residential in LT/CKSO 4 4 1492.5 5970
Medium Residential 6 14 124.4 746 - 1,741
High Residential 8 16 615.0 4,920 - 9,839
Total 7,756.8 33,736 - 61,750
The following Proposed IAMP FLUM Acreage map shows the location of agriculture-zoned acres in
residential designations in green hatch.
Page 5 of 16
9.A.3
Packet Pg. 107 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
LR
LR
IRA
IN
IMU
HRSR
CMU
MR
HR
RT
MR
HR
MR
HR
HRHR
CMU
MRMRMRC
M
U
CMU
SR 291ST ST SIMMOKALEE RD E
LAKE TRAFFORD RD15TH ST NSR 29 NWESTCLOX ST
MAIN ST EMAIN ST W
SR 29GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEP T.FIL E: PROPOSEDIMMOKA LEEFLUACRE AGE.MXD
0 1 2 30.5 Miles
®
Lege nd
URBAN DESIGNATIONIMMOKALEE FUTURE LAND USE
URBAN M IXED USE DISTRICT
URBAN INDUSTRIAL DISTRICT
RT - Recreation Tourist Subdistrict
LR - Low Residential Subdistrict
MR - Medium Residential Subdistrict
HR - High Residential Subdistrict
CMU - Commercial Mixed Use subdistrict
IMU - Industrial Mixed Use Subdistrict
IRA - Immokalee Regional Airport Subdistrict
IN - Industrial Subdistrict
Vacant Parcels (Excludes Government)
Agriculture Parcels
OVERLAYS AND SPECIAL FEATURES
SR - Seminole Reservation
Urban Infill and Redevelopment Area
IMU Commercial Overlay
Wetlands Connected to Lake Trafford/Camp Keais Strand Overlay
Page 6 of 169.A.3Packet Pg. 108Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Table 3 shows the changes in commercial designations. The existing three commercial subdistricts are
combined into the one proposed commercial mixed-use subdistrict. Two of the existing commercial
subdistricts allowed C1-C4 zoning district uses, while one, the neighborhood center, is described as
“limited to barber and beauty shops, drug stores, deli, meat market, bicycle services, restaurant, dry
cleaning, veterinary clinics, medical office, laundry facilities, any other convivence commercial uses which
is compatible with the foregoing uses.” Staff has interpreted these uses as C-2 uses only, but in approving
Westclox 29 CPUD the BCC allowed C-3 and C-4 uses.
Given the BCC’s past actions, and the neighborhood center locations at major intersections and along
arterial roadways, re-designating the neighborhood centers to commercial mixed-use is appropriate and
will aid in creating cohesive commercial areas in Immokalee. The commercial mixed-use subdistrict
increases the allowed density from 12 du/ac to 16 du/ac. This density is comparable to the multifamily
densities that have recently been requested by multifamily builders in the coastal area.
The Recreational Tourist Subdistrict maintains the same uses. The transient lodging density has been
increased to 26 units per acre, consistent with the hotel density allowed in other areas. Encouraging hotel
development in the Recreational Tourist subdistrict will support the recreational use of Lake Trafford and
Pepper Ranch, promoting Immokalee’s economic goal of eco-tourism.
The CIGM was consulted in determining the future commercial needs. For 2017, the CIGM lists 1,092,251
sq. ft. of existing commercial use. By 2040, the CIGM forecasts the need for 2,637,393 sq. ft of
commercial uses, an additional 1,545,142 sq. ft, which translates into approximately 168 acres. In the
proposed Commercial Mixed-Use subdistrict, there are 262 vacant commercial-zoned, or agriculture-
zoned acres suitable for future commercial development. This will meet the future commercial demand
and provide some flexibility and opportunity for property owners to develop multifamily housing.
Page 7 of 16
9.A.3
Packet Pg. 109 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Table 3: Commercial Use Comparison
EXISTING
Future Land
Use Acres Uses
PROPOSED
Future Land
Use Acres Uses
Acreage
Change
Neighborhood
Center (NC)
466 limited to barber
and beauty shops,
drug stores, deli,
meat market,
bicycle services,
restaurant, dry
cleaning,
veterinary clinics,
medical office,
laundry facilities,
any other
convivence
commercial uses
which is
compatible with
the foregoing
uses, residential
12 du/ac
Commercial
Mixed Use
(CMU)
1,105 C1-C4, residential
16 du/ac
80
Commerce
Center—Mixed-
Use (CC-MU)
395 C1-C4, 12 du/ac
Commercial – SR
29 and Jefferson
Ave. ( C )
136 C1-C4
Recreational
Tourist (RT)
251 parks, marinas,
cultural facilities,
transient lodging
10 upa, rv parks,
sporting camps,
low intensity retail,
residential 4 du/ac
Recreational
Tourist (RT)
452 parks, marinas,
cultural facilities,
transient lodging
26 upa, rv parks,
sporting camps,
low intensity retail,
residential 4 du/ac
200
Total 1,248 Total 1,557 Total 280
Page 8 of 16
9.A.3
Packet Pg. 110 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
1ST ST SLAK E TR AF FOR D RD
15TH ST NW E S T C L O X S T
NE
W M
ARKET RD
MA IN ST
SR 29CR 846SR 29 NI A M P F L U M - C O M M E R C I A L C H A N G E S I A M P F L U M - C O M M E R C I A L C H A N G E S
0 0.6 1.2 1.8 2.40.3 Miles
LAKETRAFFORD
q
FLU Change: NCS TO HRZoning: RMF-6
FLU Change: NCS TO CMUZoning: CPUD
FLU Change: NCS TO CMUZoning: C-1, C-3, C-4. RMF-12, RSF-3
FLU Change: NCS TO CMUZoning: A
FLU Change: COMMERCE CENTER TO MRZoning: RSF-3, P
FLU Change: NCS TO CMUZoning: E, RMF-16, VR
GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPT.FILE: IAMPCOMM ERCIALCHANGE.M XD
NOTE: MAP IS A REPRESENTATION ONLY AND CANNOT BEINTERPRETED W ITHOUT THE OFFICIAL FLUM AND GMP.
EXISTING FLUM
LOW RESIDENTIAL SUBDISTRICT
MEDIUM RESIDENTIAL SUBDISTRICT
HIGH RESIDENTIAL SUBDISTRICT
NEIGHBORHOOD CENTER SUBDISTRICT
COMMERCE CENTER - MIXED USE SUBDISTRICT
RECREATIONAL TOURIST SUBDISTRICT
COMMERCIAL SUBDISTRICT
INDUSTRIAL SUBDISTRICT
COMMERCE CENTER - INDUSTRIAL SUBDISTRICT
SEMINOLE INDIAN RESERVATION
DENSITY/INTENSITY INCREASE
DENSITY/INTENSITY DECREASE
LEG END
FLU Change: NCS TO MRZoning: RSF-3
FLU Change: NCS TO CMUZoning: A-MHO, PUD
FLU Change: NCS TO LRZoning: MPUD
FLU Change: MR TO CMUZoning: VR
FLU Change: LR TO CMUZoning: RMF-6
FLU Change: LR TO CMUZoning: RMF-6
FLU Change: HR TO CMUZoning: MH, RMF-6
FLU Change: LR TO CMUZoning: RPUD
FLU Change: LR TO CMU Zoning: RSF-3
Page 9 of 169.A.3Packet Pg. 111Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
The existing and proposed industrial uses are compared in Table 4. The existing two subdistricts have
been divided into three, with the Immokalee Regional Airport being specifically designated in the
proposed plan. The existing Commerce Center-Industrial subdistrict is renamed to the Industrial Mixed
Use subdistrict. The use changes reflect a more modern description and inclusion of industries Collier
County would like to attract.
While the majority of the parcels in the industrial areas are currently packing plants, warehousing and
distribution, and storage, this subdistrict provides a wide range of business opportunities for property
owners to develop and redevelop their properties. The IMU removes the reference to the Industrial zoning
district uses, but includes the target industry uses, and “similar industrial uses” that could be requested
during a rezone. For this purpose, this area is not shown in green or red, but in yellow to indicate while
there is a change in the language, the property owners maintain broad industrial type uses that are
present today, and advance the economic opportunities for the future. These uses support the
community’s number one goal of economic development.
During the restudy, several economic studies were consulted, along with the CIGM. As stated in the
proposed IAMP introduction, Collier County has estimated the County will need an additional 3,685 acres
of new business park lands by 2030. The Immokalee community agreed to designate ten percent of that
need within their community and added 368 acres of Industrial Mixed-Use in the logical area that will be
served by the new Alternate 29 road and abutting the Immokalee Regional Airport. The CIGM notes, “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. One objective is to insure employment
opportunities for future residents. Another objective for industrial development is to diversity its tax as
well as its economic base” Economic development is the number one goal of the IAMP and the
community particularly looks to the industrial lands surrounding the airport as key economic drivers for
Immokalee. This additional industrial land not only supports Immokalee, but Collier County as a whole.
Page 10 of 16
9.A.3
Packet Pg. 112 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Table 4: Industrial Use Comparison
EXISTING
Future
Land Use Acres Uses
PROPOSED
Future Land
Use Acres Uses
Acreage
Change
Industrial (I) 2,054 airports, light
manufacturing,
processing, storage
and warehousing,
wholesaling,
distribution, packing
houses, recycling,
high technology,
laboratories,
assembly, storage,
computer and data
processing,
business services,
child care centers,
restaurants
Industrial (I),
and
Immokalee
Regional
Airport (IRA)
2,132 (airports now in
airport PUD)
manufacturing,
processing, storage
and warehousing,
wholesaling,
distribution, packing
houses, recycling, high
technology industries,
laboratories,
assembly, storage,
computer and data
processing, and
daycare centers,
restaurants and
convenience stores
78
Commerce
Center—
Industrial
(CC-I)
590 C-1 - C-5,
Industrial and
business park
zoning districts
uses, packing
houses, industrial
fabrication
operations and
warehouses
Industrial
Mixed Use
(I-MU)
870 C-4, C-5, research
and technology park
uses, business park
uses, light
manufacturing,
processing packaging,
research, design and
product development,
printing, lithography
and publishing and
similar industrial
uses, packing houses,
warehousing, targeted
industries, medical
laboratories research
rehabilitative
centers, high
technology,
computer software,
services and
processing and
similar uses.
280
Total 2,644 Total 3,002 Total 358
Page 11 of 16
9.A.3
Packet Pg. 113 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
1ST ST SLAK E TR AF FOR D RD
15TH ST NW E S T C L O X S T
NE
W M
ARKET RD
MA IN ST
SR 29CR 846SR 29 NI A M P F L U M - I N D U S T R I A L C H A N G E S I A M P F L U M - I N D U S T R I A L C H A N G E S
0 0.6 1.2 1.8 2.40.3 Miles
LAKETRAFFORD
q
FLU Change: COMMERCE CENTER TO IRAZoning: AOPUD
FLU Change: COMMERCE CENTER TO IMUZoning: C-5
GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPT.FILE: IAMPINDUSTRIALCHANGE.MXD
NOTE: MAP IS A REPRESENTATION ONLY AND CANNOT BEINTERPRETED W ITHOUT THE OFFICIAL FLUM AND GMP.
EXISTING FLUM
LOW RESIDENTIAL SUBDISTRICT
MEDIUM RESIDENTIAL SUBDISTRICT
HIGH RESIDENTIAL SUBDISTRICT
NEIGHBORHOOD CENTER SUBDISTRICT
COMMERCE CENTER - MIXED USE SUBDISTRICT
RECREATIONAL TOURIST SUBDISTRICT
COMMERCIAL SUBDISTRICT
INDUSTRIAL SUBDISTRICT
COMMERCE CENTER - INDUSTRIAL SUBDISTRICT
SEMINOLE INDIAN RESERVATION
INTENSITY / USE CHANGE
LEG END
FLU Change: COMMERCE CENTER TO IMUZoning: I
FLU Change: COMMERCE CENTER TO IMUZoning: I
FLU Change:COMMERCE CENTER TO IMUZoning: C-5
FLU Change: INDUSTRIAL TO IMUZoning: I
FLU Change: COMMERCE CENTER TO CMUZoning: C-5
FLU Change: INDUSTRIAL TO IRAZoning: A-MHO
FLU Change: LR TO IMUZoning: A-MHO
DENSITY/INTENSITY INCREASE
9.A.3Packet Pg. 114Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Transportation planning has been thoroughly engaged in the review and development of the proposed
IAMP. As shown on the AUIR Attachment H (see below), there are no identified deficiencies, that are not
currently addressed, in the (vehicular) roadway capacity in the next 10 years.
While Collier County tends to focus solely on roadway capacity needs, it’s critical to understand the full
transportation needs of the Immokalee community. Approximately half of the working population of
Immokalee walk, bicycle and use transit, and nearly all of Immokalee’s children walk, bicycle and use
transit. The following MPO Walkability Plan Level of Service map identifies many miles of LOS D (blue
line) and F (yellow line) for the pedestrian network. Transportation Planning recognizes these needs and
has successfully secured significant grant funding to improve the pedestrian and transit service in a large
area of Immokalee. The following Transit Development Plan map shows Immokalee is the most
significant community supporting a high and very high transit orientation index. Grant funding is also
enhancing transit service for Immokalee. The proposed IAMP includes transportation policies to support
theses necessary transportation modes.
Page 13 of 16
9.A.3
Packet Pg. 115 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Immokalee Walkable Community Study | 19 EXHIBIT 6 Apn:,.s AUUnWWO::J ~/ql?)lIl?M ~~/l?)/OWWI
(501) '3::JI/U/'3S .:10 1'31\'31
Page 14 of 16
9.A.3
Packet Pg. 116 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
¬«29
¬«951
¬«82
¬«84
¬«951
£¤41
£¤41
£¤41
§¨¦75
§¨¦75
Sources: Collier County GIS, FGDL, CAT, Collier MPO, & ESRI.
¬«951
Marco IslandCOLLIER BLVDRADIO RD
GOLDEN GATE BLVD W
§¨¦75
Immokalee
:
0120.5
Miles
¬«29
Naples
2016 Collier Area Transit
Transit Development Plan
Map 12: 2012 Transit
Orientation Index (TOI)
LEE
HENDRY
Naples Inset
Immokalee Inset
Marco Island Inset
Legend
Transit
Orientation
Index (TOI)
Low
Medium
High
Very High
CAT Routes
Route 11-
Creekside
Route 12-
Airport
Creekside
Route 13- NCH/
Coastland Mall
Route 14-
Bayshore/
Coastland Mall
Route 15-
Golden Gate
City
Route 16-
Golden Gate
City
Route 17-
Rattlesnake/
Edison College
Route 18- US
41/ Naples
Manor
Route 19- GC
Estates/
Immokalee
Route 20- Pine
Ridge
Route 21-
Marco Island
Circulator
Route 22-
Immokalee
Circulator
Route 23-
Immokalee
Circulator
Route 24- US
41 East/
Charlee Estates
Route 25-
Golden Gate
Pkwy/
Goodlette-
Frank Rd
Route 26- Clam
Pass
Route 121 -
Immokalee Rd -
Marco Island
Route 27- 951 -
Immokalee Rd
Page 15 of 169.A.3Packet Pg. 117Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
In area-wide planning efforts, Collier County consistently goes well beyond the notification requirements
in Florida Statues and local regulations. The Immokalee Area Master Plan update began as a community
initiative in 2005. The Board of County Commissioners established the Immokalee Area Master Plan and
Visioning Committee to serve as an ad hoc advisory committee to the Board. The committee met monthly
through 2009. Also, during that time, there were 13 public meetings and workshops, before the formal
hearing process began. The Community Redevelopment Agency Advisory Board also met monthly and
discussed the IAMP. General notice was provided for each of these meetings and workshops. The IAMP
was also publicized and supported by the community through a non-binding referendum. This was an
extensive public outreach process to inform the land owners of the changes to the IAMP.
The current restudy process honored the community’s tireless efforts and built upon their suggested
amendments. In 2017, staff began attending the CRA monthly meetings, as well as Chamber of
Commerce meetings, and reaching out to individuals involved in the previous effort. Through 2018, four
additional public workshops were held in Immokalee. The workshops were publicly noticed using graphic
flyers that were distributed through community organizations, as well as the public notices in both the
Naples Daily News and Immokalee Bulletin. These announcements were published in Creole, English,
and Spanish. Staff continued to attend monthly CRA meetings, and to make announcements and
distribute materials at the Chamber of Commerce meetings.
There have been numerous articles in both the Naples Daily News and the Immokalee Bulletin regarding
the restudy efforts. Staff also used a vast email distribution list within Immokalee to provide information
to residents and business owners. The Immokalee CRA staff has also worked diligently to inform the land
owners and provide information.
Through public workshops, establishment of a website, use of news articles, attendance at local
Immokalee meetings, and use of established email distribution lists, Collier County goes above and
beyond the state and local requirements to notify land owners of changes to the Comprehensive Plan.
The Collier County Comprehensive Plan process is governed in part by FS Section 163 which specifies
the nature and timing of newspaper advertisements - requirements that have been followed (and the
timing exceeded) in this Comprehensive Plan amendment process (publication at least 7 days prior to
the Transmittal Hearings and 5 days prior to the Adoption hearings). In addition, the Board’s established
policy provides standards for communications and notifications to property owners with respect to land
use proposals. In the case of County-initiated GMP amendments, LDC Section 10.03.06 E requires
Public Hearings for such changes, preceded by newspaper advertising.
Through each restudy effort, including the RFMUD and the Golden Gate Area Master Plan restudies,
staff has endeavored to provide a robust public involvement process using multiple techniques and
resources to notify land owners of changes to the GMP. Consistent with the smart growth principle of
encouraging community and stakeholder collaboration in development decisions, the restudy public
involvement process and practices have gone well beyond both the state and local requirements for land
owner notification.
Page 16 of 16
9.A.3
Packet Pg. 118 Attachment: IAMP memo in response to Nicks questions_3.28.19 (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 1 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMMUNITY PLANNING SECTION
HEARING DATE: January 31, 2019
RE: PETITION PL20180002258/CPSP-2018-5, STAFF-PROPOSED AMENDMENTS
TO THE IMMOKALEE AREA MASTER PLAN OF THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN [TRANSMITTAL HEARING]
INTRODUCTION
The proposed Growth Management Plan (GMP) amendments found in Attachment A to this report (and
Resolution, Exhibit A) are derived from years of public input and Plan refinements. These are presented
to the Collier County Planning Commission (CCPC), in its capacity as the County’s Land Planning
Agency under Florida Statutes and as the County’s Environmental Advisory Council (EAC), for
consideration at Transmittal stage public hearings. Staff requests the CCPC and EAC forward these
amendments to the Board of County Commissioners (Board) with a recommendation to transmit to the
Florida Department of Economic Opportunity (DEO).
BACKGROUND
On February 10, 2015, the Board directed staff to initiate GMP “restudies” of four GMP master plans in
eastern Collier County: Rural Fringe Mixed Use District (RFMUD), Golden Gate Area Master Plan
(GGAMP), Rural Lands Stewardship Area (RLSA), and Immokalee Area Master Plan (IAMP). The IAMP
restudy formally began in January 2018. As with all restudies, through a public outreach effort, staff
focused on complementary land uses, economic vitality, mobility and environmental sustainability.
The Board appointed an ad hoc advisory committee, the Growth Management Oversight Committee
(GMOC), which first convened in December 2015. The GMOC has directed the public engagement
process of the restudies since inception. The GMOC reviews the restudy recommendations from a high
level, non-granular perspective, emphasizing consistency among the restudies, sustainability and
economic vitality. Unlike prior area restudies, however, the Board directed that staff, rather than
appointed committees, provide recommendations to the Board covering each of the four areas.
The White Paper, Attachment B, provides the summary of findings underlying the revisions to Goals,
Objectives, Policies and Land Use Designation Descriptions within the IAMP. The White Paper was
presented to the Board on June 26, 2018. At that time, the Board directed staff to initiate the GMP
Amendment process for the proposed changes to the IAMP.
9.A.4
Packet Pg. 119 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 2 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
The Immokalee Urban area, surrounded by the rural agricultural area designated as the Rural Lands
Stewardship Area, is a region of about 30 square miles containing ±17,116 acres of land; it is located
in northeast Collier County, approximately 30 miles from the coastal urban 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 accessed from the
south and east by its major roadway, Immokalee Road (CR 846). State Road 29 provides acces s into
the community from the northern counties of Lee and Hendry and to the southeast areas of Collier
County (see below aerial map depicting the Immokalee Urban boundary).
A Brief History:
The Collier County Board of County Commissioners (BCC) adopted the Immokalee Area Master Plan
(IAMP) in 1991. The Master Plan, with the accompanying Immokalee Area Future Land Use Map,
provides a framework for development of the Immokalee Community. The Board of County
Commissioners adopted a revised IAMP in 1997, based upon the 1996 Evaluation and Appraisal Report
(a State-mandated thorough review of the entire GMP). During 2003, the BCC authorized
Comprehensive Planning staff to prepare recommendations for revising the 1997 IAMP. Subsequently,
the Board authorized creation of an advisory committee, the Immokalee Area Master Plan Restudy
Committee (Restudy Committee), to work with staff in making proposed revisions to the IAMP.
9.A.4
Packet Pg. 120 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 3 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
The Restudy Committee, assisted by Comprehensive Planning staff, submitted recommendatio ns to
amend the IAMP in November 2003. However, during the performance of its tasks, the Committee
determined that a longer, more intense restudy of the IAMP was necessary. Therefore, the IAMP
Restudy Committee expressed a desire to extend the life of the Committee so that it could continue to
assist the Board with the implementation the IAMP. The re-established Committee was renamed as the
Immokalee Area Master Plan and Visioning Committee (IMPVC).
The Committee worked for over a four-year period conducting public meetings, collecting and analyzing
data, and drafting revisions to the IAMP. Hearings on the proposed amendments commenced in
January 2010 with transmittal to the Florida Department of Community Affairs (predecessor to DEO)
occurring in September 2010. Adoption hearings followed, beginning in January 2011. Through the
adoption phase, the BCC directed the Collier County Supervisor of Elections to place a straw ballot
referendum on the August 2012 ballot for the purpose of measuring the Immokalee community support
for the proposed amendments. The referendum resulted in the majority of voters (67%) in favor of the
amendments. At the BCC's final adoption hearing on the proposed amendments, one Commissioner
abstained, and the final vote was 3-1 for approval (adoption). Because a minimum of four affirmative
votes was required, the proposed IAMP amendments failed to be adopted.
Through the current IAMP restudy process, staff and the Immokalee community honored the extensive
work that had taken place in the previous amendment effort. The final IAMP document presented to the
BCC was used as a starting point for further consideration. The community’s work and additional
refinement of their plan is reflected in Attachment A (and Resolution Exhibit A).
Immokalee’s Vision:
Through the County’s public outreach during the Immokalee Area Master Plan restudy process, it is
clear that the residents of Immokalee see new possibilities for their community with the development of
this Master Plan. With this new Master Plan, Immokalee has chosen to focus on opportunities rather
than challenges. Immokalee is committed to redefining its future, r evitalizing its community, and
developing a new mission that focuses on strengthening and diversifying its economy, embracing
cultural diversity, and welcoming visitors to “this place we call home.”
During the 2018 public workshop process, residents and business owners established a guiding
community vision. It is the intent to implement this vision through the Goals, Objectives and Policies of
this Master Plan. The community defined their vision as:
“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.”
Major Changes:
In general, the amendments to the IAMP propose seven new goals , each with respective objectives
and policies; followed by the revised Land Use Designation Description Section. The revised goals
simplify but maintain the original intent of the existing adopted goals. During each public workshop, staff
reviewed with the public the adopted and proposed goals to measure the continued support for the
proposed goals. There was overwhelming consensus and a preference to move forward with the
proposed goals. The Immokalee Area Master Plan has been developed to emphasize identified
opportunities and strengths. The first goal specifically makes economic development a priority, and the
9.A.4
Packet Pg. 121 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 4 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
objectives and policies set forth specific ways to promote the local economy and create a positive
business climate.
The second goal focuses on quality neighborhoods for Immokalee. The objectives and policies set forth
a process for the community to evaluate the needs and opportunities of each neighborhood. Future
neighborhood improvements such as housing conditions, water management, transportation, lighting
and play areas, are possibilities to elevate the quality of life for Immokalee residents.
The third goal addresses infrastructure and public services. Partnering with the Immokalee CRA, a list
of capital improvement projects will be presented to the Board of County Commissioners at their annual
CRA workshop.
The fourth goal addresses the significant natural resources within the Immokalee Urban Area and the
desire to support and promote ecotourism opportunities.
Land use is an integral component of any master plan. The fifth goal defines the land use designations
applicable to Immokalee, as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian-
scaled development is important, as is allowing development in appropriate locations, at densities and
intensities that will attract new development.
Urban form and design are addressed in the sixth goal. The objectives and policies are generally
concerned with how to create a theme or brand for Immokalee, provide safe multi-modal transportation,
and develop site design and development standards appropriate for Immokalee, rather than continuing
to apply standards developed for coastal Collier.
The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to address
current service issues and to continue collaboration with appropriate organizations in the future.
Consistent with the Board’s direction to evaluate and consider land use, economic vitality, transportation
and natural resources, the following are some of the major changes proposed:
Land Use and Economic Vitality
• The re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• A re-designation of approximately 684 acres of residential lands proposed to support
commercial or industrial development:
o ±122 acres to allow commercial development. Intensity of development is proposed to
remain as allowed in the existing IAMP: C-1 through C-4 uses,
o ±362 acres to allow industrial mixed-use development, and
o ±200 acres to allow Recreational Tourist development.
• No changes in base density except for an increase in the Commercial Mixed-Use District (12 to
16 units per acre), and affordable housing bonus previously approved by the BCC (bonus
increased from 8 to 12 units per acre maximum).
• Allow new uses on properties zoned (A) Rural Agricultural, within the Low Residential
Subdistrict, including agriculture research and development facilities, agribusiness offices and
headquarters, and facilities, offices, headquarters and apparatuses associated with alternative
energy uses. These new uses will be subject to Land Development Code Amendments to define
compatibility criteria and development standards.
9.A.4
Packet Pg. 122 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 5 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
Table 1 below illustrates the proposed changes to FLUM designations.
Table 1: FLUM designation changes.
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 (new)
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 I-MU Industrial-Mixed Use (new)
BP Business Park Eliminated
APO Immokalee Regional Airport (new)
The changes in land use designations are reflected on the attached Map 1, IAMP FLUM – Existing vs
Proposed.
In addition to these substantive land use changes, two specific opportunities were identified as
important to the community to explore: 1) an Immokalee civic center, and 2) a satellite Emergency
Operations Center to activate in the event of an emergency.
Transportation
• Collier County will initiate a transportation planning study with recommendations to identify
potential routes to improve connectivity of the collector and local street grid, to expand public
transit service, and bicycle and pedestrian access.
In addition to the IAMP supporting the MPO’s Long Range Transportation improvements for Immokalee,
the IAMP also recognizes the need for local street improvements, and incentives to bring private roads
up to County standards.
Natural Resources
• Re-configuration of the boundary of the Wetlands Connected To Lake Trafford/Camp Keais
Strand System Overlay (see attached Map 1).
The boundary of the Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlay
(LT/CKSSO) was adopted as part of the 2007 GMP amendments. As part of this change, policies were
added to the Conservation and Coastal Management Element (CCME) to increase the native vegetation
retention requirements. Subsequent analysis by staff yielded a different, more accurate boundary of this
wetland. The revised boundary is part of this amendment petition.
9.A.4
Packet Pg. 123 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 6 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
GROWTH MANAGMENENT OVERSIGHT COMMITTEE (GMOC) RECOMMENDATION
At its meeting on September 6, 2018, the GMOC found the IAMP recommendations consistent with
public participation direction, supportive of sustainability and economic vitality and, so far as known,
consistent with other restudy planning efforts.
IMMOKALEE CRA ADVISORY BOARD RECOMMENDATION
At its meeting on November 28, 2018, the Immokalee CRA Advisory Board agreed unanimously to
recommend approval to transmit the proposed amendments, with two suggested changes as underlined
below:
1) Policy 2.1.1 – Within two (2) years…to identify opportunities, including but not limited to, to
improve neighborhood recreation…
2) Policy 3.3.4 – Recognizing that a significant segment…improve connectivity of collector and
local street grid to public transit service, evacuation, and bicycle and pedestrian access.
Staff agrees with the intent of the language additions; however, after discussing Policy 3.3.4 with
Emergency Management staff, it was determined that the word “evacuation” has potential legal
implications associated with hurricane evacuation that were not sp ecifically intended. CRA Advisory
Board members’ discussion of the policy was more focused on the need for alternative routes in case
of a car crash, fire, or other emergency in an area with limited access. Staff recommends replacing the
word “evacuation” with “public safety.”
LEGAL CONSIDERATIONS:
The Board should consider the following criteria in making its decision: “plan amendments shall be
based on relevant and appropriate data and an analysis by the local government that may include but
not be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the plan amendment. To be based on 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.” 163.3177(1)(f), FS The County Attorney’s office reviewed
the staff report on . [SAS]
STAFF RECOMMENDATION
That the Collier County Planning Commission, acting as the Land Planning Agency and the
Environmental Advisory Council, forward the proposed IAMP amendments to the Board of County
Commissioners with a recommendation to Transmit to the Florida Department of Economic Opportunity,
subject to revising Policy 3.3.4 to replace the word “evacuation” with “public safety.” [see above
comment]
Attachments:
• Attachment A: Substantive text changes to the previously proposed (2011) amendments
• Map 1: IAMP FLUM – Existing vs. Proposed
• Attachment B: IAMP Restudy White Paper
• Resolution with Exhibit A: Text and map changes
9.A.4
Packet Pg. 124 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
Agenda Item 9.A.1
‒ 7 ‒
CPSP-2018-5 / PL20180002258
Staff Proposed Immokalee Area Master Plan Amendments
9.A.4
Packet Pg. 125 Attachment: Transmittal Staff Report_FNL (10758 : IAMP Restudy Amendment Adoption)
1
2
3
PROPOSED
IMMOKALEE AREA
MASTER PLAN
CCPC Draft
December 2018
Attachment 'A"9.A.5
Packet Pg. 126 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
1
Words underlined are added; words struck-through are deleted
I. INTRODUCTION 1
Immokalee has long been recognized as a distinct community within Collier County. 2
Immokalee’s economy, geography, and demographic make-up are different than the rest of 3
Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently 4
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands 5
and environmentally significant habitat. Most Immokalee residents work within the agricultural 6
industry, and the majority of agricultural laborers originate from Mexico and Central America. 7
Statistics from the 2010 Census (the most comprehensive data for Immokalee currently 8
available), comparing Immokalee to the County as a whole, reflect some of the key socio- 9
economic differences, including age distribution, race and ethnicity, income, education and 10
housing. 11
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed 12
under separate Zoning and Subdivision Regulations until 1982. While it is now included under 13
the county-wide Land Development Code, in 1991 the County again acknowledged the need for 14
Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master 15
Plan as an element in the County’s overall comprehensive plan. 16
Collier County first established the Immokalee Area as a Planning Community in its 1983 17
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now 18
called the Growth Management Plan (GMP), which included a requirement to develop an area 19
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan 20
(IAMP), as referenced in Policy 4.32 of the Future Land Use Element: 21
22
A detailed Master Plan for the Immokalee Urban designated area has been developed and was 23
incorporated into this Growth Management Plan in February 1991. Major revisions were 24
adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area 25
Master Plan addresses conservation, future land use, population, recreation, transportation, 26
housing, and the local economy. Major purposes of the Master Plan are coordination of land 27
uses and transportation planning, redevelopment or renewal of blighted areas, and the 28
promotion of economic development. 29
30
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier 31
County Growth Management Plan. Due to the unique geographic, social, and economic 32
characteristics of the Immokalee Urban Designated Area as compared with urban Naples, 33
Coastal Collier County, and the State of Florida as a whole, the Board of County 34
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On 35
May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which 36
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory 37
committee to the board. The Committee was to serve for a period of one year. On September 38
28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory 39
committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On 40
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe 41
again, providing for dissolution of the committee no later than December 31, 2009. The purpose 42
Attachment 'A"9.A.5
Packet Pg. 127 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
2
Words underlined are added; words struck-through are deleted
and duties of the Committee remain the same: 1
2
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting 3
services. 4
B. Assist County staff with the review of general planning matters related to the Immokalee 5
Community. These could include housing, zoning, economic and/or other issues as may be 6
brought before the Committee. 7
C. Identify and provide the Board of County Commissioners the Committee recommendations 8
relative to: 9
1. road improvements; 10
2. economic incentives; 11
3. increasing the quality and quantity of affordable housing; 12
4. land uses and improvements relative to the Immokalee Regional Airport; 13
5. density increases in mixed-use districts; 14
6. restructuring of future land use designations and designation boundaries within the 15
Immokalee community; 16
7. the facilitation of construction of commercial development in commercial districts; 17
8. the preparation of revisions to current zoning districts and the development of associated 18
LDC (Ordinance 04-41, as amended) standards; and 19
9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee 20
community. 21
D. Assist in the development of revised goals, objectives, and policies, and land use 22
designation descriptions for the Immokalee Area Master Plan. 23
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish 24
consistency between the Master Plan and the County Rural Lands Stewardship Area 25
Overlay provisions. 26
27
The IMPVC worked steadily towards achieving these goals. However, by 2012 tThe adoption of 28
the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of 29
reach and no amendments were made to the IAMP. represents the first step in completing the 30
objectives of the Committee. The Collier County LDC (Ordinance 04-41, as amended) will be 31
updated next to implement the Goal, Objectives, and Policies of the IAMP, followed closely by 32
an update to the Capital Improvements Plan, and the creation of a long-term transportation plan. 33
34
In 2015, the Board of County Commissioners directed staff to update four area master plans 35
including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a 36
review of the significant work accomplished during the previous restudy. The amendments to 37
the IAMP found herein are a result of the Immokalee residents and business owners continued 38
focus and effort to improve the land use policies that will regulate growth in their community. 39
Attachment 'A"9.A.5
Packet Pg. 128 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
3
Words underlined are added; words struck-through are deleted
An integral component of Immokalee’s future is the Collier County Community Redevelopment 1
Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s 2
mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the F lorida 3
Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the 4
BCC adopted the Collier County Community Redevelopment Plan that included two 5
redevelopment areas: Bayshore/Gateway Triangle and Immokalee. 6
7
In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members 8
from the community were appointed to provide recommendations to the CRA to implement the 9
redevelopment plan and the allocation of tax increment revenues generated by increased 10
property values. Over the years, the Immokalee CRA Local Advisory Board has served as a 11
vehicle to bring forward community needs and interests. 12
13
For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee 14
component of the Collier County Community Redevelopment Agency. 15
16
17
II. NEW DIRECTIONS 18
Through the County’s public outreach during the Immoalee Area Master Plan restudy process, it 19
is clear that Tthe residents of Immokalee see new possibilities for their community with the 20
development of this Master Plan. With the development of this new Master Plan, Immokalee has 21
chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining 22
its future, revitalizing its community, and developing a new mission that focuses on 23
strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors 24
to “this place we call home.” 25
During the 2018 public workshop process, residents and business owners established a guiding 26
community vision. It is the intent to implement this vision through the Goals, Objectives and 27
Policies of this Master Plan. The community defined their vision as: 28
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is 29
attractive, environmentally sustainable and offers a full range of housing, recreation and 30
education opportunities to meet all residents’ needs. Immokalee has a safe, well-31
connected network to walk and bicycle about town, as well as a roadway network 32
needed to support the transport of goods and services. Business and job opportunities 33
flourish in trade and distribution, agri-business, and ecotourism.” 34
Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in 35
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage 36
should be embraced and used to develop a local marketing strategy. This diversity should guide 37
the redevelopment and design of downtown in order to create a distinct area that will attract new 38
business and visitors. Revitalization of the Main Street commercial corridor will be designed to 39
embrace this cultural diversity; take advantage of the traffic generated by the Immokalee 40
Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of 41
Attachment 'A"9.A.5
Packet Pg. 129 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
4
Words underlined are added; words struck-through are deleted
Ave Maria; and create new public plazas and gathering spaces. These public plazas and 1
spaces will be designed within an appropriate streetscape to foster walkability and a mixture of 2
uses, including entertainment and cultural events, and will position Immokalee to attract new 3
residents and visitors to the downtown area. 4
The diversity of Immokalee extends to its unique natural surroundings, which can also be a 5
great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as 6
other adjacent vast natural areas, which include historic working ranches, provide an excellent 7
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to 8
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to 9
experience the natural, rather than the built, environment. Lake Trafford and its environs offer 10
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural 11
Florida and this freshwater frontier. 12
Agriculture continues to be the major local industry and Immokalee residents recognize 13
emerging opportunities for new agricultural-related businesses. Increasing fuel costs, 14
apprehension related to food security, and environmental concerns have increased the demand 15
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an 16
opportunity to create a new farmers’ market or expand the existing state farmers’ market to 17
serve the regional demand for fresh produce. 18
Additionally, residents see opportunities emerging from the regional economy and the strategic 19
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state 20
arterial (SR 29) runs through the downtown, while another ends just three miles north of 21
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -22
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, 23
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility 24
to and from Immokalee, helping it to become a tourist destination and a distribution center for 25
goods and services. 26
Improvements to the roadway system, both regionally and within the Immokalee Urban Area, 27
are just one part of how the overall transportation network will improve in impact the future. The 28
Immokalee Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own 29
full-service Customs Office, supporting both international and domestic trade opportunities, and 30
is a growing cargo service airport. Incentives to encourage economic development at the IMM 31
include Tthe Florida Tradeport which operates within a Foreign Trade Zone (#213), State 32
Enterprise Zone, Federal Enterprise Community, and the Historically Underutilized Business 33
(HUBub) Zone. ItIMM provides direct access to over 2,000 acres of industrial-zoned property 34
and two paved 5,000 x 150- foot runways equipped for Global Position Satellite (GPS) and 35
instrument approaches. 36
The opportunities available through development of the Tradeport are particularly significant 37
given that in 2012 the Collier County Office of Business and Economic Development (OBED) 38
Economic Development Council of Collier County (EDC) estimateds the County will need an 39
additional 3,685 acres of new business park lands by 2030. The OBEDEDC has been working 40
Attachment 'A"9.A.5
Packet Pg. 130 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
5
Words underlined are added; words struck-through are deleted
to attract research clusters to Collier County to diversify the economy, which is currently highly 1
dependent on only three industries: agriculture, construction, and tourism and services. The 2
three targeted industry clusters are: health and life science; computer software and services; 3
and distribution. Given its location, access to major roads, connectivity wit h other parts of the 4
state, availability of developable land, and the airport, Immokalee is a prime location for the new 5
distribution industry that the OBEDEDC has identified as being vital to the growth and 6
diversification of Collier County’s economy. 7
Another potential for economic growth lies in anticipated development in areas surrounding 8
Immokalee. As new towns in eastern Collier County develop, needed government services and 9
departments could be centrally located in Immokalee to serve the eastern portion of the 10
County. 11
12
III. IMMOKALEE AREA MASTER PLAN PRIORITIES 13
The Immokalee Area Master Plan has been developed to emphasize these identified 14
opportunities and strengths. The first goal requires the development of an Immokalee specific 15
prioritized list of capital improvements and other activities desired to be funded each year. 16
Overall, each of the eight goals support economic development and diversity, but Goal Two, 17
specifically makes economic development a priority, and the objectives and policies set forth 18
specific ways to promote and diversify the local economy and create a positive business 19
climate. 20
The second third goal, and its objective and policies, deal with focuses on quality 21
neighborhoods. An Immokalee Neighborhood Map has been created by the community to begin 22
the process of evaluating the needs of each neighborhood. Future neighborhood improvements 23
such as housing conditions, water management, transportation, lighting and play areas, are 24
encourage to elevate the quality of life for Immokalee residents. housing. Mobile homes have 25
historically provided a significant percentage of the housing in Immokalee, and have provided 26
affordable homes. Adequate housing for farmworkers must continue to be addressed. Gap 27
housing and other “market-rate” housing, which provides housing for middle-class families, has 28
been historically underrepresented in the Immokalee market. Affordable-workforce housing will 29
continue to be needed in the community. Note that the terms Gap and Affordable Workforce 30
Housing are defined in the Collier County LDC (Ordinance 04-41, as amended). 31
The fourth third goal and set of objectives addresses infrastructure and public services. Parks 32
and recreational opportunities to serve the young families in Immokalee are the first public 33
infrastructure item discussed. Transportation is a major component of any community’s public 34
infrastructure needs, and while county-wide issues are still dealt with in the county 35
Transportation Element, this portion addresses Immokalee’s local roads and needed public 36
safety improvements to protect pedestrians and bicyclists. Other important public services 37
include stormwater management and solid waste, which are addressed as well. 38
The fifth fourth goal addresses and related objective deals with natural resource protection and 39
how to promote eco-tourism within Immokalee. While the Conservation and Coastal 40
Management Element still applies, significant natural resources within the Immokalee Urban 41
Attachment 'A"9.A.5
Packet Pg. 131 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
6
Words underlined are added; words struck-through are deleted
Area and ecotourism opportunities are addressed here. 1
Land use is an integral component of any master plan., and the sixth The fifth goal and its 2
objective and policies deal with this issue. Defines the land use designations applicable to 3
Immokalee, and as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian-4
scaled development is important, as is allowing development in appropriate locations, at 5
densities and intensities that will attract new development. 6
Urban form and design are addressed in the seventh sixth goal. These objectives and policies 7
are generally concerned with how to create a theme or brand for Immokalee, pr ovide safe multi- 8
modal transportation, and develop site design and development standards appropriate for 9
Immokalee, rather than continuing to apply standards developed for coastal Collier. 10
The eighth seventh and last goal, is objective, and related policies are concerned with interlocal 11
and intergovernmental coordination, to address current service issues and to continue 12
collaboration with appropriate organizations in the future. 13
14
IV. IMPLEMENTATION STRATEGY 15
This section places the plan into effect. Implementation strategies include the Goals, 16
Objectives and Policies, and the Land Use Designation Description section. 17
18
GOALS, OBJECTIVES AND POLICIES 19
20
GOAL 12: ENHANCE AND DIVERSIFY IMMOKALEE’S LOCAL ECONOMY. 21
22
OBJECTIVE 21.1: 23
Actively pursue, attract, and retain business enterprises. 24
25
Policy 21.1.1: Commercial and Trade Hub 26
In recognition of Immokalee’s strategic location within Collier County and sSouthwest Florida, 27
and the Foreign Trade Zone, Community Redevelopment Area, Promise Zone, Federal 28
Enterprise Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of 29
Opportunity (RAO) designations, the County will continue to support and partner with other 30
organizations to seek and maintain and the economic or funding opportunities and resulting 31
from those designations that will: 32
33
• Support the Immokalee CRA and other economic development entities in actively 34
promoting and positioning Immokalee as a regional commercial and trade hub for 35
businesses seeking to locate or expand into Southwest Florida; and 36
• Encourage the Immokalee CRA and other economic development entities in the 37
marketing of commercial and industrial opportunities in Immokalee.; 38
• Support the CRA in pursuing grants and funding from government, non-39
governmental organizations, or private sector partnerships. 40
Attachment 'A"9.A.5
Packet Pg. 132 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
7
Words underlined are added; words struck-through are deleted
Policy 21.1.2: Florida Tradeport/Immokalee Regional Airport/Florida Tradeport 1
Collier County will encourage the promotion of economic development opportunities at the 2
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial 3
areas. 4
5
Policy 21.1.3: Mitigation Banking and/or Targeted Acquisition Lands 6
Within two (2) years of adoption, the effective date of this policy, Collier County will explore the 7
feasibility of utilizing privately owned undeveloped parcels with significant wetland, upland, or 8
listed species habitat value, as a listed species habitat conservation bank or wetland mitigation 9
bank to: 1) compensate for wetland or listed species impacts associated with development 10
within the Immokalee Urban Area, 2) for mitigation required by state and federal agencies, or 11
3) for off-site preservation when allowed. The purpose of such a mitigation bank and/or 12
identification of lands targeted for acquisition within the Immokalee Urban Area, in addition to 13
the ecological benefits, is to facilitate and expedite permitting of development and 14
redevelopment on other more appropriate lands within the Immokalee Urban Area. During this 15
period, the County shall develop a map depicting the preferred lands to be targeted for 16
mitigation or acquisition by public or private parties. Incentives and regulatory requirements 17
shall be included in the LDC (Ordinance 04-41, as amended) to direct mitigation to, or 18
acquisition of, these targeted lands and to direct development away from such lands. 19
20
OBJECTIVE 21.2: 21
Create a business climate that will enhance and diversify the Immokalee area’s economy and 22
increase employment opportunities. 23
24
Policy 2.2.1: Expedited Review 25
Within two (2) years of the effective date of this policy subject to Policy 1.1.1, Collier County will 26
review and amend or expand, as necessary, the fast track and expedited review program for 27
projects that provide a positive economic benefit to the Immokalee economy, specifically 28
including affordable, gap, and farmworker housing and targeted industries. During this period, 29
criteria will be developed to be used as a guide for determining what will qualify a project for this 30
expedited review program. (this has been accomplished through Resolution 2016-247) 31
32
Policy 21.2.12: Pre-Certified Commercial/Industrial Sites 33
Collier County will encourage the development of targeted manufacturing, light industrial, and 34
other similar uses by identifying appropriate locations for those uses, and by streamlining the 35
permitting and approval process for commercial and industrial development within the 36
Immokalee Urban Area. Within one (1) year of adoption, Collier County will initiate the review of 37
the existing Certified Sites Program, presently administered by the Collier County Office of 38
Business and Economic Development, and propose improvements to the program that will 39
further assist economic development in the Immokalee area. 40
41
Policy 21.2.23: Home Occupations 42
Within two (2) years of adoption, Collier County will initiate amendments to the LDC (Ordinance 43
Attachment 'A"9.A.5
Packet Pg. 133 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
8
Words underlined are added; words struck-through are deleted
04-41, as amended) to create more flexibility for home-based businesses in the Immokalee 1
Urban Area, thereby allowing additional opportunities for home-based occupations. 2
3
Policy 21.2.34: Financial Incentives 4
Within two (2) years of adoption, Collier County, in cooperation with the Immokalee CRA, will 5
develop a comprehensive financial incentive strategy to promote economic development in the 6
Immokalee area and identify funding sources to maintain adequate funding of such incentive 7
programs. 8
9
Policy 21.2.45: Agriculture-Related Business Uses 10
In recognition of the economic importance of agriculture, the within two (2) years of adoption, 11
Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to: 12
• allow agriculture research and development facilities, agri-business offices and 13
headquarters, and facilities, offices, headquarters and apparatuses associated with an 14
alternative energy use. These uses will be allowed on properties zoned (A) Rural 15
Agricultural, within the Low Residential Subdistrict land use designation; and 16
• to allow small agriculture-related business uses, such as fruit and vegetable stands, and 17
farmers markets, within certain, to be determined, non-agricultural Residential zoning 18
districts., within two (2) years of the of the effective date of this Policy. 19
Compatibility criteria and development standards shall be included in proposed LDC 20
amendments. 21
22
OBJECTIVE 21.3: 23
Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities 24
in Immokalee in order to diversify the Immokalee economy, and improve quality of life. 25
26
Policy 21.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities 27
Collier County will encourage the expansion of tourism, entertainment, cultural and recreational 28
opportunities, such as restaurants, movie theaters, museums and public spaces within two (2) 29
years of the effective date of this Policy. It is anticipated that the Collier County will work with the 30
Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and Economic 31
Development, tThe Naples, Marco Island, and Everglades Convention and Visitors Bureau, and 32
other public and private organizations to promote increasing tourism of Lake Trafford, Immokalee 33
Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum at Roberts Ranch 34
and Anne Olesky Park, and future tourism, recreational, entertainment and cultural attractions. 35
36
Policy 21.3.2: Eco-tourism 37
Collier County will encourage the development of ecotourism in the Immokalee Aarea, with a 38
particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the 39
County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater 40
Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, 41
Marco Island, and Everglades Convention and Visitors Bureau, and other public and private 42
organizations to promote these opportunities. 43
Attachment 'A"9.A.5
Packet Pg. 134 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
9
Words underlined are added; words struck-through are deleted
1
Policy 21.3.3: Seminole Casino Immokalee 2
Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate 3
future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism 4
development and marketing campaign; and b) address impacts of the expansion of the 5
Seminole Casino Hotel, and other resort structures and uses on the community and surrounding 6
area. 7
8
Policy 21.3.4: Entertainment Area 9
In recognition of the fact that the casino is a significant attraction, Collier County will encourage 10
the development of an entertainment area near the casino that is complementary and 11
connected to Immokalee’s existing downtown core. 12
13
OBJECTIVE 21.4: 14
Enhance and expand educational and cultural facilities and opportunities in Immokalee. 15
16
Policy 21.4.1: Research and Development 17
Collier County will seek to attract educational research facilities, similar to the Southwest Florida 18
Research and Education Center, to Immokalee. It is anticipated that the County will work with 19
the Immokalee CRA, public and private colleges and universities, and other public and private 20
organizations to promote these opportunities. 21
22
Policy 1.4.2: Education and Training Programs 23
Collier County will seek to partner with other organizations including the Collier County School 24
Board and CareerSource Southwest Florida to enhance the availability and variety of training 25
programs in Immokalee. (Reorganized) 26
27
OBJECTIVE 21.5: 28
Collier County will support the implementation of the Immokalee Redevelopment Area Plan 29
(Resolution No. 2000-181 and 2004-384, as amended).Promote and support development and 30
redevelopment initiatives in the Immokalee Area. 31
32
Policy 21.5.1: Technical Assistance 33
Within two (2) years of the of the effective adoption,date Collier County will initiate the review of 34
existing programs meant to provide technical assistance for the establishment and permitting of 35
new or expanding businesses and make recommendations to better implement these programs 36
specific to the needs of the Immokalee community. This technical assistance will be made 37
available through the CRA. It is anticipated that Collier County will work with the CRA, and 38
public and private organizations, to complete this review and make recommendations. 39
40
Policy 21.5.2: Infill and Downtown Redevelopment 41
Collier County will promote infill development and redevelopment within the Commercial-Mixed 42
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41, 43
as amended) that facilitate mixed-use projects and provide for flexible performance-based 44
Attachment 'A"9.A.5
Packet Pg. 135 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
10
Words underlined are added; words struck-through are deleted
incentives. 1
2
Policy 21.5.3: Alternative Funding 3
Collier County will continue to support efforts to seek additional state and federal funding to 4
improve infrastructure and housing, may seek to partner with Rural Neighborhoods, Front Porch 5
Florida and other similar entities and to promote or expedite the development and 6
redevelopment of the community.residential structures and properties within Immokalee by 7
pursuing alternative funding sources on an ongoing basis. 8
9
GOAL 32: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING QUALITY 10
NEIGHBORHOODS FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. 11
12
OBJECTIVE 2.1 13
Collier County, in coordination with the Immokalee CRA and residents, will identify 14
neighborhood improvements needed to elevate the neighborhood quality of life. 15
16
Policy 2.1.1: Neighborhood Inventory 17
Within two (2) years of adoption, Collier County will initiate an inventory of existing 18
neighborhoods. The purpose of the inventory is to identify opportunities to improve 19
neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing, 20
and community facilities. 21
22
Policy 2.1.2: Neighborhood Improvement Plans 23
Incorporating the findings of the neighborhood inventories, Collier County will create 24
Neighborhood Improvement Plans, with coordination of all applicable County departments and 25
the Immokalee CRA, to provide a multi-disciplinary approach to planning for identified 26
neighborhood improvements. 27
28
OBJECTIVE 32.2: 29
Collier County shall promote the conservation and rehabilitation of housing in Immokalee 30
neighborhoods. 31
32
Policy 32.2.12: Funding Opportunities 33
Collier County, in coordination with federal, state, and other local agencies and private 34
organizations will seek funding for the housing needs identified in the Immokalee Housing 35
Condition Inventory.Neighborhood Improvement Plans. 36
37
Policy 32.2.23: Substandard Housing 38
Collier County will periodically update its programs for the repair, removal, or replacement of 39
substandard housing units in Immokalee., based on the most recent Immokalee Housing 40
Condition Inventory. 41
42
Policy 32.2.34: Displaced Occupants 43
Attachment 'A"9.A.5
Packet Pg. 136 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
11
Words underlined are added; words struck-through are deleted
Collier County will coordinate with local non-profit social service organizations to provide 1
relocation assistance for occupants who are displaced from substandard dwelling units. 2
3
Policy 32.2.45: Housing Code Enforcement 4
Collier County shall make reasonable effort to require that substandard housing be brought into 5
compliance or eliminated. Enforcement eEfforts will focus on properties that are abandoned, 6
owned by an absentee landlord, or whose operation is not in compliance with the Collier County 7
Land Development Code or Code of Laws and Ordinances. 8
9
Policy 2.2.5: Farm Labor Housing Land Development Regulations 10
Collier County, in cooperation with the Florida Department of Health, will review and revise, as 11
necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area 12
to eliminate regulations that are duplicative to federal and state provisions.(Reorganized) 13
14
Policy 2.2.6: Interagency Coordination 15
Collier County will coordinate with the Immokalee CRA and other housing providers and 16
regulators to review and consider incentives to improve the housing quantity and quality in the 17
Immokalee Urban Area. (Reorganized) 18
19
OBJECTIVE 32.3: 20
The County will continue to explore and provide innovative programs and regulatory reforms t o 21
reduce development costs and promote safe and sanitary affordable-workforce housing quality 22
neighborhoods and a full range of housing for all Immokalee residents. 23
24
Policy 32.3.1: Housing Grant Opportunities 25
Collier County, in coordination with the Immokalee CRA, will pursue government grants and 26
loans for affordable-workforce housing. 27
28
Policy 32.3.2: Affordable-Workforce and Gap Housing Incentives 29
Housing affordability in Immokalee will be incentivize in part through the implementation of the 30
approved strategies within the Collier County Community Housing Plan.Collier County will 31
review its affordable-workforce housing (including gap) incentives to determine the effectiveness 32
of existing provisions and whether additional incentives are necessary or desired. 33
34
GOAL 43: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND 35
FACILITIES FOR THE IMMOKALEE URBAN AREA. 36
37
OBJECTIVE 3.1: 38
To annually identify the priorities of the Immokalee community and the Immokalee CRA related 39
to capital improvements and other activities that will further the goals, objectives and polic ies of 40
the IAMP.(Reorganized) 41
42
43
Attachment 'A"9.A.5
Packet Pg. 137 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
12
Words underlined are added; words struck-through are deleted
Policy 3.1.1: Capital Projects and Studies 1
Collier County will coordinate with the Immokalee CRA on an annual basis to develop a 2
prioritized list of Immokalee specific capital projects and studies that will further the Goals, 3
Objectives, and Policies of the IAMP. The County and the Immokalee CRA shall identify 4
potential funding sources for all or a portion of the projected cost associated with these projects 5
and studies. This list shall be provided to the BCC prior to its annual budgeting process in order 6
to allow the BCC to consider Immokalee’s priorities in relation to available funding and staffing 7
resources. (Reorganized) 8
9
OBJECTIVE 43.21: 10
To provide a comprehensive system of parks and recreational facilities that supports diverse 11
active and passive recreational activities within the Immokalee area through the implementation 12
of the Collier County Parks & Recreation Master Plan for the Immokalee Area. 13
14
Policy 43.21.1: Priority Park Sites 15
Collier County will prioritize the development of future Immokalee community parks within, or 16
adjacent to, the most densely populated urban areas to ensure convenient access by the 17
majority of residents, and in coordination with the Immokalee CRA, will identify locations for 18
public plazas, greens, or urban parks. 19
20
Policy 43.21.2: Community Input 21
Collier County will solicit community input to ensure provision of appropriate public facilities to 22
address the demographics of the Immokalee Urban Area. 23
24
Policy 43.21.3: Expansion of Parks and Trails 25
Collier County will expand the network of parks and connect recreational areas throughout the 26
community where appropriate and feasible. and as identified in the Parks Master Plan. 27
28
Policy 43.21.4: Encourage Active Lifestyles 29
Collier County will encourage outdoor activity and active lifestyles by creating new 30
neighborhood recreational areas facilities, such as ball fields, soccer fields, basketball courts, tot 31
lots, and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each 32
neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans. 33
34
Policy 43.21.5: Use of Vacant Residential Parcels 35
Subject to available funding, Collier County will consider acquiring vacant residential parcels in 36
order to develop new neighborhood recreation areas parks. These parcels may be small in size 37
and should be evenly distributed throughout the community. These opportunities shall be 38
identified in the Neighborhood Improvement Plans. 39
40
Policy 4.1.6: Park Amenities 41
Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains, 42
shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of 43
park users. The list of needed improvements will be updated in the most recent Community and 44
Attachment 'A"9.A.5
Packet Pg. 138 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
13
Words underlined are added; words struck-through are deleted
Regional Park Master Plan. (This is accomplished through the current Parks and 1
Recreation Master Plan update) 2
3
4
OBJECTIVE 43.32: 5
To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the in 6
a manner that allows for the safe and convenient movement of pedestrians, bicyclists 7
motorized, and non-motorized vehicles. 8
9
Policy 3.3.1: Complete Streets 10
Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive, 11
multi-modal approach, implementing access for transportation users of all ages and disabilities, 12
in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, 13
public transit, assistive device, foot or bicycle. 14
15
Policy 43.32.21: Bicycle and Pedestrian Pathways Plan 16
Related to pathways specifically iIn the Immokalee Urban Area, the Collier County 5-Year 17
Pathways Plan will give priority will be given to projects to linking existing and future residential 18
neighborhoods with commercial and employment areas, as well as schools, libraries, 19
community parks, recreation sites and other public service areas. Input will be sought from 20
landowners and residents to identify priority. The Collier County 5-Year Pathways Plan will 21
depict existing and planned future pathways for the Immokalee community. 22
23
Policy 43.3.32: Long Range Transportation Improvements 24
Collier County will explore the possibility of accelerating the implementation of the Collier 25
County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to 26
available funding, as a precursor to initiating new investments in the Immokalee area. In 27
particular, the County will support and encourage: 28
29
• the Florida Department of Transportation in the widening of SR 82 between I-75 and SR 29 30
as a first step in improving transportation access to Immokalee; 31
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the 32
Immokalee Regional Airport and Florida Tradeport; 33
• the Florida Department of Transportation to improve road conditions along State-owned 34
roads; 35
• the creation of new, or expansion of existing, transportation corridors that improve access 36
between Immokalee, the City of Naples, and coastal Collier County; and 37
Policy 3.3.4: Local Transportation Network Improvements 38
Recognizing that a significant segment of the of the community’s population uses public transit, 39
walks or bicycles to work and to school, within three (3) years of adoption, Collier County will 40
Attachment 'A"9.A.5
Packet Pg. 139 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
14
Words underlined are added; words struck-through are deleted
initiate a transportation planning study with recommendations to identify potential routes to 1
improve connectivity of the collector and local street grid to expand public transit service, and 2
bicycle and pedestrian access. 3
4
Policy 3.3.5: Private Roads 5
Collier County will encourage, through incentives, that private roads be brought up to County 6
standards and offered to the County for acceptance and maintenance, when deemed 7
appropriate. 8
9
Policy 43.32.64: Access from Immokalee Regional Airport to Future SR 29 Bypass 10
Collier County will continue to coordinate with the Florida Department of Transportation (FDOT), 11
and with landowners and other stakeholders, to identify one or more a preferred routes to 12
connect the Airport and the future SR 29 Bypass. 13
14
Policy 43.32.75: Safety Improvements 15
As funding becomes available, Collier County will implement the 2011 Immokalee Walkableility 16
Community Study, funded by prepared for the Collier Metropolitan Planning Organization, 17
identifying locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and 18
street lighting for the purpose of improving pedestrian and bicycle circulation and safety. within 19
prioritized areas within the Municipal Service Taxing Unit (MSTU). 20
21
Policy 43.32.86: Public Transit Routes 22
Collier County will consider expansion of public transit routes to comprehensively cover the 23
downtown area, connect significant employment centers and public facilities, and interconnect 24
to adjacent communities, where deemed appropriate. 25
26
Policy 4.2.6: Enhanced Transit Services 27
Collier County will encourage the provision of a wide array of transit services, such as bike-and-28
ride and medical transport. (Transit operations are defined and implemented by the Public 29
Transit and Neighborhood Enhancement Division and change with technology. This plan 30
appropriately focuses on improving corridors and transit routes.) 31
32
Policy 4.2.7 3.3.9: Transportation Concurrency Alternatives (for SR 29) 33
Within two (2) years of the effective date of this Policy When warranted, Collier County shall 34
identify alternatives methods to allow non-residential development in the Immokalee Urban Area 35
to proceed with limited exceptions and/or a mitigated waiver from existing concurrency 36
requirements due to the economic and job creation benefits such development would provide. 37
The following shall be considered as a part of the analysis: 38
39
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation 40
Concurrency Management Area (TCMA) or other alternative that would allow limited 41
exceptions and/or mitigated waivers from concurrency for economic development, diversity, 42
and job creation in the Immokalee Urban Area; and 43
Attachment 'A"9.A.5
Packet Pg. 140 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
15
Words underlined are added; words struck-through are deleted
b. Potential limitations on such exceptions and/or waivers from concurrency including: 1
1. Limiting applicability to certain locations, in the Urban Area such as the Airport/ 2
Tradeport, other lands around the aAirport, and the Central Business District corridor 3
(Urban Infill and Redevelopment Areadesignated lands); 4
2. Requiring a case-by case approval of any such exception or waiver based upon certain 5
targeted and measurable objectives, including Transit Oriented Design, job creation and 6
other commitments by the developer that would be deemed to be beneficial to the 7
community; and 8
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility 9
of any such exception or waiver process. 10
11
OBJECTIVE 43.43: 12
To improve stormwater management and surface drainage in Immokalee. 13
14
Policy 43.43.1: Immokalee Stormwater Master Plan 15
Within two (2) years of the effective date of this Policy, Collier County’s Stormwater Management 16
staff, in coordination with other County departments, will continue to implement the 17
recommendations contained within the Immokalee Stormwater Master Plan (as amended), as 18
funding becomes available. Collier County will implement, to the degree necessary on a phased 19
schedule, the Immokalee Stormwater Master Plan and its recommendations for the particular 20
locations (Lake Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross-21
Drain Additions) where significant drainage issues are known. 22
23
OBJECTIVE 4.4: 24
To provide an efficient and economical solid waste management system that ensures public 25
health and safety and protects the environmental resources of the area. 26
27
Policy 4.4.1: Clean Immokalee Plan 28
Collier County will develop a “Clean Immokalee” Plan to improve the physical appearance of the 29
streets and lots through education, enforcement, and cleanup activities. This program will solicit 30
input and participation from the CRA and MSTU and community organizations and 31
neighborhood associations. 32
(This objective and policy will move into the CRA Plan.) 33
34
GOAL 54: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE 35
IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND 36
POLICIES. 37
38
OBJECTIVE 54.1: 39
To address the protection of natural resources in Immokalee, including Lake Trafford and 40
connected wetland systems, and listed species habitat including upland habitat used by listed 41
species, through incentives and innovative techniques not otherwise addressed in the 42
Conservation and Coastal Management Element (CCME). 43
Attachment 'A"9.A.5
Packet Pg. 141 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
16
Words underlined are added; words struck-through are deleted
1
Policy 54.1.1: Incentives and Innovative Land Development Regulations 2
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area 3
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP 4
Policy 21.1.3. This may be accomplished by utilizing incentives and innovative land 5
development regulations, including but not limited to: cluster development, transferable 6
development rights, density bonuses, and flexible development standards to incentivize infill 7
development and redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In 8
order to qualify for any such incentives, , on-site or off-site preservation, if allowed in specifically 9
targeted areas within the Immokalee Urban designated area, the preserve acreage shall exceed 10
the minimum applicable amounts acreage set forth in CCME Policy 6.1.1. by at least 10 percent. 11
Incentives may be provided based upon a sliding scale, providing greater levels of incentive for 12
greater amounts of preservation above the applicable minimum amounts set forth in CCME 13
Policy 6.1.1. 14
15
Within two (2) years of the effective date of this Policy, the County will explore the feasibility of 16
adopting a TDR program in the Immokalee Urban Area to further this Objective and Policy 2.1.3. 17
18
Within two years of the effective adoption, date of this Policy the Collier County shall 19
initiate amend ments to the LDC (Ordinance 04-41, as amended), shall be amended 20
to provide for other incentives and innovative land development regulations, including but not 21
limited to cluster development and flexible development standards, that do not require an 22
amendment to the IAMP. 23
24
Policy 54.1.2: Lake Trafford Development Water Quality 25
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural 26
habitat, to the ecosystem, economy and ecotourism activities in Immokalee, proposed 27
development within the adjacent to Lake Trafford watershed boundary will conform to best 28
management practices (BMPs) regarding water quality in order to avoid or minimize adverse 29
impacts to the lake and its surrounding wetlands andor natural habitat. These BMPs will 30
primarily include measures or design standards recognized by the Department of 31
Environmental Protection (DEP) and the Environmental Protection Agency (EPA) that address 32
increased or enhanced onsite treatment of storm water runoff, and measures to address Total 33
Maximum Daily Loads (TMDL) and nutrient loading. Within two (2) years of the effective 34
adoption, date of this Policy the Collier County, in conjunction with any applicable state or 35
federal agencies, will initiate amendments to the LDC (Ordinance 04-41, as amended) to 36
establish specific best management practices and will identify the specific locations where 37
such best management practices shall be required. The Lake Trafford watershed boundary 38
Drainage Basin shall be illustrated by map in the LDC and will be the geographic area 39
intended for implementation of these BMPs. 40
41
Policy 54.1.3: Lake Trafford Remediation 42
Collier County will continue to cooperate with state and federal agencies on remediation, 43
Attachment 'A"9.A.5
Packet Pg. 142 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
17
Words underlined are added; words struck-through are deleted
restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and 1
invasive plant removal) to improve the health and recreational potential of the Llake. 2
3
Policy 5.1.4 Conservation Designation 4
During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each 5
subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban 6
Area owned by a public entity, where such lands were acquired for the purposes of 7
conservation, provided for in the Collier County Future Land Use Conservation Designation. The 8
County shall then consider whether such lands should be designated Conservation on the 9
FLUM. (Designating properties as conservation may bring about unintended 10
consequences to the detriment of eco-tourism by limiting the recreational access to the 11
properties.) 12
13
GOAL 56: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS 14
APPROPRIATE FOR IMMOKALEE. 15
16
OBJECTIVE 65.1: 17
The Immokalee Area Master Plan and its Future Land Use Map will apply to all Ddevelopment 18
Oorders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate 19
land use with the natural environment; maintain and develop cohesive neighborhood units; 20
promote a sound economy; and encourage desirable growth and energy efficient development 21
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land 22
Use Designation Description Section. 23
24
Policy 65.1.1: Future Land Use Designation 25
The Immokalee Area Master Plan’s URBAN Future Land Use Designation includes the 26
following Future Land Use Districts, Subdistricts, Overlays and Features: 27
28
A. URBAN – MIXED USE DISTRICT 29
1. Low Residential Subdistrict 30
2. Medium Residential Subdistrict 31
3. High Residential Subdistrict 32
4. Commercial – Mixed Use Subdistrict 33
5. Recreational/Tourist Subdistrict 34
B. URBAN – INDUSTRIAL DISTRICT 35
1. Industrial Subdistrict 36
2. Industrial – Mixed Use Subdistrict 37
3. Industrial – Immokalee Regional Airport Subdistrict 38
39
C. OVERLAYS AND FEATURES 40
1. Lake Trafford /Camp Keais Strand System Overlay 41
2. Seminole Reservation 42
3. Urban Infill and Redevelopment Area 43
Attachment 'A"9.A.5
Packet Pg. 143 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
18
Words underlined are added; words struck-through are deleted
3.4. Industrial - Mixed Use Commercial Overlay 1
2
Policy 65.1.2: Compatibility between Land Uses 3
Compatibility between lower and higher intensity uses will be achieved through land 4
development regulations specifically applicable to the Immokalee Urban Area. 5
6
Policy 6.1.3: Right to Farm 7
Lawfully existing agricultural activities may continue within the Urban Designated Area as 8
provided by the State of Florida Right to Farm Act, 823.14, F.S. (Redundant to F.S) 9
10
Policy 6.1.4: Farmworker Housing 11
Collier County recognizes the need for farm labor to support the County’s agricultural industry. 12
Collier County will encourage the provision of housing for seasonal, temporary or migrant 13
farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions 14
of Section 64E-14, Florida Administrative Code, and does not conflict with the existing zoning 15
districts or the Immokalee Area Future Land Use Map. (Farmworker Housing is addressed 16
in Policy 2.2.6) 17
18
Policy 65.1.35: Compact Mixed-Use Development 19
Collier County will encourage compact mixed-use development in appropriate zoning districts 20
and particularly within the HR and C-MU designations, as an innovative planning technique to 21
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. 22
23
Policy 65.1.46: Mobile Homes within the Immokalee Urban Area 24
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence 25
as identified in LDC Section 5.04.02.C; or within an existing mobile home park or subdivision 26
as identified in LDC Section 2.03.07.G.6; or as part of a new mobile home park or subdivision 27
approved on lands with existing zoning that permits mobile homes; or on individual lots or 28
parcels with existing zoning that permits mobile homes.in the Low Residential (LR) or Medium 29
Residential (MR) Subdistricts. 30
31
Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua 32
Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual 33
Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 34
(see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). 35
The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 36
Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 37
District of the IAMP in effect on February 26, 2013. 38
39
Policy 65.1.57: Public Educational Plants 40
Public educational plants and public ancillary plants shall be allowed as provided for in Policy 41
5.1614 of the Future Land Use Element. 42
43
Attachment 'A"9.A.5
Packet Pg. 144 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
19
Words underlined are added; words struck-through are deleted
Policy 65.1.68: Rezonings and Growth Management Plan Consistency by Policy 1
A. All rezonings must be consistent with the Growth Management Plan. For properties that 2
have zoning in place prior to a change in are zoned inconsistent with the Land Use 3
Designation Description Section, where the prior zoning allows for a higher density or 4
intensity than the new Land Use Designation are such properties may be deemed to be 5
consistent with the Growth Management Plan by policy, and such properties the property 6
may be rezoned as followsif the property’s zoning at the time of adoption allows for a higher 7
density or intensity than the new Land Use Designation. For such properties, the following 8
provisions apply: 9
1. For such commercially-zoned properties, zoning changes will be allowed provided the 10
new zoning district is the same or a lower intensity commercially zoning district as the 11
existing zoning district, and provided the overall intensity of commercial land use 12
allowed by the existing zoning district is not exceeded in the new zoning district . A 13
zoning change of such commercial-zoned properties to a residential zoning district is 14
allowed as provided for in the Density Rating System of this Master Plan. 15
2. For such industrially-zoned properties, zoning changes will be allowed provided the 16
new zoning district is the same or a lower intensity industrial or commercial zoning 17
district as the existing zoning district, and provided the overall intensity of industrial 18
land use allowed by the existing zoning district is not exceeded in the new zoning 19
district. 20
3. For such residentially-zoned properties, zoning changes will be allowed provided the 21
authorized number of dwelling units in the new zoning district does not exceed that 22
authorized by the existing zoning district, and provided the overall intensity of 23
development allowed by the new zoning district does not exceed that allowed by the 24
existing zoning district. 25
4. Properties subject to the above limitations deemed consistent by policy with the IAMP 26
may be combined and developed with other property, whether such other property 27
deemed consistent by policy or deemed consistent with the Land Use Designation 28
Section. has had a change in Land Use Designation. For residential and mixed-use 29
developments only, the accumulated density between these properties may be 30
distributed throughout the project, as provided for in the Density Rating System or the 31
underlying subdistrict, as applicable. 32
5. Overall intensity of development shall be determined based upon a comparison of 33
public facility impacts as allowed by the existing zoning district and the proposed 34
zoning district. 35
5.6. As consistent with the LDC Section 2.03.07, Overlay Zoning Districts. 36
6.7. This Section does not apply to properties where changes to the Land Use 37
Designation are initiated by the property owner via a Growth Management Plan 38
amendment application. 39
40
B. Any property owner who believes that they have been adversely affected by this IAMP 41
may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings 42
Determinations) of the LDC. All applications must be submitted within one year from the 43
Attachment 'A"9.A.5
Packet Pg. 145 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
20
Words underlined are added; words struck-through are deleted
adopted effective date of the IAMP or applicable IAMP amendment. This procedure shall 1
be considered supplemental to any other claim or remedy that the property owner may 2
have. Notice of the Adoption of this Plan and the one-year time frame within which any 3
property owner who believes that they have been adversely affected by this IAMP may 4
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) 5
of the LDC shall be provided with a minimum 1/8-page notice in one or more newspapers 6
of general circulation in the Immokalee area within 15 days of Adoption of this plan by the 7
BCC. 8
9
Policy 6.1.10: Non-Residential Development 10
Non-residential development in the Immokalee Urban Area will be limited to no more than 8.45 11
million square feet through the 2040 Planning Horizon. Non-residential development includes 12
commercial, retail, office, industrial, institutional and governmental buildings, but excludes 13
hotels, motels, government subsidized, affordable or farmworker housing, and development 14
within the Seminole Reservation. Collier County staff shall maintain records on the amount of 15
non-residential development in Immokalee and shall review, and update as necessary, the non-16
residential development limit. (Specifying the non-residential acreage is no longer a DCA 17
requirement and staff should not have to track it.) 18
19
GOAL 67: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE 20
APPROPRIATE FOR IMMOKALEE. 21
22
OBJECTIVE 67.1: 23
Collier County shall develop Immokalee-specific land development regulations to the extent 24
required by this Master Plan, and which reflect the unique character and cultural diversity of the 25
residents, encourage pedestrian-friendly urban form, and promote energy efficiency. 26
27
Policy 67.1.1: Development of Land Development Code Standards 28
Within two (2) years of adoption ing this Policy, Collier County, in coordination with the 29
Immokalee Community Redevelopment AgencyCRA, will initiate the development of LDC 30
standards specific to Immokalee to address the unique needs of the Immokalee Urban Area. 31
These standards shall include those related to permitted and conditional land uses; density and 32
intensity; signage; landscaping and buffering; native preservation retention; off-street and on-33
street parking and loading; architectural design; development standards, including setbacks to 34
Lake Trafford; floor area ratio for certain nonresidential uses; and site access. 35
36
Policy 67.1.2: Location of Service Uses 37
Collier County will encourage community parks, and other community facilities to be placed 38
within one-half mile of residential and mixed-use centers, in order to encourage walking, 39
bicycling and non- vehicular access to and from these service uses. Collier County shall require 40
interconnection of pedestrian facilities to the existing pedestrian network. 41
42
Policy 7.1.3: Innovative Design 43
Attachment 'A"9.A.5
Packet Pg. 146 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
21
Words underlined are added; words struck-through are deleted
Within two (2) years of the effective date of this policy Collier County and the Immokalee 1
Community Redevelopment Agency will develop incentives and/or regulations to promote: 2
enhanced pedestrian access; pedestrian- friendly design; compact mixed-use development and 3
redevelopment; shared infrastructure; enhanced public spaces and signage; and use of public 4
transit. (redundant to Policy 6.1.1) 5
6
Policy 67.1.34: Downtown Pedestrian Amenities 7
Within two (2) years of the effective date of this policy adoption, Collier County, in coordination 8
with the Immokalee CRA Community Redevelopment Agency, will evaluate the need for 9
additional passive recreation and outdoor dining and entertainment opportunities along 10
downtown streets, and, if warranted, adopt amendments and incentives to the Collier County 11
LDC (Ordinance 04-41, as amended) to incentivize and encourage the development of these 12
amenities, provided the free and safe movement of pedestrians is maintained. 13
14
Policy 76.1.45: Central Business District 15
Within two (2) years of adoption, the effective date of this policy Collier County, in coordination 16
with the Immokalee CRA, will initiate a review of the Public Realm Plan and the Central 17
Business District Form-Based Guidelines. Based on the review, Collier County will initiate 18
amendments to the LDC (Ordinance 04-41, as amended), as necessary. to include a Central 19
Business District in Immokalee to include the Public Realm Plan and the Central Business 20
District Form Based Guidelines. The District will be depicted in the LDC and will encourage 21
high-intensity, multi-story, and pedestrian-oriented commercial and mixed-use development. 22
23
Policy 76.1.56: Safe Neighborhood Initiatives 24
Collier County will coordinate with local and state law enforcement, developers, and citizens to 25
seek funding opportunities available under the Safe Neighborhood Act (SectionChapter 163, 26
Part IV.501, F.S.) or other programs to improve safety within the Immokalee community and to 27
provide for safe streets. This may include implementation of CPTED (crime prevention through 28
environmental design) strategies, where such strategies are compatible with the community 29
design objectives set forth herein. 30
31
GOAL 78: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF 32
INFORMATION WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER COUNTY SCHOOL 33
BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, AND NON-34
PROFIT ORGANIZATIONS., THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL 35
COUNCIL THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN. 36
37
OBJECTIVE 87.1: 38
Pursue effective interlocal and inter-governmental coordination in order to provide a range of 39
human services to Immokalee residents. 40
41
Policy 78.1.1: Regional Economic Development Initiatives 42
Collier County will collaborate in regional initiatives with local and regional economic 43
development organizations and the State of Florida to assist the Immokalee area in attracting 44
Attachment 'A"9.A.5
Packet Pg. 147 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
22
Words underlined are added; words struck-through are deleted
businesses, marketing, and developing infrastructure. 1
2
Policy 78.1.2: Redevelopment Implementation Partners 3
Collier County, in coordination with the CRA and not-for-profit organizations, will actively 4
coordinate efforts with the Immokalee CRA and not-for-profit organizations to implement the 5
Immokalee Area Master Plan and the Immokalee Community Redevelopment Area Plan. 6
7
Policy 78.1.3: Immokalee Government Services Center 8
Collier County will continue to support an Immokalee- based government center that will co-9
locate various county entities and departments to ensure effective collaboration and services to 10
support community needs. This office may include, but is not limited to, the following services: 11
12
a. Animal control 13
b. Board of County Commissioners Office 14
c. Branch Office of the Collier County Tax Collector 15
d. Child support enforcement 16
e. Code enforcement 17
f. Court 18
g. Domestic violence services 19
h. Economic Development 20
i. Emergency management services 21
j. Emergency medical services 22
k. Emergency Operations Center (EOC) 23
l. Housing and Human Services 24
m. Immokalee Community Redevelopment Agency 25
n. Permitting 26
o. Planning and Zoning, and economic development needs 27
n.p. Public health services 28
o.q. Veterans Services 29
30
Policy 7.1.4: Immokalee Civic Center 31
Within one (1) year of adoption, Collier County will coordinate with the Immokalee CRA to 32
explore opportunities for an Immokalee civic center. 33
34
Policy 7.1.5: Satellite Emergency Operations Center 35
Within one (1) year of adoption, Collier County, in coordination with the Immokalee Unmet 36
Needs Coalition, will initiate the development of an Immokalee Emergency Management Plan 37
and identify opportunities to establish a satellite Emergency Operations Center to activate in the 38
event of an emergency. 39
40
41
(The remaining of the page is intentionally left blank) 42
Attachment 'A"9.A.5
Packet Pg. 148 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
23
Words underlined are added; words struck-through are deleted
1
LAND USE DESIGNATION DESCRIPTION SECTION 2
The Immokalee Area Master Plan Future Land Use Designations include the following Districts 3
and Subdistricts. The following describes land use designations shown on the Immokalee 4
Master Plan Future Land Use Map. These designations generally indicate the types of land 5
uses for which zoning may be requested. However, these land use designations do not 6
guarantee that a zoning district request will be approved. 7
8
A. URBAN - MIXED USE DISTRICT 9
The purpose of this District is to allow residential and nonresidential land uses, including mixed 10
uses. Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses 11
can be located within individual buildings and/or projects in areas deemed appropriate and 12
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but 13
are not limited to: agriculture, home-based businesses, recreation and open space uses, 14
churches, libraries, cemeteries, public and private schools, day-care centers, and essential 15
services, as defined in the Land Development Code, except as may be limited within a specific 16
subdistrict or overlay. 17
18
New commercial development may be allowed in the Low Residential, Medium Residential or 19
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the 20
following limitations: 21
22
Commercial development may be permitted within a PUD, provided the following size and 23
development criteria are met. The commercial component within a PUD may be allowed to 24
develop up to the maximum acreage specified in the table below: 25
26
CATEGORY I CATEGORY II CATEGORY III
PUD Acres >80 >160 >300
Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre
Max. Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-2, C-3 C-2 through C-4
In addition to the above criteria, the following standards must also be met: 27
28
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and 29
no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in 30
size, unless otherwise authorized by the Board of County Commissioners; 31
32
b. The configuration of the commercial parcel shall be no more frontage than depth, unless 33
otherwise authorized by the Board of County Commissioners; 34
35
c. Commercial zoning or development shall be no closer than aone-quarter (¼) mile from the 36
nearest existing elementary school boundary, unless otherwise authorized by the Board of 37
County Commissioners; 38
Attachment 'A"9.A.5
Packet Pg. 149 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
24
Words underlined are added; words struck-through are deleted
1
d. The commercial development shall be integrated with the residential portion of the project, 2
including common elements such as signage, and providing vehicular and non-vehicular 3
interconnection; and 4
5
e. No construction in the commercial designated area shall be allowed until construction has 6
commenced on at least 30% of the project’s residential units, unless otherwise authorized 7
by the Board of County Commissioners. 8
9
1. Low Residential Subdistrict (LR) 10
The purpose of this subdistrict is to provide for low density residential development and 11
supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 12
5.1.4. Residential densities are allowed as provided below, except for properties within the Lake 13
Trafford/Camp Keais Strand System Overlay. 14
15
• Base Density: Four (4) dwelling units per gross acre. 16
17
• Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density 18
bonuses. Densities above the base density can only be achieved through available 19
density bonuses. 20
21
As agriculture is a significant economic driver in Immokalee, the following uses will be allowed in 22
accordance with IAMP Policy 1.2.4: 23
24
• agricultural research and development technology facilities, 25
• agri-business offices and headquarters, and 26
• facilities, offices, headquarters and apparatuses associated with an alternative energy 27
use. 28
focusing on agri-business and reliant upon proximity to active agriculture; 29
are also allowed through a Conditional Use process. Such facilities must demonstrate 30
compatibility with adjacent properties 31
32
33
2. Medium Residential Subdistrict (MR) 34
The purpose of this subdistrict is to provide for a mixture of housing types and supporting 35
ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policiyes 5.1.4. 36
6.1.6. and 6.1.9. and 6.1.7. Residential densities are allowed as provided below, except for 37
properties within the Lake Trafford/Camp Keais Strand System Overlay. 38
39
• Base Density: Six (6) dwellings units per gross acre. 40
41
• Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density 42
bonuses. Densities above the base density can only be achieved through available 43
Attachment 'A"9.A.5
Packet Pg. 150 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
25
Words underlined are added; words struck-through are deleted
density bonuses. 1
2
3. High Residential Subdistrict (HR): 3
The purpose of this subdistrict is to provide for a mixture of housing type and supporting 4
ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policiyes 5.1.4. 5
6.1.6. and 6.1.9 and 6.1.7. Residential densities are allowed as provided below, except for 6
properties within the Lake Trafford/Camp Keais Strand System Overlay. 7
8
• Base Density: Eight (8) dwelling units per gross acre. 9
10
• Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density 11
bonuses. Densities above the base density can only be achieved through available 12
density bonuses. 13
14
4. Commercial - Mixed Use Subdistrict (C-MU): 15
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and 16
mixed-use development, employment and recreational opportunities, cultural and civic activities, 17
and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of 18
residential uses are allowed within this Subdistrict, except that mobile homes are only allowed 19
as provided by IAMP Policies 6.1.6. and 6.1.9. Policy 5.1.4. and 6.1.7. Residential densities are 20
allowed as provided below, except for properties within the Lake Trafford/Cam p Keais Strand 21
System Overlay. Nonresidential uses allowed within this Subdistrict include those uses allowed 22
in the C-1 through C-4 zoning districts in the Collier County Land Development Code, Ord. No. 23
04-41, as amended. 24
25
• Base Density: Sixteen (16) dwelling units per gross acre. 26
27
• Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density 28
bonuses. Densities above the base density can only be achieved through available 29
density bonuses. 30
31
• Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. 32
33
• Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to 34
provide both residential and non-residential uses. In no case shall more than 70% of the 35
C-MU Subdistrict, in aggregate, be developed as single-use, non-residential projects. 36
37
5. Recreational/Tourist Subdistrict (RT) 38
The purpose of this Subdistrict is to provide for recreational and tourist activities related to the 39
natural environment, and to allow for limited compact residential development. Uses allowed in 40
this Subdistrict include, but are not limited to: passive parks; nature preserves; wildlife 41
sanctuaries; open space; parks; museums; cultural facilities; marinas; transient lodging facilities 42
(including hotel/motel, rental cabins, bed and breakfast establishments, campsites); restaurants; 43
Attachment 'A"9.A.5
Packet Pg. 151 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
26
Words underlined are added; words struck-through are deleted
recreational vehicle parks; sporting and recreational camps; low-intensity retail directly 1
associated with the purpose of this Subdistrict; agriculture; and essential services as defined in 2
the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP 3
Policy 6.1.6. and 6.1.9. and 6.1.7 5.1.4. 4
5
Single and multi-family dwelling units are allowed. To minimize impacts on the natural 6
environment, residential development shall be clustered subject to the following: 7
Within any project the average single family home parcel shall not exceed 6,000 square 8
feet, and in no case, shall any individual single family lot or parcel exceed 12,000 square 9
feet; and 10
Multi-family development projects shall be submitted in the form of a Planned Unit 11
Development. (Reorganized below) 12
13
• Base Density: Four (4) dwelling units per gross acre. 14
15
• Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply 16
in this subdistrict. 17
18
• Transient lodging is permitted at a maximum density of twenty-six (26) units per gross 19
acre. 20
21
Single and multi-family dwelling units are allowed. To minimize impacts on the natural 22
environment, residential development shall be clustered subject to the following: 23
24
• Within any project, the average size of a single family lot shall not exceed 6,000 25
square feet, and in no case shall any individual single family lot exceed 12,000 26
square feet. 27
28
DENSITY RATING 29
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as 30
identified on the Immokalee Future Land Use Map. Except as provided below, the final 31
determination of permitted density via implementation of this Density Rating System is made by 32
the Board of County Commissioners through an advertised public hearing process (rezone) in 33
accordance with the LDC. Density achieved by right (as may be permitted for qualifying 34
Affordable Workforce Housing projects) shall not be combined with density achieved through 35
the rezone public hearing process. 36
37
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: 38
a. Within the applicable Urban designated areas, the base density of the Subdistrict is 39
allowed, though not an entitlement. Density may be increased using applicable density 40
bonuses. For purposes of calculating the eligible number of dwelling units for the project, 41
the total number of dwelling units may be rounded up by one unit if the dwelling unit total 42
yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is 43
Attachment 'A"9.A.5
Packet Pg. 152 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
27
Words underlined are added; words struck-through are deleted
exclusive of commercial portions of the project, except within the C-1 through C-3 1
Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict, 2
wherein residential project densities will be calculated on total gross acreage, and 3
except portions of a project for land uses having an established equivalent residential 4
density in the Collier County Land Development Code. 5
6
b. This Density Rating System only applies to residential dwelling units. This Density 7
Rating System is not applicable to accessory dwelling or accessory structures that are 8
not intended and/or not designed for permanent occupancy, nor is it applicable to 9
caretaker residences. 10
11
c. All new residential zoning located within the Urban Mixed-Use District shall be consistent 12
with the Density Rating System, except as provided for in Policy 6.1.9 5.1.6. 13
14
d. Within the applicable areas of the Urban Mixed- Use District, all properties zoned A, 15
Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for 16
which an affordable workforce housing project is proposed and approved, in accordance 17
with Section 2.06.00 of the LDC (Ordinance 04-41, as amended, adopted June 22, 2004 18
and effective October 18, 2004), shall be permitted the base density of four (4) dwelling 19
units per gross acre by right, except in the case of lands designated LR on the IAMP 20
Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum 21
permitted density of the zoning district for the subject property; that is, a rezone public 22
hearing shall not be required. Such a project must comprise a minimum of ten acres. 23
Density achieved by right shall not be combined with density achieved through the 24
rezone public hearing process. The Table below illustrates the maximum “by right” 25
density based on the FLUM subdistrict and the zoning district. 26
27
Zoning
District
Zoned
Maximum
Density
(per acre)
Maximum Density
(per acre) with
“By Right”
Density Bonus
Outside of LR
Designation
Maximum Density (per
acre) with “By Right”
Density Within LR
Designation
A 0.2 4.0 0.3
E 0.46 44 4.0 0.69 66
6666666
666
RSF-1 1.0 4.0 1.5
RSF-2 2.0 4.0 3.0
RSF-3 3.0 4.0 4.0
28
29
2. DENSITY BONUSES 30
To encourage infill development, the creation of affordable-workforce housing, and 31
preferred roadway access, certain density bonuses are available. If these bonuses are utilized, 32
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four 33
units per acre may only be exceeded if utilizing an affordable-workforce housing bonus. In no 34
case shall the resulting density exceed the maximum density specified in each Ssub district. 35
Attachment 'A"9.A.5
Packet Pg. 153 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
28
Words underlined are added; words struck-through are deleted
1
a. Proximity to Commercial-Mixed Use 2
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then the 3
base density allowed within the Commercial - Mixed Use Subdistrict of sixteen (16) 4
dwelling units per acre applies to the entire project, except that this bonus cannot be used 5
to increase density on lands within the project designated Low Residential. Buffering to 6
achieve compatibility with adjacent lower intensity uses shall be required. 7
b. Affordable-Workforce Housing Bonus, by Public Hearing 8
To encourage the provision of affordable-workforce housing within certain Subdistricts in 9
the Urban Designated Area, a maximum of up to eight (8) twelve (12) dwelling units per 10
gross acre may be added to the base density if the project meets the definition and 11
requirements of the Affordable-Workforce Housing Density Bonus Ordinance (Section 12
2.06.00 of the Land Development Code, Ordinance 04-41, as amended, adopted June 13
22, 2004, and effective October 18, 2004). This bonus may be applied to an entire 14
project or portions of a project provided that the project is located within the Commercial 15
- Mixed Use (C-MU) Subdistrict or any residential Subdistrict 16
17
c. Affordable-Workforce Housing Bonus, by Right 18
To encourage the provision of affordable-workforce housing within that portion of the 19
Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, 20
and/or RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or 21
RMF-6, Residential Multi-Family-6, for which an affordable-workforce housing project is 22
proposed in accordance with the definitions and requirements of the Affordable-23
workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development 24
Code, Ordinance 04-41, as amended), adopted June 22, 2004 and effective October 18, 25
2004), a maximum of four (4) residential units per gross acre shall be added to the base 26
density of four (4) dwelling units per gross acre, except in the case of lands designated 27
LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% 28
of the maximum permitted density of the zoning district for the subject property. 29
Therefore, the maximum density that may be achieved by right shall not exceed eight (8) 30
dwelling units per gross acre. Such a project must comprise a minimum of ten acres. 31
Density achieved by right shall not be combined with density achieved through the 32
rezone public hearing process. The Table below illustrates the maximum “by right” 33
density based on the FLUM subdistrict and the zoning district. 34
35
Zoning
District
Zoned
Maximum
Density (per
acre)
Maximum Density
(per acre) with “By
Right” Density
Bonus Outside of LR
Designation
Maximum Density (per
acre) with “By Right”
Within LR Designation
A 0.2 8.0 0.3
E 0.46 44 8.0 0.69 66
Attachment 'A"9.A.5
Packet Pg. 154 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
29
Words underlined are added; words struck-through are deleted
RSF-1 1.0 8.0 1.5
RSF-2 2.0 8.0 3.0
RSF-3 3.0 8.0 4.5
RSF-4 4.0 8.0 6.0
RSF-5 5.0 8.0 7.5
RSF-6 6.0 8.0 8.0
RMF-6 6.0 8.0 8.0
VR 7.26 8.0 8.0
1
d. Residential Infill 2
1. To encourage residential infill, three (3) residential dwelling units per gross acre 3
may be added if the following criteria are met: The project is twenty (20) acres or 4
less in size; at the time of development, the project will be served by central public 5
water and sewer; at least one abutting property is developed; the project is 6
compatible with surrounding land uses; the property in question has no common 7
site development plan with adjacent property; there is no common ownership with 8
any adjacent parcels; and the parcel in question was not created to take advantage 9
of the residential infill density bonus and was created prior to the adoption of this 10
provision in the Growth Management Plan on January 10, 1989. This bonus cannot 11
be used to exceed the base density in the Low Residential (LR) Subdistrict. 12
13
2. This Residential Infill bonus shall only be applicable on a one time basis and shall 14
not be expanded or continued to other adjacent properties, except for additional 15
properties not exceeding 20 acres in aggregate when added to the original 16
application of this provision and meeting all the above criteria. 17
18
e. Roadway Access 19
If the project has direct access to two (2) or more arterial or collector roads or if there is 20
a project commitment for provision of interconnection of roads accessible to the public 21
with existing or future adjacent abutting projects, one (1) dwelling unit per gross acre 22
may be added above the base density of the Subdistrict. This bonus cannot be used to 23
exceed the base density in the Low Residential (LR) Subdistrict. 24
25
3. DENSITY AND INTENSITY BLENDING 26
a. This provision is intended to encourage unified plans of development and to preserve 27
the high-quality wetlands, wildlife habitat, and other natural features that exist within 28
areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp 29
Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp 30
Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands 31
Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, 32
and which were in existence and under unified control as of October 22, 2002, the 33
allowable gross density and/or intensity may be shifted from the Urban designated lands 34
Attachment 'A"9.A.5
Packet Pg. 155 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
30
Words underlined are added; words struck-through are deleted
to lands within the RLSA which are contiguous and under unified control, and which are 1
designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and/or 2
intensity may be shifted on an acre per acre basis. This Density and Intensity Blending 3
provision is further subject to the following conditions and limitations: 4
5
1. The project in aggregate must be a minimum of 200 acres in size and the Urban 6
portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential 7
sSubdistrict (LR) in the Immokalee Area Master Plan; 8
9
2. It must be demonstrated the lands designated Urban have a high natural resource 10
value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a 11
score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in 12
the RLSA); 13
14
3. Density and intensity may only be shifted from lands within the Immokalee Urban 15
Area containing this high natural resource value (as measured above) to the lands 16
within a contiguous SRA, on an acre per acre basis, providing such lands were 17
under unified control as of October 22, 2002; and 18
19
4. Lands within the Urban area, from which the density and/or intensity has been 20
shifted, shall be placed in a conservation easement in perpetuity. 21
b. For properties containing two or more Future Land Use Subdistricts, the overall density 22
and/or intensity that could be achieved in aggregate, may be distributed throughout the 23
project, provided the total allowable density and/or intensity is not exceeded, and further 24
subject to the following: 25
26
1. The project furthers the protection, enhancement or restoration of wetlands, listed 27
species habitat, or other natural features;, 28
29
2. The project is consistent with, and furthers the applicable objectives of, the 30
Immokalee Area Master Plan and is compatible with surrounding properties and 31
environment;, 32
33
3. The project is approved as a Planned Unit Development; and 34
35
4. The project mitigates for any negative impacts on adjacent properties through 36
appropriate measures, such as buffering, separation, or other land design 37
techniques, adequate to lessen these effects. 38
39
B. URBAN—INDUSTRIAL DISTRICT 40
The purpose of this District is to function as a major employment center and is intended to 41
accommodate industrial, distribution, trade, agriculture, and manufacturing uses;, essential 42
Attachment 'A"9.A.5
Packet Pg. 156 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
31
Words underlined are added; words struck-through are deleted
services;, as well as office and commercial uses as limited within each Subdistrict. 1
Nonresidential uses are subject to the intensity limitations in Policy 6.1.10 2
3
1. Industrial Subdistrict (IN) 4
The purpose of this Subdistrict is to provide for industrial, distribution, trade and 5
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and 6
associated uses, including: manufacturing; processing; storage and warehousing; 7
wholesaling; distribution; packing houses; recycling; high technology industries; 8
laboratories; assembly; storage; computer and data processing; and commercial uses 9
services intended to serve the needs of employees and visitors, such as daycare centers, 10
restaurants, and convenience stores. Accessory uses, and structures customarily 11
associated with these principal uses include ancillary offices and retail sales. 12
13
2. Industrial – Mixed Use Subdistrict (I-MU) 14
The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict 15
to adjacent commercial and residential land uses. The Immokalee State Farmers Market 16
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher 17
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for 18
Commercial (C-4 and C-5), and Research and Technology Parks PUD, and Business Park 19
Districts, subject to development standards set forth in the LDC. This Subdistrict also 20
allows for light manufacturing, processing, and packaging in fully enclosed buildings; 21
research, design and product development; printing, lithography and publishing; and 22
similar industrial uses.; This Subdistrict also allows for agriculture uses and agricultural-23
related uses, such as packing houses; warehousing; and targeted industries. Targeted 24
industries include distribution; medical laboratories, research, and rehabilitative centers; 25
high technology; computer software, services, and processing, and similar uses. 26
27
Within certain IMU designated lands denoted on the IAMP Future Land Use Map, 28
commercial uses are permitted on up to 30% of the total IMU acreage. The percentage and 29
mix of each category of use shall be determined at the time of rezoning in accordance with 30
the criteria specified in the Land Development Code. The acreage and building square 31
footage figures and percentages shall be included in the PUD ordinance or rezone 32
ordinance so as to demonstrate compliance with this requirement. (Moved to Overlays 33
and Features I-MU Commercial Overlay) 34
35
To ensure compatibility and ameliorate impacts on adjacent residentially zoned properties 36
(including A-Rural Agricultural or E-Estates zoned properties), a minimum 75- foot building 37
setback within which a minimum 20-foot wide vegetated landscape buffer shall be provided. 38
This vegetated buffer shall be located adjacent to the property line and shall contain, at a 39
minimum, two staggered rows of trees that shall be spaced no more than 30 feet on center, 40
and a double row hedge at least 24 inches in height at time of planting and attaining a 41
minimum of three feet height within one year. Existing native trees must be retained within 42
Attachment 'A"9.A.5
Packet Pg. 157 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
32
Words underlined are added; words struck-through are deleted
this 20-foot wide buffer area to aid in achieving this buffer requirement; other existing native 1
vegetation shall be retained, where possible, to aid in achieving this buffer requirement. 2
Water retention/detention areas shall be allowed in this buffer area if left in natural state, 3
and drainage conveyance through the buffer area shall be allowed if necessary to reach an 4
external outfall. For properties adjacent to residentially zoned property, including properties 5
zoned Agriculture (A) and Estates (E), the required 75-foot setback may be reduced to 50 6
feet if a minimum 6-foot tall decorative wall or fence providing at least 80 percent opacity is 7
installed within the reduced setback, and providing that the required 20-foot wide landscape 8
buffer and all required vegetation is located between the wall and residential zoned 9
properties. (Moved to Overlays and Features I-MU Commercial Overlay) 10
11
Certain residential, mobile home and migrant transient housing uses are permitted on 12
properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in 13
accordance with the Mediated Settlement Agreement and Mutual Release relating to Case 14
No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book 4895, 15
Page 1963 et seq. of the Official Public Records of Collier County, Florida). The Agreement 16
references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use 17
District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial District of 18
the IAMP in effect on February 26, 2013. 19
20
3. Industrial – Immokalee Regional Airport Subdistrict 21
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and 22
leaseholders to develop the Immokalee Regional Airport and surrounding lands for the 23
economic health and development of the greater Immokalee area and Collier County as a 24
whole. Because the CCAA needs to retain flexibility to provide various general aviation and 25
revenue-generating opportunities via land leases as the Airport grows and changes over 26
time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses 27
permitted in the Industrial Subdistrict, allowable uses include: airport facility and related 28
accessory uses; commercial, industrial, institutional and agricultural uses; freight and 29
warehousing; trade; and ancillary recreational, vehicular racing, communications and 30
essential service uses. 31
32
C. OVERLAYS AND FEATURES 33
1. Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay 34
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), 35
identifies possible high-quality wetland systems connected to the Lake Trafford/Camp 36
Keais Strand system within the Immokalee Urban Area. These wetlands require greater 37
protection measures than wetlands located in other portions of the Immokalee Urban 38
Designated Area., and therefore the wetland protection standards set forth in Policy 39
6.2.5 of the CCME will be revised as part of the next available Growth Management 40
Amendment cycle to provide appropriate native vegetation standards for the LT/CKSSO 41
based upon additional ecological data and analysis. These wetlands are identified on 42
Attachment 'A"9.A.5
Packet Pg. 158 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
33
Words underlined are added; words struck-through are deleted
the Immokalee Future Land Use Map by the Lake Trafford/Camp Keais Strand System 1
Overlay (LT/CKSSO). 2
3
The Density and Intensity Blending provisions of this Master Plan may be utilized for 4
lands within this LT/CKSSO. The maximum allowable gross density for lands within the 5
LT/CKSSO is the base density established for the applicable Subdistrict. Lands within 6
the LT/CKSSO are not eligible for any density bonuses, including by right. Essential 7
Services shall be limited to: those necessary to ensure public safety; and, those 8
necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift 9
stations, and water pumping stations. 10
11
The additional wetland protection measures do not apply to properties within the 12
LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this 13
Master Plan, but do apply to all new development and redevelopment pursuant to the 14
applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as 15
amended). 16
17
If development on the Seminole Reservation functionally severs the connectivity of the 18
wetland system for properties within the LT/CKSSO, east of the Reservation, the 19
additional wetland protection measures will not be applied to those severed eastern 20
wetlands. The standard measures for wetlands in Urban designated lands shall be 21
applied, as described in the CCME, to those severed eastern wetlands. 22
23
2. Seminole Reservation (SR) Feature 24
The Seminole Reservation within Immokalee comprises approximately 600 acres of 25
largely undeveloped land owned by the Seminole Tribal Council and located on the east 26
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or 27
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as 28
amended) and is identified on the Future Land Use Map for illustrative purposes only. 29
30
3. Urban Infill and Redevelopment Area Feature 31
In order for local governments to designate a geographic area within its jurisdiction as an 32
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, 33
it must amend its comprehensive land use plan to delineate the boundaries within the 34
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with 35
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this 36
delineation is to comprehensively address the urban problems within the area consistent 37
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by 38
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by 39
Ordinance 2000-71. 40
41
4. Industrial – Mixed Use Commercial Overlay 42
The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands 43
Attachment 'A"9.A.5
Packet Pg. 159 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
34
Words underlined are added; words struck-through are deleted
Use Map and comprises approximately 363 acres. This Overlay allows the uses of the 1
underlying Industrial - Mixed Use Subdistrict except that commercial uses - those 2
permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance 3
No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay 4
land area (approximately 109 acres). To implement this Overlay, Collier County shall 5
initiate a Land Development Code amendment within two years of adoption. 6
7
To ensure compatibility and ameliorate impacts on For lands in this Overlay that are 8
adjacent to residentially or agriculturally zoned properties (including A-Rural Agricultural 9
or E-Estates zoned properties), a minimum 75-foot building setback, which includes a 10
minimum 20-foot wide vegetated landscape buffer, shall be provided. This vegetated 11
buffer shall be located adjacent to the property line and shall contain, at a minimum, two 12
staggered rows of trees that shall be spaced no more than 30 feet on center, and a 13
double row hedge at least 24 inches in height at time of planting and attaining a 14
minimum of three feet in height within one year. Existing native trees must be retained 15
within this 20-foot wide buffer area to aid in achieving this buffer requirement; other 16
existing native vegetation shall be retained, where possible, to aid in achieving this 17
buffer requirement. Water retention/detention areas shall be allowed in this buffer area if 18
left in natural state, and drainage conveyance through the buffer area shall be allowed if 19
necessary to reach an external outfall. For properties adjacent to residentially zoned 20
property, including properties zoned Agriculture (A) and Estates (E), the The required 21
75-foot setback may be reduced to 50 feet if a minimum 6-foot tall decorative wall or 22
fence providing at least 80 percent opacity is installed within the reduced setback, and if 23
providing that the required 20-foot wide landscape buffer and all required vegetation is 24
located between the wall or fence and the adjacent residentially and/or agriculturally 25
zoned properties. 26
27
28
Attachment 'A"9.A.5
Packet Pg. 160 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
HR
HR
I-MU
LR
LR
CMU
LR
LR
APO
I-MU
C
M
U
LR
IN LR
I-MU
HRSR
CMU
MR
HR
RT MR
HR
MR
HR
HR
HR
CMU
MR
MR
CMU
MR
CMU
CMU
CR 846
SR 29SR 29 NS 1ST STN 15TH STLAKE TRAFFORD RD
IMMOKALEE RDNEW MARKET RD W
W MAIN ST E MAIN ST
NEW MARKET RD E
0 0.5 1 1.50.25 Miles
GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENT
E
IMMOKALEE FUTURE LAND USE MAPPROPOSED FLUM MAP
LAKETRAFFORD
Legend
OVERL AYS AND SPEC IAL FEAT URES
URBAN DESIGNATIO NIMMOKALEE F UTU RE L AND USE
Lake Trafford/Camp Keais Strand System Overlay
SR - Seminole Reservation
Urban Infill and Redevelopment Area
I-MU Commercial Overlay
URBA N M IX ED USE DISTRICT
URBA N IND USTRIAL D IST RIC T
RT - Recreation Tourist Subdistrict
LR - Low Residential Subdistrict
MR - Medium Residential Subdistrict
HR - High Residential Subdistrict
CMU - Commercial Mixed Use subdistrict
I-MU - Industrial Mixed Use Subdistrict
APO - Immokalee Regional Airport Subdistrict
IN - Industrial Subdistrict
Immokalee Urban Area Boundary
Collier County Arterial and Collector Roads
Collier County Local Roads
Attachment 'A"9.A.5
Packet Pg. 161 Attachment: Transmittal Stf. Rpt. Attachmnt (10758 : IAMP Restudy Amendment Adoption)
Immokalee Area Master Plan Restudy
White Paper
Prepared by the Growth Management Department,
Community Planning Section Staff
May 2018
9.A.6
Packet Pg. 162 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
1
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
9.A.6
Packet Pg. 163 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
2
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.
9.A.6
Packet Pg. 164 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
3
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.
9.A.6
Packet Pg. 165 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
4
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
9.A.6
Packet Pg. 166 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
5
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
9.A.6
Packet Pg. 167 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
6
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.
9.A.6
Packet Pg. 168 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
7
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.
9.A.6
Packet Pg. 169 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
8
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.
9.A.6
Packet Pg. 170 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
9
Figure 2. Current Adopted Immokalee FLUM
Figure 3. Proposed Immokalee FLUM
9.A.6
Packet Pg. 171 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
10
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
9.A.6
Packet Pg. 172 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
11
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.
9.A.6
Packet Pg. 173 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
12
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.
9.A.6
Packet Pg. 174 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
13
Figure 6. 2040 Long Range Transportation Plan Needs Assessment
9.A.6
Packet Pg. 175 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
14
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.
9.A.6
Packet Pg. 176 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
15
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.
9.A.6
Packet Pg. 177 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
16
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.
9.A.6
Packet Pg. 178 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
17
Appendix A
Immokalee Area Master Plan Restudy
Public Outreach
9.A.6
Packet Pg. 179 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
18
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.”
9.A.6
Packet Pg. 180 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
19
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.
9.A.6
Packet Pg. 181 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
20
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.
9.A.6
Packet Pg. 182 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
21
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
9.A.6
Packet Pg. 183 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
22
• 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.
9.A.6
Packet Pg. 184 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
23
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.
9.A.6
Packet Pg. 185 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
24
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.
9.A.6
Packet Pg. 186 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
25
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.
9.A.6
Packet Pg. 187 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
26
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
9.A.6
Packet Pg. 188 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
27
• 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.
9.A.6
Packet Pg. 189 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
28
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.
9.A.6
Packet Pg. 190 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
29
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
9.A.6
Packet Pg. 191 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
30
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.
9.A.6
Packet Pg. 192 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
31
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
9.A.6
Packet Pg. 193 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
32
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
9.A.6
Packet Pg. 194 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
33
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.
9.A.6
Packet Pg. 195 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
34
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
9.A.6
Packet Pg. 196 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
35
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.
9.A.6
Packet Pg. 197 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
36
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
9.A.6
Packet Pg. 198 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
37
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.
9.A.6
Packet Pg. 199 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
38
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
9.A.6
Packet Pg. 200 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
39
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.
9.A.6
Packet Pg. 201 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
40
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
9.A.6
Packet Pg. 202 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
41
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
9.A.6
Packet Pg. 203 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
42
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
9.A.6
Packet Pg. 204 Attachment: Transmittal IAMP White Paper (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1
2
3
4
5
6
7
COLLIER COUNTY 8
GROWTH MANAGEMENT PLAN 9
10
11
12
PROPOSED CHANGES TO THE ADOPTED 13
IMMOKALEE AREA MASTER PLAN 14
15
16
Prepared by 17
Collier County Planning and Zoning Division Department 18
Comprehensive Planning Section 19
20
Prepared for 21
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS 22
Adopted October, 1997 23
24
25
26
27
9.A.7
Packet Pg. 205 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN 2
IMMOKALEE AREA MASTER PLAN 3
4
5
SYMBOL DATE AMENDED ORDINANCE NO. 6
February 5, 1991 91-15 7
May 19, 1992 92-34 8
August 4, 1992 92-50 9
May 25, 1993 93-24 10
April 12, 1994 94-22 11
October 28, 1997 1997-65 ** 12
(I) October 24, 2000 2000-66 13
(II) May 14, 2002 2002-25 14
(III) October 22, 2002 2002-54 15
(IV) September 10, 2003 2003-44 16
(V) December 16, 2003 2003-67 17
(VI) January 25, 2007 2007-20 *** 18
(VII) October 14, 2008 2008-55 19
(VIII) March 10, 2015 2015-22 20
21
The parenthesized Roman numeral symbols enumerated above appear throughout this Element 22
and provide informational citations to adopted documents recorded in the Official Records of 23
Collier County, as required by Florida law. These symbols are for informational purposes only, 24
meant to mark entries amended after the 1997 adoption of the full Element and typically found 25
in the margins of this document, but are not themselves adopted. 26
27
28
* Indicates adopted portions. 29
30
** This is the EAR-based amendment (1996 EAR). Due to the magnitude of the changes ‒ 31
which included reformatting the entire Element, affecting every page of the Element ‒ a 32
Roman numeral is not assigned. Similarly, amendments made by Ordinance Nos. 91-33
15, 92-34, 92-50, 93-24 and 94-22 are no longer denoted on the pages of the Element 34
with Roman numeral symbols. 35
36
*** Based on 2004 Evaluation and Appraisal Report (EAR). 37
38
39
40
41
9.A.7
Packet Pg. 206 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
TABLE OF CONTENTS 1
2
Page 3
4
I. INTRODUCTION 5
II. NEW DIRECTIONS 6
III. IMMOKALEE AREA MASTER PLAN PRIORITIES 7
8
* III.IV IMPLEMENTATION STRATEGY 9
* Goals, Objectives and Policies 1 10
* Land Use Designations; and 9 11
* Future Land Use Map 17 12
13
14
15
SUPPORT DOCUMENT - STUDY AREA INVENTORY/ASSESSMENT 16
A. Introduction 17
B. History of Immokalee 18
C. Demographics 19
D. Land Use - Existing and Future 20
E. Natural Resources 21
F. Public Facilities 22
23
LIST OF TABLES IN SUPPORT DOCUMENT 24
25
1 Estimate of Permanent Population 26
2 Age Distribution (1980 and 1990 Census) 27
3 Racial Comparison (1980and 1990 Census) 28
4 Estimated Population: Permanent, Seasonal & Peak Season 29
Totals - Immokalee 1990, 1995 & 2000 30
5 Existing Land Use (1995) 31
6 Commercial Land Comparison 32
7 Future Land Use Designation Acreages 33
8 Residential Housing Potential 34
9 Park Acreage Demand 35
10 Suitability of Soil Associations for Septic Tank 36
Installation1 37
11 Projected Sanitary Sewer Demand 38
12 Traffic Counts (1997-2002) 39
13 Road Improvements (FY97-02) 40
15 Immokalee Student Enrollment (1989 & 1996) 41
42
43
44
45
9.A.7
Packet Pg. 207 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
TABLE OF CONTENTS 1
(continued) 2
LIST OF FIGURES IN SUPPORT DOCUMENT 3
4
1 Immokalee Planning Community Map 5
2 Immokalee Existing Land Use Map 6
3 Immokalee Traffic Analysis Zone (TAZ) Map 7
4 Approximate Locations of Major Freshwater Wetlands 8
5 Groundwater Availability in Collier County 9
6 General Soil Associations of Collier County Development 10
Potential 11
7 Commercial Mineral Extraction Sites in Collier County 12
8 Native Habitats in Collier County 13
9 Approximate Location of Major Remnant Xeric Oak and/or 14
Sand Pine Communities in Collier County 15
10 Approximate Locations of Major Hammocks 16
11 Wellfield Protection Zones - Immokalee Water & Sewer 17
District 18
12 Immokalee Water and Sewer District 19
13 Immokalee Water & Sewer District Potable Water Facilities 20
14 Immokalee Water & Sewer District Sanitary Sewer Facilities 21
15 Major Drainage Basins - Collier County 22
16 Immokalee Landfill 23
17 Existing Roadway Network, Immokalee 24
18 Immokalee Bicycle/Pedestrian Facilities 25
26
27
APPENDICES 28
29
APPENDIX I : Detailed Population Study for Immokalee 30
APPENDIX I-A : Estimating Population in Immokalee 31
APPENDIX II : Public Participation Meetings 32
APPENDIX III : Building Immokalee Together Project 33
APPENDIX IV : Immokalee Main Street 34
APPENDIX V : Immokalee/Florida Enterprise Zone Program 35
36
37
The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE REDEVELOPMENT AREA 38
STUDY are available as separate documents. Contact the Collier County Comprehensive 39
Planning Section for further information. 40
41
42
43
44
9.A.7
Packet Pg. 208 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
I. INTRODUCTION 1
Immokalee has long been recognized as a distinct community within Collier County. 2
Immokalee’s economy, geography, and demographic make-up are different than the rest of 3
Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently 4
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands 5
and environmentally significant habitat. Most Immokalee residents work within the agricultural 6
industry, and the majority of agricultural laborers originate from Mexico and Central America. 7
Statistics from the 2010 Census (the most comprehensive data for Immokalee currently 8
available), comparing Immokalee to the County as a whole, reflect some of the key socio- 9
economic differences, including age distribution, race and ethnicity, income, education and 10
housing. 11
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed 12
under separate Zoning and Subdivision Regulations until 1982. While it is now included under 13
the county-wide Land Development Code, in 1991 the County again acknowledged the need for 14
Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master 15
Plan as an element in the County’s overall comprehensive plan. 16
Collier County first established the Immokalee Area as a Planning Community in its 1983 17
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now 18
called the Growth Management Plan (GMP), which included a requirement to develop an area 19
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan 20
(IAMP), as referenced in Policy 4.32 of the Future Land Use Element: 21
22
A detailed Master Plan for the Immokalee Urban designated area has been developed and was 23
incorporated into this Growth Management Plan in February 1991. Major revisions were 24
adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area 25
Master Plan addresses conservation, future land use, population, recreation, transportation, 26
housing, and the local economy. Major purposes of the Master Plan are coordination of land 27
uses and transportation planning, redevelopment or renewal of blighted areas, and the 28
promotion of economic development. 29
30
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier 31
County Growth Management Plan. Due to the unique geographic, social, and economic 32
characteristics of the Immokalee Urban Designated Area as compared with urban Naples, 33
Coastal Collier County, and the State of Florida as a whole, the Board of County 34
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On 35
May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which 36
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory 37
committee to the board. The Committee was to serve for a period of one year. On September 38
28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory 39
committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On 40
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe 41
again, providing for dissolution of the committee no later than December 31, 2009. The purpose 42
and duties of the Committee remain the same: 43
9.A.7
Packet Pg. 209 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting 2
services. 3
B. Assist County staff with the review of general planning matters related to the Immokalee 4
Community. These could include housing, zoning, economic and/or other issues as may be 5
brought before the Committee. 6
C. Identify and provide the Board of County Commissioners the Committee recommendations 7
relative to: 8
1. road improvements; 9
2. economic incentives; 10
3. increasing the quality and quantity of affordable housing; 11
4. land uses and improvements relative to the Immokalee Regional Airport; 12
5. density increases in mixed-use districts; 13
6. restructuring of future land use designations and designation boundaries within the 14
Immokalee community; 15
7. the facilitation of construction of commercial development in commercial districts; 16
8. the preparation of revisions to current zoning districts and the development of associated 17
LDC (Ordinance 04-41, as amended) standards; and 18
9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee 19
community. 20
D. Assist in the development of revised goals, objectives, and policies, and land use 21
designation descriptions for the Immokalee Area Master Plan. 22
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish 23
consistency between the Master Plan and the County Rural Lands Stewardship Area 24
Overlay provisions. 25
26
The IMPVC worked steadily towards achieving these goals. However, by 2012 the adoption of 27
the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of 28
reach and no amendments were made to the IAMP. 29
30
In 2015, the Board of County Commissioners directed staff to update four area master plans 31
including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a 32
review of the significant work accomplished during the previous restudy. The amendments to 33
the IAMP found herein are a result of the Immokalee residents and business owners continued 34
focus and effort to improve the land use policies that will regulate growth in their community. 35
36
An integral component of Immokalee’s future is the Collier County Community Redevelopment 37
Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s 38
mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the Florida 39
Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the 40
9.A.7
Packet Pg. 210 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
BCC adopted the Collier County Community Redevelopment Plan that included two 1
redevelopment areas: Bayshore/Gateway Triangle and Immokalee. 2
3
In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members 4
from the community were appointed to provide recommendations to the CRA to implement the 5
redevelopment plan and the allocation of tax increment revenues generated by increased 6
property values. Over the years, the Immokalee CRA Local Advisory Board has served as a 7
vehicle to bring forward community needs and interests. 8
9
For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee 10
component of the Collier County Community Redevelopment Agency. 11
12
13
II. NEW DIRECTIONS 14
Through the County’s public outreach during the Immokalee Area Master Plan restudy process, 15
it is clear that the residents of Immokalee see new possibilities for their community with the 16
development of this Master Plan. With the development of this new Master Plan, Immokalee has 17
chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining 18
its future, revitalizing its community, and developing a new mission that focuses on 19
strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors 20
to “this place we call home.” 21
During the 2018 public workshop process, residents and business owners established a guiding 22
community vision. It is the intent to implement this vision through the Goals, Objectives and 23
Policies of this Master Plan. The community defined their vision as: 24
“Immokalee is a family-oriented community that supports a healthy lifestyle. It is 25
attractive, environmentally sustainable and offers a full range of housing, 26
recreation and education opportunities to meet all residents’ needs. Immokalee 27
has a safe, well-connected network to walk and bicycle about town, as well as a 28
roadway network needed to support the transport of goods and services. 29
Business and job opportunities flourish in trade and distribution, agri-business, 30
and ecotourism.” 31
Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in 32
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage 33
should be embraced and used to develop a local marketing strategy. This diversity should guide 34
the redevelopment and design of downtown in order to create a distinct area that will attract new 35
business and visitors. Revitalization of the Main Street commercial corridor will be designed to 36
embrace this cultural diversity; take advantage of the traffic generated by the Immokalee 37
Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of 38
Ave Maria; and create new public plazas and gathering spaces. These public plazas and 39
spaces will be designed within an appropriate streetscape to foster walkability and a mixture of 40
uses, including entertainment and cultural events, and will position Immokalee to attract new 41
residents and visitors to the downtown area. 42
9.A.7
Packet Pg. 211 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
The diversity of Immokalee extends to its unique natural surroundings, which can also be a 1
great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as 2
other adjacent vast natural areas, which include historic working ranches, provide an excellent 3
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to 4
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to 5
experience the natural, rather than the built, environment. Lake Trafford and its environs offer 6
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural 7
Florida and this freshwater frontier. 8
Agriculture continues to be the major local industry and Immokalee residents recognize 9
emerging opportunities for new agricultural-related businesses. Increasing fuel costs, 10
apprehension related to food security, and environmental concerns have increased the demand 11
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an 12
opportunity to create a new farmers’ market or expand the existing state farmers’ market to 13
serve the regional demand for fresh produce. 14
Additionally, residents see opportunities emerging from the regional economy and the strategic 15
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state 16
arterial (SR 29) runs through the downtown, while another ends just three miles north of 17
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -18
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, 19
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility 20
to and from Immokalee, helping it to become a tourist destination and a distribution center for 21
goods and services. 22
Improvements to the roadway system, both regionally and within the Immokalee Urban Area, 23
are just one part of how the overall transportation network will impact the future. The Immokalee 24
Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full-service 25
Customs Office, supporting both international and domestic trade opportunities, and is a 26
growing cargo service airport. Incentives to encourage economic development at the IMM 27
include the Florida Tradeport which operates within a Foreign Trade Zone (#213), and the 28
Historically Underutilized Business (HUB) Zone. The Immokalee Regional Airport (IMM) 29
provides direct access to over 21,000 acres allowing a broad range of aeronautical and 30
industrial uses, of industrial-zoned property and two paved 5,000 x 150- foot runways equipped 31
for Global Position Satellite (GPS) and instrument approaches. 32
The opportunities available through development of the Tradeport are particularly significant 33
given that in 2012 the Collier County Office of Business and Economic Development (OBED) 34
estimated the County will need an additional 3,685 acres of new business park lands by 2030. 35
The OBED has been working to attract research clusters to Collier County to diversify the 36
economy, which is currently highly dependent on only three industries: agriculture, construction, 37
and tourism and services. The three targeted industry clusters are: health and life science; 38
computer software and services; and distribution. Given its location, access to major roads, 39
connectivity with other parts of the state, availability of developable land, and the airport, 40
Immokalee is a prime location for the new distribution industry that the OBED has identified as 41
being vital to the growth and diversification of Collier County’s economy. 42
9.A.7
Packet Pg. 212 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Another potential for economic growth lies in anticipated development in areas surrounding 1
Immokalee. As new towns in eastern Collier County develop, needed government services and 2
departments could be centrally located in Immokalee to serve the eastern portion of the 3
County. 4
5
III. IMMOKALEE AREA MASTER PLAN PRIORITIES 6
The Immokalee Area Master Plan has been developed to emphasize these identified 7
opportunities and strengths. The first goal specifically makes economic development a priority, 8
and the objectives and policies set forth specific ways to promote and diversify the local 9
economy and create a positive business climate. 10
The second goal focuses on quality neighborhoods. An Immokalee Neighborhood Map has 11
been created by the community to begin the process of evaluating the needs of each 12
neighborhood. Future neighborhood improvements such as housing conditions, water 13
management, transportation, lighting and play areas, are encouraged to elevate the quality of 14
life for Immokalee residents 15
The third goal addresses infrastructure and public services. Parks and recreational opportunities 16
to serve the young families in Immokalee are the first public infrastructure item discussed. 17
Transportation is a major component of any community’s public infrastructure needs, and while 18
county-wide issues are still dealt with in the county Transportation Element, this portion 19
addresses Immokalee’s local roads and needed public safety improvements to protect 20
pedestrians and bicyclists. Other important public services include stormwater management and 21
solid waste, which are addressed as well. 22
The fourth goal addresses significant natural resources within the Immokalee Urban Area and 23
ecotourism opportunities. 24
Land use is an integral component of any master plan. The fifth goal defines the land use 25
designations applicable to Immokalee, and as illustrated on the Immokalee Future Land Use 26
Map. Mixed-use, pedestrian-scaled development is important, as is allowing development in 27
appropriate locations, at densities and intensities that will attract new development. 28
Urban form and design are addressed in the sixth goal. These objectives and policies are 29
generally concerned with how to create a theme or brand for Immokalee, provide safe multi- 30
modal transportation, and develop site design and development standards appropriate for 31
Immokalee, rather than continuing to apply standards developed for coastal Collier. 32
The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to 33
address current service issues and to continue collaboration with appropriate organizations in 34
the future. 35
36
9.A.7
Packet Pg. 213 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 1, Objectives and Policies
Substantial Changes:
• Goal 1 becomes Goal 5
• Mobile Home policy added
• Zoning consistency policy
added
III. IV. IMPLEMENTATION STRATEGY 1
(VI) This section places the plan into effect. Implementation strategies include the Goals, Objectives 2
and Policies, and the Land Use Designation Description Section. 3
4
(VI) GOALS, OBJECTIVES AND POLICIES 5
6
(VI) GOAL 1 5 (Goal 1 edited and reorganized as 7
proposed Goal 5) 8
TO ALLOW AND ENCOURAGE A MIXTURE OF 9
GUIDE LAND USES THAT IS APPROPRIATE FOR 10
IMMOKALEE SO AS TO ENHANCE IMMOKALEE'S 11
QUALITY OF LIFE, NATURAL BEAUTY, 12
ENVIRONMENT, SMALL-TOWN CHARACTER, STABLE NEIGHBORHOODS, STATUS AS 13
AN URBAN HUB FOR THE SURROUNDING AGRICULTURAL REGION, TOURISM 14
INDUSTRY, AND THE IMMOKALEE AIRPORT’S DESIGNATION AS A PORT-OF-ENTRY. 15
16
(VI) OBJECTIVE 1.1 5.1: (Objective 1.1 edited and reorganized as proposed Objective 5.1) 17
Unless otherwise permitted in this Master Plan for Immokalee, new or revised uses of land shall 18
be consistent with designations outlined on the The Immokalee Area Master Plan and its Future 19
Land Use Map. The Future Land Use Map and companion Future Land Use Designations, 20
Districts and Subdistricts shall be binding on will apply to all Ddevelopment Oorders effective 21
with the adoption of the Master Plan for within the Immokalee Urban Area. Through the 22
magnitude, location and configuration of its components, the The Future Land Use Map is 23
designed to coordinate land use with the natural environment including topography, soil and 24
other resources; maintain and develop cohesive neighborhood units; promote a sound 25
economy; and discourage undesirable encourage desirable growth and development energy 26
efficient development patterns. Standards and permitted allowed uses for each Immokalee 27
Master Plan Future Land Use District and Subdistrict are identified in the Land Use Designation 28
and Description Section. 29
30
(VI) Policy 1.1.1 5.1.1: (Policy 1.1.1 edited and reorganized as proposed Policy 5.1.1) 31
The Immokalee Area Master Plan’s URBAN Future Land Use Designation shall includes the 32
following Future Land Use Districts, and Subdistricts, Overlays and Features for: 33
(VI) A. URBAN – MIXED USE DISTRICT 34
1. Low Residential Subdistrict 35
2. Mixed Medium Residential Subdistrict 36
3. High Residential Subdistrict 37
4. Neighborhood Center Subdistrict 38
5. Commerce Center – Mixed Use Subdistrict 39
6. Planned Unit Development Commercial Subdistrict 40
4. Commercial – Mixed Use Subdistrict 41
(IV) 7. Recreational/ Tourist Subdistrict 42
43
(VI) B. URBAN – COMMERCIAL DISTRICT 44
9.A.7
Packet Pg. 214 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1. Commercial Subdistrict - S.R. 29 and Jefferson Ave. 1
2
(VI) CB. URBAN – INDUSTRIAL DISTRICT 3
1. Industrial Subdistrict 4
2. Industrial – Mixed Use Subdistrict 5
3. Industrial – Immokalee Regional Airport Subdistrict 6
2. Commerce Center - Industrial Subdistrict 7
3. Business Park Subdistrict 8
9
C. OVERLAYS AND FEATURES 10
1. Lake Trafford/Camp Keais Strand System Overlay 11
2. Seminole Reservation 12
3. Urban Infill and Redevelopment Area 13
4. Industrial – Mixed Use Commercial Overlay 14
15
Policy 1.1.2: (Reorganized and incorporated in proposed Policy 5.1.1.C) 16
(I) Overlays and Special Features include: 17
1. Urban Infill and Redevelopment Area 18
19
(VI) Policy 1.1.3: (Deleted) 20
Collier County shall closely coordinate the location, timing, intensity and design of future 21
development. This policy shall be implemented through the Adequate Public Facilities 22
Ordinance in the Land Development Code, adopted by Ordinance No. 04-41, as amended, on 23
June 22, 2004 and effective October 18, 2004, as amended. 24
25
(VI) Policy 1.1.4 5.1.2: (Edited and reorganized as proposed Policy 5.1.2) 26
Land use transition Compatibility between lower and higher intensity uses shall will be achieved 27
through land development regulations specifically applicable to the Immokalee Urban Area. the 28
use of natural vegetative open space buffers, physical barriers such as berms, hedges or other 29
landscape cover, setbacks and height limitations as described in the zoning and landscape 30
sections of the Land Development Code. 31
32
Proposed Policy 5.1.3: Compact Mixed-Use Development 33
Collier County will encourage compact mixed-use development in appropriate zoning districts 34
and particularly within the HR and C-MU designations, as an innovative planning technique to 35
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. 36
37
(VI) Policy 1.1.5: (Deleted and addressed in Proposed Policy 6.1.2) 38
Land uses that meet the residential needs of the Immokalee community (e.g. day care, health 39
care needs, schools, grocery shopping, recreation) shall be designated within a reasonable 40
walking distance of those portions of the community which are or will likely become heavily 41
pedestrian in nature. 42
43
44
9.A.7
Packet Pg. 215 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
(VI) Policy 1.1.6 (Deleted) 1
Existing agricultural activities may continue within the Urban Designated Area. New agricultural 2
uses are permitted as long as they do not become either a nuisance or create noxious 3
conditions. 4
5
Proposed Policy 5.1.4: Mobile Homes within the Immokalee Urban Area 6
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as 7
identified in LDC Section 5.04.02.C; or within an existing mobile home lot, mobile home park or 8
subdivision as identified in LDC Section 2.03.07.G.6; or within the mobile home overlay (MHO) 9
or as part of a new mobile home park or subdivision approved on lands with existing zoning that 10
permits mobile homes; or on individual lots or parcels with existing zoning that permits mobile 11
homes. 12
13
Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua 14
Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual 15
Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 16
(see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). 17
The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 18
Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 19
District of the IAMP in effect on February 26, 2013. 20
21
(V)(VI)(VII) 22
Policy 1.1.7 5.1.5 (Edited and reorganized to proposed Policy 5.1.5) 23
The sites containing existing Ppublic educational plants and ancillary plants, and the 24
undeveloped sites owned by the Collier County School Board for future public educational 25
plants and ancillary plants, within the IAMP area, are depicted on the Future Land Use Map 26
Series in the countywide FLUE and on the Public School Facilities Element Map Series, and 27
referenced in FLUE, Policy 5.14 and Intergovernmental Coordination Element, Policy 1.2.6. All 28
of these sites are subject to the general Interlocal Agreement, adopted on May 15, 2003 by the 29
Collier County School Board and on May 27, 2003 by the Board of County Commissioners, and 30
as subsequently amended and restated, with an effective date of December 2008, and subject 31
to the implementing land development regulations to be adopted; and, shall be subject to the 32
School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the School 33
Board and on May 27, 2003 by the Board of County Commissioners, and subject to the 34
implementing land development regulations. All future educational plants and ancillary plants 35
shall be allowed in zoning districts as set forth in Policy 5.16 of the Future Land Use Element., 36
Policy 5.14. 37
38
Proposed Policy 5.1.6: Zonings and Rezonings and Growth Management Plan 39
Consistency by Policy 40
A. All zoning as shown on the Official Zoning Atlas as of [effective date of IAMP adoption 41
ordinance] shall be deemed consistent with the Growth Management Plan. 42
43
A. B. All rezonings must be consistent with the Growth Management Plan. For properties that 44
have zoning in place prior to a change in are zoned inconsistent with the Land Use 45
9.A.7
Packet Pg. 216 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Designation Description Section, where the prior zoning allows for a higher density or 1
intensity than the new Land Use Designation deemed to be consistent with the Growth 2
Management Plan by policy, such properties may be rezoned as follows: if the property’s 3
zoning at the time of adoption allows for a higher density or intensity than the new Land Use 4
Designation. For such properties, the following provisions apply: 5
1. For such commercially-zoned properties, zoning changes will be allowed provided the 6
new zoning district is the same or a lower intensity commercially zoning district as the 7
existing zoning district, and provided the overall intensity of commercial land use 8
allowed by the existing zoning district is not exceeded in the new zoning district. A 9
zoning change of such commercially-zoned properties to a residential zoning district is 10
allowed as provided for in the Density Rating System of this Master Plan. 11
2. For such industrially-zoned properties, zoning changes will be allowed provided the 12
new zoning district is the same or a lower intensity industrial or commercial zoning 13
district as the existing zoning district, and provided the overall intensity of industrial 14
land use allowed by the existing zoning district is not exceeded in the new zoning 15
district. 16
3. For such residentially-zoned properties, zoning changes will be allowed provided the 17
authorized number of dwelling units in the new zoning district does not exceed that 18
authorized by the existing zoning district, and provided the overall intensity of 19
development allowed by the new zoning district does not exceed that allowed by the 20
existing zoning district. 21
4. Properties subject to the above limitations deemed consistent by policy with the IAMP 22
may be combined and developed with other property whether such other property has 23
had a change in Land Use Designation deemed consistent by policy or deemed 24
consistent with the Land Use Designation Section. For residential and mixed-use 25
developments only, the accumulated density between these properties may be 26
distributed throughout the project, as provided for in the Density Rating System or the 27
underlying subdistrict, as applicable. 28
5. Overall intensity of development shall be determined based upon a comparison of 29
public facility impacts as allowed by the existing zoning district and the proposed 30
zoning district. 31
1.6. As consistent with the LDC Section 2.03.07, Overlay Zoning Districts. 32
7. This Section does not apply to changes to the Land Use Designation initiated by the 33
property owner properties where changes to the Land Use Designation are initiated by 34
the property owner via a Growth Management Plan amendment application. 35
36
C. Any property owner who believes that they have been adversely affected by this IAMP may 37
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of 38
the LDC. All applications must be submitted within one year from the adopted effective date 39
of the IAMP or applicable IAMP amendment. This procedure shall be considered 40
supplemental to any other claim or remedy that the property owner may have. Notice of the 41
Adoption of this Plan and the one-year time frame within which any property owner who 42
believes that they have been adversely affected by this IAMP may utilize the procedures set 43
forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC shall be provided 44
with a minimum 1/8-page notice in one or more newspapers of general circulation in the 45
9.A.7
Packet Pg. 217 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Immokalee area within 15 days of Adoption of this plan by the BCC. 1
2
(VI) OBJECTIVE 1.2: (Deleted and addressed in proposed Policy 1.5.2) 3
Reinstate the former Main Street Program under a new name to provide a means for improving 4
the physical appearance of the commercial building stock along the Main Street corridor, from 5
First Street to Westclox Street. 6
7
(VI) Policy 1.2.1: (Deleted) 8
The Immokalee Master Plan and Visioning Committee, in coordination with the Community 9
Redevelopment Agency Advisory Committee, shall work with a consultant to develop a plan that 10
focuses on the development and/or redevelopment of commercial structures and businesses 11
along Main Street. 12
13
(VI) Policy 1.2.2: (Deleted and addressed in proposed Policy 1.5.3) 14
Collier County staff, in cooperation with various Immokalee community groups, may seek 15
partnership opportunities with the local Community Redevelopment Agency Advisory 16
Committee, Front Porch, Weed and Seed and other alternative funding sources to promote 17
and/or expedite the development or redevelopment of commercial businesses and structures 18
within the Main Street Program area. 19
20
(VI) OBJECTIVE 1.3: (Deleted and addressed in proposed Objective 6.1) 21
Encourage innovative approaches in urban and project design that enhance both the 22
environment and the visual appeal of Immokalee. 23
24
(VI) Policy 1.3.1: (Deleted and addressed in proposed Policy 1.5.3) 25
Collier County staff will continue to work with the Immokalee community to identify alternative 26
funding sources to implement programming for, streetscape, linked open-space and pedestrian 27
and bicycle amenities that are compatible with an overall redevelopment strategy. 28
29
(VI) OBJECTIVE 1.4: (Deleted and addressed in proposed Objective 6.1) 30
Provide land use designations, criteria and zoning that recognizes the needs of pedestrians. 31
32
(VI) Policy 1.4.1: (Deleted and addressed in proposed Policy 3.3.7) 33
Comprehensive Planning staff will continue to coordinate with the Transportation Division 34
regarding its existing and future plans for sidewalks, pathways and other forms of alternative 35
transportation for the Immokalee community. 36
37
(VI) Policy 1.4.2: (Deleted and addressed in proposed Policy 3.3.7) 38
Collier County staff, in cooperation with the local Immokalee Community Redevelopment 39
Agency Advisory Committee, shall consult with the Collier County Pathways Advisory 40
Committee regarding enhancing and improving the existing pathway and sidewalk facilities. 41
42
(VI) Policy 1.4.3: (Deleted and addressed in proposed Objective 7) 43
Collier County shall encourage pedestrian-friendly design for future projects located within the 44
Immokalee Urban Area. 45
9.A.7
Packet Pg. 218 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 2, Objectives and Policies
Substantial Changes
• The goal is broadened from
addressing housing only, to
addressing the elements of
neighborhoods, i.e, lighting,
recreation, transit access,
sidewalks, etc.
• Neighborhood inventories
and neighborhood plans are
proposed to identify needed
neighborhood improvements
that can be coordinated
between County Departments
and the CRA
1
(VI) OBJECTIVE 1.5: (Deleted and addressed in proposed Policy 2.2.5) 2
The Collier County Board of County Commissioners recognizes the need for farm labor to 3
support the County’s agricultural industry and encourages the provision of decent, safe and 4
affordable housing units for farm workers in Immokalee. The provision for farm labor housing, 5
as identified in Section 5.05.03 of the Collier County Land Development Code, complies with 6
Section 10D-25 of the Florida Administrative Code (F.A.C.). 7
8
Policy 1.5.1: (Deleted and addressed in proposed Policy 2.2.5) 9
New housing for seasonal, temporary or migrant workers shall be permitted in any land use 10
designation provided that such housing is permitted under Section 10D-25, F.A.C., and does not 11
conflict with the existing zoning districts or the Immokalee Area Future Land Use Map. 12
13
(VI) Policy 1.5.2: (Deleted and addressed in proposed Policy 2.2.5) 14
"Transient Housing” or “Migrant Labor Camps", as defined by Section 10D-25, F.A.C., may also 15
be developed in areas designated for commercial land uses on the Immokalee Area Future 16
Land Use Map. Such housing must meet the requirements of the General Commer cial Zoning 17
District (C-4) of the Collier County Land Development Code, as amended. 18
19
GOAL 2: 20
TO PROVIDE QUALITY NEIGHBORHOODS FOR ALL 21
RESIDENTS OF CREATE AN ENVIRONMENT WITHIN 22
WHICH ALL WORKING, DISABLED AND RETIRED 23
RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL 24
HAVE A REASONABLE OPPORTUNITY TO PROCURE 25
SAFE, SANITARY, AND AFFORDABLE HOUSING 26
CONSISTENT WITH THE DESIRED CHARACTER OF 27
THE AREA AS IDENTIFIED IN THE IMMOKALEE 28
URBAN AREA MASTER PLAN. 29
30
Proposed OBJECTIVE 2.1 31
Collier County, in coordination with the Immokalee CRA 32
and residents, will identify neighborhood improvements 33
needed to elevate the neighborhood quality of life. 34
35
Proposed Policy 2.1.1: Neighborhood Inventory 36
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 37
County will initiate an inventory of existing neighborhoods. The purpose of the inventory is to 38
identify opportunities to improve neighborhood recreation, sidewalks, lighting, transit stops, 39
stormwater management, housing, and community facilities. 40
41
Proposed Policy 2.1.2: Neighborhood Improvement Plans 42
Incorporating the findings of the neighborhood inventories, Collier County will create 43
Neighborhood Improvement Plans, with coordination of all applicable County departments, 44
9.A.7
Packet Pg. 219 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
neighborhood residents and the Immokalee CRA, to provide a multi-disciplinary approach to 1
planning for identified neighborhood improvements. 2
3
(VI) OBJECTIVE 2.21: 4
Collier County shall promote the conservation and rehabilitation of housing in Immokalee 5
neighborhoods. 6
7
Proposed Policy 2.2.1: Funding Opportunities 8
Collier County, in coordination with federal, state, and other local agencies and private 9
organizations will seek funding for the housing needs identified in the Neighborhood 10
Improvement Plans. 11
12
(VI) Policy 2.1.1: (deleted and addressed in proposed Objective 3.1) 13
Expansion of urban facilities and services shall enhance and maintain the viability of existing 14
urban residential areas. Needed public infrastructure improvements in these areas shall receive 15
priority in the Capital Improvement Element. 16
17
(VI) Policy 2.1.2: (deleted and addressed in proposed Policy 3.1.1) 18
Collier County shall assist in upgrading existing neighborhoods through active code 19
enforcement, and providing capital improvements in such neighborhoods. 20
21
(VI) Policy 2.1.3: (deleted and addressed in proposed Policy 3.1.1) 22
Collier County shall ensure that government services and facilities needed to support housing 23
are provided concurrent with development and meet the demands of the Immokalee 24
Community. 25
26
(VI) OBJECTIVE 2.2: (deleted and addressed in proposed Objective 2.1) 27
Collier County has collected and will use the data resulting from the Immokalee Housing 28
Initiative Program Survey to identify the current housing stock in order to address the affordable-29
workforce housing needs of the area. 30
31
(VI) Policy 2.2.1: (deleted and addressed in proposed Policy 2.1.2) 32
The County Operations Support and Housing Department will analyze the data collected from 33
the Immokalee Housing Initiative Program Survey and establish a process for revitalizing 34
Immokalee’s neighborhoods. 35
36
Proposed Policy 2.2.2: Substandard Housing 37
Collier County will periodically update programs for the repair, removal, or replacement of 38
substandard housing units in Immokalee. 39
40
(VI) Policy 2.2.2 : (edited and reorganized to proposed Policy 2.3.2) 41
Housing affordability in Immokalee will be The County shall continue to research initiativized in 42
part es such as land banking of foreclosed upon land due to County held liens, land grants from 43
County and other public holdings, and tax incentives for private owners who commit to 44
9.A.7
Packet Pg. 220 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
developing affordable-workforce housing through the implementation of the approved strategies 1
within the Collier County Community Housing Plan. 2
3
Proposed Policy 2.2.3: Displaced Occupants 4
Collier County will coordinate with local non-profit social service organizations to provide 5
relocation assistance for occupants who are displaced from substandard dwelling units. 6
7
Proposed Policy 2.2.4: Housing Code Enforcement 8
Collier County shall make reasonable effort to require that substandard housing be brought into 9
compliance or eliminated. Efforts will focus on properties that are abandoned, owned by an 10
absentee landlord, or not in compliance with the Collier County Land Development Code or 11
Code of Laws and Ordinances. 12
13
Proposed Policy 2.2.5: Farm Labor Housing Land Development Regulations 14
Collier County, in cooperation with the Florida Department of Health, will review and revise, as 15
necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area 16
to eliminate regulations that are duplicative to federal and state provisions. 17
18
Proposed Policy 2.2.6: Interagency Coordination 19
Collier County will coordinate with the Immokalee CRA and other housing providers and 20
regulators to review and consider incentives to improve the housing quantity and quality in the 21
Immokalee Urban Area. 22
23
(VI) OBJECTIVE 2.3: 24
The County will continue to explore and provide innovative programs and regulatory reforms 25
that reduce the costs of development costs and promote quality neighborhoods and a full range 26
of housing and maintenance of safe and sanitary affordable-workforce housing for all 27
Immokalee residents. 28
29
Policy 2.3.1: Housing Grant Opportunities 30
Collier County, in coordination with the Immokalee CRA, will pursue government grants and 31
loans for housing. 32
33
Policy 2.3.2: Housing Incentives 34
Housing affordability in Immokalee will be incentivized in part through the implementation of the 35
approved strategies within the Collier County Community Housing Plan. 36
37
(VI) Policy 2.3.1: (deleted) 38
On November 18, 2003, the Board of County Commissioners approved $1.85 million in 39
economic and housing incentives. These incentives shall continue to provide for fee payment 40
assistance, property tax stimulus, impact fee deferrals, and economic development. 41
42
43
44
9.A.7
Packet Pg. 221 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
(VI) Policy 2.3.2: (deleted and addressed in proposed Policy 2.3.2) 1
The County Operations Support and Housing Department will continue to promote public/private 2
partnerships that address the availability of affordable-workforce housing by improving existing 3
processes and implementing new processes of networking resources among private 4
developers, contractors, County officials, and Immokalee residents seeking housing. 5
6
(VI) Policy 2.2.4 2.3.3: (edited and reorganized to proposed Policy 2.2.4) 7
Collier County The Code Enforcement Department will prioritize the enforcement of codes shall 8
make reasonable effort to require related to that substandard housing be brought into 9
compliance or eliminated. Efforts will focus on properties that are abandoned, owned by an 10
absentee landlord, or not in compliance with the Collier County Land Development Code or 11
Code of Laws and Ordinances. that constitutes a serious threat to the public’s health, safety and 12
welfare. Policies on demolition of such structures will be enforced and the Code Enforcement 13
Board used to levy appropriate fines. 14
15
(VI) Policy 2.3.4: (deleted and addressed in proposed Policy 2.3.2) 16
The Community Development and Environmental Services Division will research and develop 17
strategies to replace and/or provide affordable-workforce housing through non-profit providers 18
throughout the Immokalee Community Redevelopment Area. 19
20
(VI) OBJECTIVE 2.4: (edited and reorganized to proposed Policy 2.2.1) 21
Collier County, There shall be an annual effort to in coordinatione with with federal, state, and 22
other local agencies and private organizations agencies to will seek funding for to meet the 23
housing needs as identified in the Neighborhood Improvement Plans. Housing Element of the 24
Growth Management Plan and to assure consistency with federal, state and local regulations 25
concerning migrant labor camps. 26
27
(VI) Policy 2.4.1: (edited and reorganized to proposed Policy 2.3.1) 28
The Collier County, in coordination with the Immokalee CRA, Operations Support and Housing 29
Department will meet with representatives of the Rural Economic Development Administration to 30
improve the County's ability to attract will pursue government grants and loans for to develop 31
affordable-workforce housing. 32
33
(VI) Policy 2.4.2: (deleted and addressed in proposed Policy 2.2.5) 34
By September 2007, the Community Development and Environmental Services Division will 35
review the State of Florida’s Environmental Health and Housing Code requirements for those 36
units licensed as migrant labor camps. If warranted based upon that review, the Division will 37
initiate appropriate modifications to the Collier County Housing Code. 38
39
(VI) Policy 2.4.3: (deleted and addressed in proposed Policy 2.2.5) 40
The County Manager, or his designee, in cooperation with the Florida Department of Health, 41
shall be responsible for an annual report to the Board of County Commissioners on identified 42
"living quarters for four or more seasonal, temporary or migrant farm workers" as defined in 43
Chapter 10D-25, F.A.C. The report shall include recommendations on improvements to ensure 44
9.A.7
Packet Pg. 222 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 3, Objectives and Policies
Substantial Changes
• Goal 3 becomes Goal 4
• Lake Trafford Camp Keais
System Wetland boundary
refined
• Proposed LDC amendments
for water quality best
management practices
• Proposed density blending
under one ownership from
the Lake Trafford Camp
Keais System Wetland to the
Rural Lands Stewardship
area
County code and F.A.C. compliance and suggested amendments to County codes that may 1
restrict needed rehabilitation and new development. 2
3
(VI) Policy 2.4.4: (deleted) 4
Continue to collaborate with all private groups seeking to furnish shelters for the homeless, 5
and/or abused women and children in Immokalee. 6
7
(VI) GOAL 34: (Edited and reorganized to proposed Goal 8
4) 9
TO THE COUNTY SHALL CONTINUE TO PLAN FOR 10
THE PROTECTION, CONSERVATION AND 11
MANAGEMENT OF ITS IMPORTANT NATURAL 12
RESOURCES THROUGH THE IMPLEMENTATION OF 13
IMMOKALEE-SPECIFIC DEVELOPMENT 14
STANDARDS AND POLICIES. AS REQUIRED IN THE 15
GROWTH MANAGEMENT PLAN. 16
17
(VI) OBJECTIVE 34.1: (edited and reorganized to 18
Objective 4.1) 19
The County shall continue to protect and preserve 20
natural resources within the Immokalee Urban 21
Designated Area and on adjacent lands within the Rural Lands Stewardship Area Overlay. To 22
address the protection of natural resources in Immokalee, including Lake Trafford and 23
connected wetland systems, and listed species habitat including upland habitat used by listed 24
species, through incentives and innovative techniques not otherwise addressed in the 25
Conservation and Coastal Management Element (CCME). 26
27
(VI) Policy 3.1.1 4.1.1: (Deleted and replaced with proposed Policy 4.1.1) 28
The Immokalee Area Master Plan shall be updated as appropriate to reflect the 29
recommendations resulting from the programmatic commitments of the Conservation and 30
Coastal Management Element of the Growth Management Plan. 31
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area 32
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP 33
Policy 1.1.3. This may be accomplished by utilizing incentives and innovative land development 34
regulations, including but not limited to: cluster development, transferable development rights, 35
density bonuses, and flexible development standards to incentivize infill development and 36
redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In order to qualify 37
for any such incentives, the preserve acreage shall exceed the minimum applicable acreage set 38
forth in CCME Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a 39
sliding scale, providing greater levels of incentive for greater amounts of preservation above the 40
applicable minimum amounts set forth in CCME Policy 6.1.1. 41
42
Within two years of adoption, By [2 years of the date of adoption of the ordinance] Collier 43
County shall initiate amendments to the LDC (Ordinance 04-41, as amended), 44
to provide for other incentives and innovative land development regulations, including but not 45
9.A.7
Packet Pg. 223 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 4, Objectives and Policies
Substantial Changes
• Goal 4 becomes Goal 3
• Proposed policy defines the
process to prioritize work
effort and consider budget
items
• Proposed policy addresses
the possibility of small
neighborhood parcels for
recreation
• Proposed policy Implements
the BCC’s Complete Street
Resolution
• Proposed policy to study the
local street network to
identify potential for better
connectivity
• Proposed policy to
incentivize private road
improvement
limited to cluster development and flexible development standards, that do not require an 1
amendment to the IAMP. 2
3
(VI) Policy 3.1.2 4.1.2: (Deleted and replaced with proposed Policy 4.1.2) 4
Collier County shall ensure that government services and facilities related to the conservation 5
and management of natural resources are made available to the Immokalee Community. 6
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat, 7
the ecosystem, economy and ecotourism activities in Immokalee, proposed development within 8
the Lake Trafford watershed boundary will conform to best management practices (BMPs) 9
regarding water quality in order to avoid or minimize adverse impacts to the lake and its 10
surrounding wetlands and natural habitat. These BMPs will primarily include measures or 11
design standards recognized by the Department of Environmental Protection (DEP) and the 12
Environmental Protection Agency (EPA) that address increased or enhanced onsite treatment of 13
storm water runoff, and measures to address Total Maximum Daily Loads (TMDL) and nutrient 14
loading. Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] 15
Collier County, in conjunction with any applicable state or federal agencies, will initiate 16
amendments to the LDC (Ordinance 04-41, as amended) to establish specific best management 17
practices and will identify the specific locations where such best management practices shall be 18
required. The Lake Trafford watershed boundary shall be illustrated by map in the LDC and will 19
be the geographic area intended for implementation of these BMPs. 20
21
Proposed Policy 4.1.3: Lake Trafford Remediation 22
Collier County will continue to cooperate with state and federal agencies on remediation, 23
restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and 24
invasive plant removal) to improve the health and recreational potential of the lake. 25
26
(VI) GOAL 4 3: (edited and reorganized proposed Goal 27
3) 28
IN A COST EFFICIENT MANNER, PROVIDE AMPLE, 29
HIGH QUALITY AND DIVERSE RECREATIONAL 30
OPPORTUNITIES FOR THE IMMOKALEE 31
COMMUNITY. TO PROVIDE ADEQUATE AND 32
EFFICIENT PUBLIC INFRASTRUCTURE AND 33
FACILITIES FOR THE IMMOKALEE URBAN AREA. 34
35
PROPOSED OBJECTIVE 3.1: 36
To annually identify the priorities of the Immokalee 37
community and the Immokalee CRA related to capital 38
improvements and other activities that will further the 39
goals, objectives and policies of the IAMP. 40
41
Proposed Policy 3.1.1: Capital Projects and Studies 42
Collier County will coordinate with the Immokalee CRA 43
on an annual basis to develop a prioritized list of 44
Immokalee specific capital projects and studies that will 45
9.A.7
Packet Pg. 224 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
further the Goals, Objectives, and Policies of the IAMP. The County and the Immokalee CRA 1
shall identify potential funding sources for all or a portion of the projected cost associated with 2
these projects and studies. This list shall be provided to the BCC prior to its annual budgeting 3
process in order to allow the BCC to consider Immokalee’s priorities in relation to available 4
funding and staffing resources. 5
6
(VI) OBJECTIVE 4.1 3.2: (edited as proposed Objective 3.2) 7
Collier County shall implement a To provide a comprehensive system of parks and recreational 8
facilities program for Immokalee that is equivalent to Collier County standards, taking into 9
consideration plans that reflect citizens’ recreational preferences and offer recreational 10
opportunities for all age groups. That supports diverse active and passive recreational activities 11
within the Immokalee area through the implementation of the Collier County Parks & 12
Recreations Master Plan for the Immokalee Area. 13
14
(VI) Policy 4.1.1: (deleted and addressed in proposed Objective 3.2) 15
In accordance with Objective 3.1, and subsequent policies, of the Recreation and Open Space 16
Element, the County Parks and Recreation Department shall, by 2010, develop a Community 17
and Regional Park Plan. 18
19
The plan and budget will be based upon such things as a survey of the preferences and 20
priorities of Immokalee’s seasonal and permanent population. The survey should include: 21
a. Questions concerning community-wide and neighborhood park recreation issues. 22
b. Differentiates by neighborhood the estimates of the population's priorities among alternative 23
combinations of types of parks and recreation sites, facilities, equipment, and services. 24
c. Be conducted during peak permanent and seasonal population periods. 25
26
(VI) Policy 4.1.2 3.2.1: (edited and reorganized as proposed Policy 3.2.1) 27
The Collier will prioritize the development of County Public Services Division may locate future 28
Immokalee community parks within, or adjacent to designated Neighborhood Centers and within 29
other areas that serve the needs of the community the most densely populated urban areas to 30
ensure convenient access by the majority of residents, and in coordination with the Immokalee 31
CRA, will identify location for public plazas, greens, or urban parks. This may be accomplished 32
through funding methods including, but not limited to, the County’s purchase of land, private 33
sector land donations or through an interlocal agreement between Collier County and the Collier 34
County School Board. 35
36
Proposed Policy 3.2.2: Community Input 37
Collier County will solicit community input to ensure provision of appropriate public facilities to 38
address the demographics of the Immokalee Urban Area. 39
40
Proposed Policy 3.2.3: Expansion of Parks and Trails 41
Collier County will expand the network of parks and connect recreational areas throughout the 42
community where appropriate and feasible. 43
44
9.A.7
Packet Pg. 225 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Proposed Policy 3.2.4: Encourage Active Lifestyles 1
Collier County will encourage outdoor activity and active lifestyles by creating new 2
neighborhood recreational areas, such as ball fields, soccer fields, basketball courts, tot lots, 3
and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each 4
neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans. 5
6
Proposed Policy 3.2.5: Use of Vacant Residential Parcels 7
Subject to available funding, Collier County will consider acquiring vacant residential parcels in 8
order to develop new neighborhood recreation areas. These parcels may be small in size and 9
should be evenly distributed throughout the community. These opportunities shall be identified 10
in the Neighborhood Improvement Plans. 11
12
(VI) Policy 4.1.3: (deleted) 13
Collier County shall ensure that government services and facilities related to parks and 14
recreation are provided concurrent with the impacts of development. 15
16
(VI) GOAL V: (edited and incorporated in proposed Objective 3.3) 17
FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A NETWORK OF 18
ROADS, SIDEWALKS, AND BIKEPATHS THAT ARE EFFICIENT AND SAFE, AND 19
ENHANCE AND PRESERVE IMMOKALEE’S SMALL TOWN CHARACTER. 20
21
(VI) OBJECTIVE 5.1 3.3: (edited as proposed Objective 3.3) 22
The County shall To provide a network of roads, sidewalks, and bike paths to support growth, in 23
a manner that allows for the safe and convenient movement of pedestrians, motorized bicyclists 24
and non-motorized vehicles. 25
26
(VI) Policy 5.1.1: (deleted) 27
The Traffic Circulation Map in the Transportation Element will graphically depict Immokalee's 28
future roadway network, and identify specific roadway improvements needed to implement the 29
Immokalee Area Master Plan’s Future Land Use Map and will be updated as new information is 30
available. These improvements will be prioritized and placed into the Capital Improvement 31
Element after further transportation analysis is completed. 32
33
Proposed Policy 3.3.1: Complete Streets 34
Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive, 35
multi-modal approach, implementing access for transportation users of all ages and disabilities, 36
in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, 37
public transit, assistive device, foot or bicycle. 38
39
(VI) Policy 5.1.2: (edited and reorganized as proposed Policy 3.3.2) 40
In the Immokalee Urban Area, The Collier County 5-Year Pathways Plan, prepared by the 41
Metropolitan Planning Organization with the assistance of the Pathway Advisory Committee, 42
shall give priority will be given to projects to linking existing and future residential neighborhoods 43
to each other, designated neighborhood centers, with commercial, and employment areas, 44
schools, libraries, community parks, recreation sites and and public service areas. This plan will 45
9.A.7
Packet Pg. 226 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
reflect the unique needs of the Immokalee community and also take into consideration the need 1
for pedestrian walkways in Immokalee. 2
3
(VI) Policy 5.1.3: (deleted) 4
Existing and future bikepaths for the Immokalee community shall be graphically depicted within 5
the Collier County 5-Year Pathways Plan. 6
7
(VI) Policy 5.1.4: (deleted) 8
The County Transportation and the Community Development and Environmental Services 9
Divisions shall ensure that sidewalks and bikepaths constructed by or for the County are 10
provided concurrent with the impacts of development and meet the demands of the Immokalee 11
Community. 12
13
Proposed Policy 3.3.3: Long Range Transportation Improvements 14
Collier County will explore the possibility of accelerating the implementation of the Collier 15
County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to 16
available funding, as a precursor to initiating new investments in the Immokalee area. In 17
particular, the County will support and encourage: 18
19
• the Florida Department of Transportation in the widening of SR 82 between I-75 and SR 29 20
as a first step in improving transportation access to Immokalee; 21
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the 22
Immokalee Regional Airport and Florida Tradeport; 23
• the Florida Department of Transportation to improve road conditions along State-owned 24
roads; 25
• the creation of new, or expansion of existing, transportation corridors that improve access 26
between Immokalee, the City of Naples, and coastal Collier County; and 27
Proposed Policy 3.3.4: Local Transportation Network Improvements 28
Recognizing that a significant segment of the of the community’s population uses public transit, 29
walks or bicycles to work and to school, within three (3) years of adoption, by [3 years of the 30
date of adoption of the ordinance] Collier County will initiate a transportation planning study with 31
recommendations to identify potential routes to improve connectivity of the collector and local 32
street grid to expand public transit service, and bicycle and pedestrian access. 33
34
Proposed Policy 3.3.5: Private Roads 35
Collier County will encourage, through incentives, that private roads be brought up to County 36
standards and offered to the County for acceptance and maintenance, when deemed 37
appropriate. 38
39
9.A.7
Packet Pg. 227 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Proposed Policy 3.3.6: Access from Immokalee Regional Airport to Future SR 29 Bypass 1
Collier County will continue to coordinate with the Florida Department of Transportation (FDOT), 2
and with landowners and other stakeholders, to identify a preferred route to connect the Airport 3
and the future SR 29 Bypass. 4
5
Proposed Policy 3.3.7: Safety Improvements 6
As funding becomes available, Collier County will implement the 2011 Immokalee Walkable 7
Community Study, prepared for the Collier Metropolitan Planning Organization, identifying 8
locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and street lighting 9
for the purpose of improving pedestrian and bicycle circulation and safety. 10
11
Proposed Policy 3.3.8: Public Transit Routes 12
Collier County will consider expansion of public transit routes to comprehensively cover the 13
downtown area, connect significant employment centers and public facilities, and interconnect 14
to adjacent communities. 15
16
Proposed Policy 3.3.9: Transportation Concurrency Alternatives (for SR 29) 17
When warranted, Collier County shall identify alternative methods to allow non-residential 18
development in the Immokalee Urban Area to proceed with limited exceptions and/or a 19
mitigated waiver from existing concurrency requirements due to the economic and job creation 20
benefits such development would provide. The following shall be considered as a part of the 21
analysis: 22
23
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation 24
Concurrency Management Area (TCMA) or other alternative that would allow limited 25
exceptions and/or mitigated waivers from concurrency for economic development, diversity, 26
and job creation in the Immokalee Urban Area; and 27
b. Potential limitations on such exceptions and/or waivers from concurrency including: 28
1. Limiting applicability to certain locations, such as the Airport/Tradeport, other lands 29
around the Airport, and the Urban Infill and Redevelopment Area; 30
2. Requiring a case-by case approval of any such exception or waiver based upon certain 31
targeted and measurable objectives, including Transit Oriented Design, job creation and 32
other commitments by the developer that would be deemed to be beneficial to the 33
community; and 34
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility 35
of any such exception or waiver process. 36
37
Proposed OBJECTIVE 3.4: 38
To improve stormwater management and surface drainage in Immokalee. 39
40
Proposed Policy 3.4.1: Immokalee Stormwater Master Plan 41
Collier County’s Stormwater Management staff, in coordination with other County departments, 42
will continue to implement the recommendations contained within the Immokalee Stormwater 43
Master Plan (as amended), as funding becomes available. 44
9.A.7
Packet Pg. 228 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 6, Objectives and Policies
Substantial Changes
• Goal 6 becomes Goal 1
• Immokalee’s vision identified
3 major economic drivers –
manufacturing and
distribution, agribusiness,
and eco-tourism
• Proposed policy to consider
habitat conservation bank or
wetland mitigation bank for
Immokalee projects
• Proposed policy to consider
Certified Sites Program for
Immokalee
• Proposed new uses in Ag
Zoning to support agriculture
economy, subject to LDC
amendments
o Ag research and
development facilities
o Agribusiness offices and
headquarters
o Alternative energy uses
facilities and apparatuses
• Proposed policy to develop a
comprehensive financial
incentive strategy to promote
economic development
1
(VI) GOAL 6 1: (Edited and reorganized as Goal 1) 2
ENHANCE AND DIVERSIFY THE IMMOKALEE’S 3
LOCAL ECONOMY. OF THE IMMOKALEE 4
COMMUNITY AS DETAILED IN THE ECONOMIC 5
ELEMENT OF THE GROWTH MANAGEMENT PLAN. 6
7
(VI) OBJECTIVE 6.1 1.1: (Rewritten and reorganized as 8
proposed Objective 1.1) 9
Actively pursue, attract, and retain business enterprises. 10
The County shall promote economic development 11
opportunities throughout the Immokalee Urban Area. 12
13
Proposed Policy 1.1.1: Commercial and Trade Hub 14
In recognition of Immokalee’s strategic location within 15
Collier County and Southwest Florida, the County will 16
continue to support and partner with other organizations 17
to seek and maintain funding opportunities and 18
designations that will: 19
20
• Support the Immokalee CRA and other 21
economic development entities in actively 22
promoting and positioning Immokalee as a 23
regional commercial and trade hub for 24
businesses seeking to locate or expand into 25
Southwest Florida; and 26
• Encourage the Immokalee CRA and other 27
economic development entities in the marketing of commercial and industrial 28
opportunities in Immokalee. 29
30
(VI) Policy 6.1.1 1.1.2: (edited and reorganized as proposed Policy 1.1.2) 31
The Collier County, will encourage in cooperation with the Immokalee Chamber of Commerce, 32
the Collier County Airport Authority, and the Economic Development Council, shall continue to 33
the promotione of economic development opportunities at the Immokalee Regional 34
Airport/Florida Tradeport and the surrounding commercial and industrial areas. 35
36
(VI Policy 6.1.2: (edited and reorganized as proposed Policy 6.1.5) 37
The Community Development and Environmental Services Division Collier County will 38
coordinate with local and state law enforcement, developers, and citizens to the Collier County 39
Sheriff’s Department on investigating and pursuing any seek funding opportunities available 40
under the Safe Neighborhood Act (Chapter 163, Part IV, F.S.) or other programs to improve 41
safety within the Immokalee community and to provide for safe streets. to assist with enhancing 42
the Immokalee community. This may include implementation of CPTED (Crime Prevention 43
Through Environmental Design) (CPTED) strategies, where such strategies are compatible with 44
9.A.7
Packet Pg. 229 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
the community design objectives set forth herein. principles shall be encouraged in all 1
development standards. 2
3
(VI) Policy 6.1.3: (deleted and addressed in proposed Policy 1.4.2) 4
Collier County staff in cooperation with the Economic Development Council and other 5
Immokalee community agencies shall coordinate with the Collier County School Board to 6
ensure that the employment skills and training needed are available for the types of industries 7
located in the Immokalee Community. 8
9
(VI) Policy 6.1.4: (deleted) 10
Ensure that economic policies, programs and incentives pursued by Collier County within the 11
Immokalee Urban Area are managed so as to provide a benefit to the community. 12
13
Proposed Policy 1.1.3: Mitigation Banking and/or Targeted Acquisition Lands 14
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 15
County will explore the feasibility of utilizing privately owned undeveloped parcels with 16
significant wetland, upland, or listed species habitat value, as a listed species habitat 17
conservation bank or wetland mitigation bank to: 1) compensate for wetland or listed species 18
impacts associated with development within the Immokalee Urban Area, 2) for mitigation 19
required by state and federal agencies, or 3) for off-site preservation when allowed. The 20
purpose of such a mitigation bank and/or identification of lands targeted for acq uisition within 21
the Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite 22
permitting of development and redevelopment on other more appropriate lands within the 23
Immokalee Urban Area. During this period, the County shall develop a map depicting the 24
preferred lands to be targeted for mitigation or acquisition by public or private parties. 25
Incentives and regulatory requirements shall be included in the LDC (Ordinance 04-41, as 26
amended) to direct mitigation to, or acquisition of, these targeted lands and to direct 27
development away from such lands. 28
29
Proposed OBJECTIVE 1.2: 30
Create a business climate that will enhance and diversify the Immokalee area’s economy and 31
increase employment opportunities. 32
33
Proposed Policy 1.2.1: Pre-Certified Commercial/Industrial Sites 34
Collier County will encourage the development of targeted manufacturing, light industrial, and 35
other similar uses by identifying appropriate locations for those uses, and by streamlining the 36
permitting and approval process for commercial and industrial development within the 37
Immokalee Urban Area. Within one (1) year of adoption, By [1 year of the date of adoption of 38
the ordinance] Collier County will initiate the review of the existing Certified Site Program, 39
presently administered by the Collier County Office of Business and Economic Development, 40
and propose improvements to the program that will further assist economic development in the 41
Immokalee area. 42
43
9.A.7
Packet Pg. 230 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Proposed Policy 1.2.2: Home Occupations 1
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 2
County will initiate amendments to the LDC (Ordinance 04-41, as amended) to create more 3
flexibility for home-based businesses in the Immokalee Urban Area, thereby allowing additional 4
opportunities for home-based occupations. 5
6
Proposed Policy 1.2.3: Financial Incentives 7
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 8
County, in cooperation with the Immokalee CRA, will develop a comprehensive financial 9
incentive strategy to promote economic development in the Immokalee area and identify funding 10
sources to maintain adequate funding of such incentive programs. 11
12
Proposed Policy 1.2.4: Agriculture-Related Business Uses 13
In recognition of the economic importance of agriculture, within two (2) years of adoption, by [2 14
years of the date of adoption of the ordinance] Collier County will initiate amendments to the 15
LDC (Ordinance 04-41, as amended) to: 16
• allow agriculture research and development facilities, agri-business offices and 17
headquarters, and facilities, offices, headquarters and apparatuses associated with an 18
alternative energy use. These uses will be allowed on properties zoned (A) Rural 19
Agricultural, within the Low Residential Subdistrict land use designation; and 20
• allow small agriculture-related business uses, such as fruit and vegetable stands, and 21
farmers markets, within Residential zoning districts. 22
Compatibility criteria and development standards shall be included in proposed LDC 23
amendments. 24
25
Proposed OBJECTIVE 1.3: 26
Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities 27
in Immokalee in order to diversify the Immokalee economy, and improve quality of life. 28
29
Proposed Policy 1.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities 30
Collier County will encourage the expansion of tourism, entertainment, cultural and recreational 31
opportunities, such as restaurants, movie theaters, museums and public spaces. Collier County 32
will work with the Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and 33
Economic Development, The Naples, Marco Island, and Everglades Convention and Visitors 34
Bureau, and other public and private organizations to promote increasing tourism of Lake 35
Trafford, Immokalee Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum 36
at Roberts Ranch and Anne Olesky Park, and future tourism, recreational, entertainment and 37
cultural attractions. 38
39
Proposed Policy 1.3.2: Eco-tourism 40
Collier County will encourage the development of ecotourism in the Immokalee area, with a 41
particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the 42
County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater 43
Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, 44
9.A.7
Packet Pg. 231 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Marco Island, and Everglades Convention and Visitors Bureau, and other public and private 1
organizations to promote these opportunities. 2
3
Proposed Policy 1.3.3: Seminole Casino Immokalee 4
Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate 5
future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism 6
development and marketing campaign; and b) address impacts of the expansion of the 7
Seminole Casino Hotel, and other resort structures and uses on the community and surrounding 8
area. 9
10
Proposed Policy 1.3.4: Entertainment Area 11
In recognition of the fact that the casino is a significant attraction, Collier County will encourage 12
the development of an entertainment area near the casino that is complementary and 13
connected to Immokalee’s existing downtown core. 14
15
Proposed OBJECTIVE 1.4: 16
Enhance and expand educational and cultural facilities and opportunities in Immokalee. 17
18
Proposed Policy 1.4.1: Research and Development 19
Collier County will seek to attract educational research facilities, similar to the Southwest Florida 20
Research and Education Center, to Immokalee. It is anticipated that the County will work with 21
the Immokalee CRA, public and private colleges and universities, and other public and private 22
organizations to promote these opportunities. 23
24
Proposed Policy 1.4.2: Education and Training Programs 25
Collier County will seek to partner with other organizations including the Collier County School 26
Board and CareerSource Southwest Florida to enhance the availability and variety of training 27
programs in Immokalee. 28
29
Proposed OBJECTIVE 1.5: 30
Collier County will support the implementation of the Immokalee Redevelopment Area Plan 31
(Resolution No. 2000-181 and 2004-384, as amended). 32
33
Proposed Policy 1.5.1: Technical Assistance 34
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 35
County will initiate the review of existing programs meant to provide technical assistance for the 36
establishment and permitting of new or expanding businesses and make recommendations to 37
better implement these programs specific to the needs of the Immokalee community. 38
39
Proposed Policy 1.5.2: Infill and Downtown Redevelopment 40
Collier County will promote infill development and redevelopment within the Commercial-Mixed 41
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41, 42
as amended) that facilitate mixed-use projects and provide for flexible performance-based 43
incentives. 44
9.A.7
Packet Pg. 232 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 6, Objectives and Policies
Substantial Changes
• Goal 6 is a new proposed
goal for the IAMP with the
purpose of creating an
Immokalee specific Land
Development Code
• Proposed policy identifies a
list of standards to be
addressed in a new LDC
1
Proposed Policy 1.5.3: Alternative Funding 2
Collier County will continue to support efforts to seek additional state and federal funding to 3
improve infrastructure and housing, and to promote or expedite the development and 4
redevelopment of the community. 5
6
PROPOSED GOAL 6: 7
TO ESTABLISH DEVELOPMENT DESIGN STANDARDS 8
THAT ARE APPROPRIATE FOR IMMOKALEE. 9
10
Proposed OBJECTIVE 6.1: 11
Collier County shall develop Immokalee-specific land 12
development regulations to the extent required by this 13
Master Plan, and which reflect the unique character and 14
cultural diversity of the residents, encourage pedestrian-15
friendly urban form, and promote energy efficiency. 16
17
Proposed Policy 6.1.1: Development of Land Development Code Standards 18
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 19
County, in coordination with the Immokalee CRA, will initiate the development of LDC standards 20
specific to Immokalee to address the unique needs of the Immokalee Urban Area. These 21
standards shall include those related to permitted and conditional land uses; density and 22
intensity; signage; landscaping and buffering; native preservation retention; off-street and on-23
street parking and loading; architectural design; development standards, including setbacks to 24
Lake Trafford; floor area ratio for certain nonresidential uses; and site access. 25
26
Proposed Policy 6.1.2: Location of Service Uses 27
Collier County will encourage community parks and other community facilities to be placed 28
within one-half mile of residential and mixed-use centers, in order to encourage walking, 29
bicycling and non- vehicular access to and from these service uses. Collier County shall require 30
interconnection of pedestrian facilities to the existing pedestrian network. 31
32
Proposed Policy 6.1.3: Downtown Pedestrian Amenities 33
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 34
County, in coordination with the Immokalee CRA, will evaluate the need for additional passive 35
recreation and outdoor dining and entertainment opportunities along downtown streets, and, if 36
warranted, adopt amendments to the Collier County LDC (Ordinance 04-41, as amended) 37
to incentivize and encourage the development of these amenities, provided the free and safe 38
movement of pedestrians is maintained. 39
40
Proposed Policy 6.1.4: Central Business District 41
Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 42
County, in coordination with the Immokalee CRA, will initiate a review of the Public Realm Plan 43
9.A.7
Packet Pg. 233 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Goal 7, Objectives and Policies
Substantial Changes
• Goal 7 is a new proposed
goal for the IAMP with the
purpose of continued inter-
governmental coordination
• Proposed policy to explore
opportunities for a civic
center
• Proposed policy to consider
an Immokalee emergency
management plan and an
emergency operations center
and the Central Business District Form-Based Guidelines. Based on the review, Collier County 1
will initiate amendments to the LDC (Ordinance 04-41, as amended), as necessary. 2
3
Proposed Policy 6.1.5: Safe Neighborhood Initiatives 4
Collier County will coordinate with local and state law enforcement, developers, and citizens to 5
seek funding opportunities available under the Safe Neighborhood Act (Chapter 163, Part IV, 6
F.S.) or other programs to improve safety within the Immokalee community and to provide for 7
safe streets. This may include implementation of CPTED (crime prevention through 8
environmental design) strategies, where such strategies are compatible with the community 9
design objectives set forth herein. 10
11
PROPOSED GOAL 7: 12
TO COORDINATE AND PROVIDE FOR THE CONTINUAL 13
EXCHANGE OF INFORMATION AND COST SHARING 14
WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER 15
COUNTY SCHOOL BOARD, OTHER GOVERNMENTAL 16
AGENCIES, UTILITY PROVIDERS, AND NON-PROFIT 17
ORGANIZATIONS. 18
19
Proposed OBJECTIVE 7.1: 20
Pursue effective interlocal and inter-governmental 21
coordination in order to provide a range of human services to 22
Immokalee residents. 23
24
Proposed Policy 7.1.1: Regional Economic Development 25
Initiatives 26
Collier County will collaborate in regional initiatives with local 27
and regional economic development organizations and the State of Florida to assist the 28
Immokalee area in attracting businesses, marketing, and developing infrastructure. 29
30
Proposed Policy 7.1.2: Redevelopment Implementation Partners 31
Collier County will actively coordinate efforts with the Immokalee CRA and not-for-profit 32
organizations to implement the Immokalee Area Master Plan and the Immokalee Community 33
Redevelopment Area Plan. 34
35
Proposed Policy 7.1.3: Immokalee Government Services Center 36
Collier County will continue to support an Immokalee-based government center that will co-37
locate various county entities and departments to ensure effective collaboration and services to 38
support community needs. This office may include, but is not limited to, the following services: 39
40
a. Animal control 41
b. Board of County Commissioners Office 42
c. Branch Office of the Collier County Tax Collector 43
d. Child support enforcement 44
9.A.7
Packet Pg. 234 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
e. Code enforcement 1
f. Court 2
g. Domestic violence services 3
h. Economic Development 4
i. Emergency management services 5
j. Emergency medical services 6
k. Emergency Operations Center (EOC) 7
l. Housing and Human Services 8
m. Immokalee Community Redevelopment Agency 9
n. Permitting 10
o. Planning and Zoning 11
p. Public health services 12
q. Veterans Services 13
14
Proposed Policy 7.1.4: Immokalee Civic Center 15
Within one (1) year of adoption, By [1 year of the date of adoption of the ordinance] Collier 16
County will coordinate with the Immokalee CRA to explore opportunities for an Immokalee civic 17
center. 18
19
Proposed Policy 7.1.5: Satellite Emergency Operations Center 20
Within one (1) year of adoption, Collier County, in coordination with the Immokalee Unmet 21
Needs Coalition, will initiate the development of an Immokalee Emergency Management Plan 22
and identify opportunities to establish a satellite Emergency Operations Center to activate in the 23
event of an emergency. 24
25
Proposed Policy 7.1.5 Satellite/Mobile Coordination Center 26
Within one (1) year of adoption, By [1 year of the date of adoption of the ordinance] Collier 27
County Emergency Management (CCEM) will initiate the development of an Immokalee 28
Emergency Management Time Delineating Schedule (TDS) Checklist for disasters or local 29
emergencies and identify candidate coordination center location opportunities. This includes but 30
is not limited to CCEM hosting this coordination center at Immokalee Technical College 31
(iTECH), County buildings, the CCEM Mobile Command Center or the use of a Disaster 32
Response Unit (DRU). At the discretion of CCEM, this Center will be activated in Immokalee in 33
the event of an emergency. The Planning process will be a whole community approach which 34
includes working with the Immokalee Unmet Needs Coalition or other recovery groups 35
participating in a CCEM Memorandum of Understanding (MOU). 36
37
38
39
(the remaining page intentionally left blank) 40
41
9.A.7
Packet Pg. 235 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Land Use Designations
Substantial Changes
• Some residential
designations changed on the
FLUM to allow different
housing types
• New uses for agribusiness
offices and renewable energy
added in Ag zoning in the
Low Residential area
• Each residential designation
establishes maximum density
inclusive of density bonuses
• 4 commercial subdistricts
redesignated into 1 cohesive
subdistrict, the Commercial -
Mixed Use Subdistrict
• Change the Commerce
Center Industrial Subdistrict
to the Industrial – Mixed Use
Subdistrict and redefine the
uses
• A portion of the Industrial
District is changed to the
Immokalee Regional Airport
Subdistrict
• The Recreational Tourist
Subdistrict is expanded
• 3 Overlays and Features are
added
LAND USE DESIGNATION DESCRIPTION SECTION 1
2
The Immokalee Area Master Plan Future Land Use 3
Designations include the following Districts and 4
Subdistricts. The following section describes land use 5
designations shown on the Immokalee Master Plan Future 6
Land Use Map. These designations generally indicate the 7
types of land uses for which zoning may be requested. 8
However, these land use designations do not guarantee 9
that a zoning request will be approved. 10
11
(VI) A. Urban – Mixed Use District 12
The purpose of this District is to provide allow for 13
residential and non-residential land uses, including mixed-14
uses developments such as Planned Unit Developments. 15
Certain recreation/tourist and commercial uses are also 16
allowed subject to criteria. Mixed uses can be located 17
within individual buildings and/or projects in areas deemed 18
appropriate and identified on the FLUM. Nonresidential 19
uses allowed in the Residential subdistricts include, but 20
are not limited to: agriculture, earth mining, oil extraction, 21
and related processing, home-based businesses, parks, 22
recreation and open space uses, churches, libraries, 23
cemeteries, community centers, public and private 24
schools, day-care centers, group housing uses, utility and 25
communication facilities, and essential services, as 26
defined in the Land Development Code, except as may be 27
limited within a specific subdistrict or overlay. 28
(reorganized) 29
30
New commercial development may be allowed in the Low Residential, Medium Residential or 31
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the 32
following limitations: (reorganized) 33
34
Commercial development may be permitted within a PUD, provided the following size and 35
development criteria are met. The commercial component within a PUD may be allowed to 36
develop up to the maximum acreage specified in the table below: (reorganized, and table 37
cleaned up.) 38
39
CATEGORY I CATEGORY II CATEGORY III
PUD Acres >80 >160 >300
Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre
Max. Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-2, C-3 C-2 through C-4
In addition to the above criteria, the following standards must also be met: 40
9.A.7
Packet Pg. 236 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and 2
no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in 3
size, unless otherwise authorized by the Board of County Commissioners; (reorganized) 4
5
b. The configuration of the commercial parcel shall be no more frontage than depth, unless 6
otherwise authorized by the Board of County Commissioners; (reorganized) 7
8
c. Commercial zoning or development shall be no closer than one-quarter (¼) mile from the 9
nearest existing elementary school boundary, unless otherwise authorized by the Board of 10
County Commissioners; (reorganized) 11
12
d. The commercial development shall be integrated with the residential portion of the project, 13
including common elements such as signage, and providing vehicular and non-vehicular 14
interconnection; and (proposed) 15
16
e. No construction in the commercial designated area shall be allowed until construction has 17
commenced on at least 30% of the project’s residential units, unless otherwise authorized 18
by the Board of County Commissioners. (reorganized) 19
20
(VI) 1. Low Residential Subdistrict (LR) 21
The purpose of this designation subdistrict is to provide a Subdistrict for low density 22
residential development and supporting ancillary uses. Residential dwellings shall be limited 23
to single-family structures and Duplexes. Multi-Family dwellings shall be permitted to 24
provide they are within a Planned Unit Development. Mobile Home development shall be 25
permitted in the form of mobile home sub-divisions or parks and as a mobile home overlay 26
as defined by the Land Development Code. A density less than or equal to four (4) dwelling 27
units per gross acre is permitted. Mobile homes are allowed pursuant to the provisions of 28
IAMP Policy 5.1.4. Residential densities are allowed as provided below, except for 29
properties within the Lake Trafford/Camp Keais Strand System Overlay. 30
31
• Base Density: Four (4) dwelling units per gross acre. (reorganized) 32
33
• Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density 34
bonuses. Densities above the base density can only be achieved through available 35
density bonuses. (proposed maximum) 36
37
As agriculture is a significant economic driver in Immokalee, the following uses will be 38
allowed in accordance with IAMP Policy 1.2.4: (proposed new agribusiness uses) 39
40
• agricultural research and development facilities, 41
• agri-business offices and headquarters, and 42
• facilities, offices, headquarters and apparatuses associated with an alternative energy 43
use. 44
45
9.A.7
Packet Pg. 237 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1
(VI) 2. Mixed Medium Residential Subdistrict (MR) 2
The purpose of this designation subdistrict is to provide for a mixture of housing types and 3
supporting ancillary uses. within medium density residential areas. Mobile homes are 4
allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities are allowed as 5
provided below, except for properties within the Lake Trafford/Camp Keais Strand System 6
Overlay. Residential dwellings shall include single-family structures, multi-family dwellings, 7
individual mobile homes, and duplexes on a lot by lot basis. A density less than or equal to 8
six (6) dwellings units per gross acre is permitted. 9
10
• Base Density: Six (6) dwellings units per gross acre. (reorganized) 11
12
• Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density 13
bonuses. Densities above the base density can only be achieved through available 14
density bonuses. (proposed maximum) 15
16
(VI) 3. High Residential Subdistrict (HR) 17
The purpose of this designation subdistrict is to provide a Subdistrict for high density 18
residential development. for a mixture of housing type and supporting ancillary uses. Mobile 19
homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities are 20
allowed as provided below, except for properties within the Lake Trafford/Camp Keais 21
Strand System Overlay. Residential dwellings shall be limited to multi-family structures and 22
less intensive units such as single family and duplexes provided they are compatible with 23
the district. Mobile home developments shall be permitted only in the form of mobile home 24
subdivisions or parks as defined in the Land Development Code. A density less than or 25
equal to eight (8) dwelling units per gross acre is permitted. 26
27
• Base Density: Eight (8) dwelling units per gross acre. (reorganized) 28
29
• Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density 30
bonuses. Densities above the base density can only be achieved through available 31
density bonuses. (proposed maximum) 32
33
(VI) 4. Neighborhood Center Subdistrict (Deleted and replaced with Commercial Mixed 34
Use Subdistrict) 35
The purpose of this land use classification is to provide for centers of activity that serve the 36
needs of the surrounding neighborhoods. The centers should contain a mix of 37
neighborhood oriented uses such as day care center, parks, schools, and governmental 38
activities. Other development criteria that shall apply to all neighborhood centers 39
includes the following: 40
a. To achieve a neighborhood character, these centers are encouraged to be anchored by 41
elementary schools, neighborhood scale parks, and/or churches. 42
b. A center should be limited to 80-120 acres in size, and will serve a population ranging 43
between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius. 44
9.A.7
Packet Pg. 238 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
c. The Neighborhood Centers should be no closer than one (1) mile. 1
d. Non-residential uses shall be at least 20% of the size of the Neighborhood Center. 2
3
e. Residential development within the designated Neighborhoods Centers shall permit a 4
maximum density of twelve (12) units per gross acre. Residential dwelling units shall be 5
limited to multi-family structures and less intensive units such as single-family and 6
duplexes provided they are compatible with the district. Mobile home developments shall 7
be permitted only in the form of mobile home subdivisions or parks as defined in the Land 8
Development Code. 9
f. Commercial development shall be permitted within a Neighborhood Center provided all of 10
the following criteria are met; 11
1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli; meat 12
market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; 13
laundry facilities; any other convenience commercial uses which is compatible in nature 14
with the foregoing uses. The Collier County School Board will be notified of any proposed 15
use to avoid conflict with the nearby schools; and 16
2. No commercial use shall be permitted within a ¼ mile of an existing school property 17
line within a Neighborhood Center; and 18
3. Access to the commercial development must in no way conflict with the school traffic 19
in the area; and 20
4. The design of any proposed commercial development must take into consideration 21
the safety of the school children; and 22
5. The projects within the Neighborhood Centers shall encourage provisions for shared 23
parking arrangements with adjoining developments; and 24
6. Driveways and curb cuts shall be consolidated with adjoining developments; and 25
7. Projects directly abutting residentially zoned property shall provide, at a minimum, a 26
50 foot setback and landscape buffer; and 27
8. Projects shall provide a 10 foot wide landscaped strip between the abutting 28
right-of-way and the off-street parking area. 29
From time to time new Neighborhood Centers may be proposed. No two centers may 30
be closer than one mile from each other. New Neighborhood Centers would require 31
market justification and must meet size, spacing and use criteria expressed earlier. 32
33
5. Commerce Center - Mixed Use Subdistrict (Deleted and replaced with Commercial - 34
Mixed Use Subdistrict) 35
36
The purpose of this designation is to create a major activity center that services the entire 37
Immokalee Urban Designated Area and surrounding agricultural area. The Mixed -Use 38
District shall function as an employment center and shall encourage commercial and 39
institutional uses. Uses permitted within this Subdistrict shall include shopping center, 40
governmental institutions, middle or high school, community park and other employment 41
9.A.7
Packet Pg. 239 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
generating uses. Other permitted commercial uses shall include transient lodging facilities 1
at 26 dwelling units per acre. The appropriate zoning districts include C-1 through C-4 as 2
identified in the Land Development Code. 3
4
In considering new commercial zoning, priority shall be given to protecting existing 5
residential uses. Residential development is permitted within the mixed-use Subdistrict at a 6
maximum density of twelve (12) units per gross acre. Residential dwellings shall be limited 7
to multi-family structures and less intensive units such as single-family and duplexes 8
provided they are compatible with the district. Mobile home developments shall be 9
permitted only in the form of mobile home subdivisions or parks as defined in the Land 10
Development Code. 11
12
The mixed-use district will be controlled via a series of performance standards that address 13
issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and 14
landscaping. 15
16
6. Planned Unit Development Commercial Subdistrict (Reorganized and addressed 17
in A. Urban Mixed Use District) 18
Commercial development shall be permitted within a Planned Unit Development provided 19
the following size and development criteria are met. There are three (3) categories for PUD 20
Commercial. The commercial component within a PUD will be allowed to develop up to the 21
maximum acreage specified in the table below: 22
CATEGORY I CATEGORY II CATEGORY III 23
PUD Acres 80+ 160+ 300+ 24
Maximum Commercial Acres 5 acres 10 acres 20 acres 25
Permitted Zoning C-2 C-3 C-2, C-3 & C-4 26
27
In addition to the above criteria, the following standards must also be met: 28
a. Commercial zoning shall be no closer than one (1) mile to the nearest commerce 29
center and no closer than one mile from the nearest PUD commercial zoning of ten 30
acres or greater in size; 31
b. The configuration of the commercial parcel shall be no more frontage than depth 32
unless otherwise authorized by the Board of County Commissioners; 33
c. Commercial zoning or development shall be no closer than a ¼ mile from the nearest 34
existing elementary school boundary; and 35
d. No construction in the commercial designated area shall be allowed until 30% of the 36
project has commenced construction unless otherwise authorized by the Board of 37
County Commissioners. 38
39
1. Proposed Commercial - Mixed Use Subdistrict (C-MU) 40
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and 41
mixed-use development, employment and recreational opportunities, cultural and civic activities, 42
9.A.7
Packet Pg. 240 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of 1
residential uses are allowed within this Subdistrict, except that mobile homes are only allowed 2
as provided by IAMP Policy 5.1.4. Residential densities are allowed as provided below, except 3
for properties within the Lake Trafford/Camp Keais Strand System Overlay. Nonresidential uses 4
allowed within this Subdistrict include those uses allowed in the C-1 through C-4 zoning districts 5
in the Collier County Land Development Code, Ord. No. 04-41, as amended. 6
7
• Base Density: Sixteen (16) dwelling units per gross acre. (proposed commercial area 8
density increased from 12 to 16) 9
10
• Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density 11
bonuses. Densities above the base density can only be achieved through available 12
density bonuses. (proposed maximum) 13
14
• Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. 15
16
Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to provide both 17
residential and non-residential uses. 18
19
(IV)(VI) 5. Recreational/Tourist Subdistrict (RT) (edited and reorganized) 20
The purpose of this Subdistrict is to provide centers for recreational and touristm activitiesy 21
that utilizerelated to the natural environment, and to allow for limited compact residential 22
development. as the main attraction. The centers should contain low intensity uses that 23
attract both tourists and residents while preserving the environmental features of the area. 24
Uses allowed within this Subdistrict include, but are not limited to: passive parks; nature 25
preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas; 26
transient lodging facilities (including: hotel/motel, rental cabins, bed and breakfast 27
establishments, and campsites); restaurants; recreational vehicle parks; sporting and 28
recreational camps; low-intensity retail directly associated with the purpose of this 29
Subdistrict; uses; single family homes; agriculture; and essential services as defined in the 30
Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP 31
Policy 5.1.4. 32
33
Residential development is permitted at a density of four (4) residential units per gross acre, 34
or less. Transient lodging is permitted at a maximum density of ten (10) units per acre. 35
Rezones are encouraged to be in the form of a Planned Unit Development (PUD). The 36
minimum acreage requirement for a PUD within this Subdistrict shall be two (2) contiguous 37
acres. 38
39
Single and multi-family dwelling units are allowed. 40
41
• Base Density: Four (4) dwelling units per gross acre. (reorganized) 42
43
• Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply 44
in this subdistrict. (proposed maximum) 45
9.A.7
Packet Pg. 241 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
1
• Transient lodging is permitted at a maximum density of twenty-six (26) units per gross 2
acre. (Transient lodging (hotels) proposed increased from 10 upa to 26 upa) 3
4
Single and multi-family dwelling units are allowed. To minimize impacts on the natural 5
environment, residential development shall be clustered subject to the following: (proposed) 6
7
• Within any project, the average size of a single family lot shall not exceed 6,000 square 8
feet, and in no case shall any individual single family lot exceed 12,000 square feet. 9
10
Non-residential Uses (reorganized) 11
Non-residential uses permitted within the Residential designation are limited to those uses that 12
are compatible and/or support the residential character of the area. The allowed uses include: 13
parks, open space and recreational uses, churches, libraries, cemeteries, public and private 14
schools, day-care centers and essential services as defined in the Land Development Code. 15
16
(VI) Density Rating System 17
The Density Rating System is only applicable to areas designated Urban,- Mixed Use District, 18
as identified on the Immokalee Future Land Use Map. The Density Rating System is applicable 19
to the Low Residential Subdistrict to the extent that the residential density cap of 4 dwelling 20
units per acre is not exceeded, except for the density bonus provisions for affordable-workforce 21
housing. Except as provided below, the final determination of permitted density via 22
implementation of this Density Rating System is made by the Board of County Commissioners 23
through an advertised public hearing process (rezone) in accordance with the LDC. Density 24
achieved by right shall not be combined with density achieved through the rezone public hearing 25
process. 26
27
(VI) 1. The Density Rating System is applied in the following manner: 28
a. Within the applicable Urban designated areas, a base density of the Subdistrict 4 29
residential dwelling units per gross acre is allowed, though not an entitlement. Density 30
may be increased using applicable density bonuses. The base level of density may be 31
adjusted depending upon the location and characteristics of the project. For purposes of 32
calculating the eligible number of dwelling units for the project, the total number of 33
dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of 34
a unit .5 or greater. Acreage used for the calculation of density is exclusive of 35
commercial portions of the project, except within the mixed residential and commercial 36
uses as provided for in the C-1 through C-3 Commercial zoning districts, and except 37
within the Commercial Mixed-Use Subdistrict wherein residential project densities will be 38
calculated on total gross acreage, zoning district in the Collier County Land 39
Development Code; and, except portions of a project for land uses having an 40
established equivalent residential density in the Collier County Land Development Code. 41
b. This Density Rating System only applies to residential dwelling units. This Density 42
Rating System is not applicable to accessory dwelling or accessory structures. that are 43
not intended and/or not designed for permanent occupancy, and is not nor is it 44
9.A.7
Packet Pg. 242 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
applicable to caretaker residences. accessory dwelling or accessory structures intended 1
for rental or other commercial use; Such accessory dwellings and structures include 2
guest houses, mother-in-law’s quarters, cabanas, guest suites, and the like. 3
c. All new residential zoning located within the Urban Mixed- Use District shall be 4
consistent with the Density Rating System, except as provided for in Policy 5.1.6 of the 5
Future Land Use Element. 6
d. Within the applicable areas of the Urban Mixed- Use District, all properties zoned A, 7
Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for 8
which an affordable workforce housing project is proposed and approved, in accordance 9
with Section 2.06.00 of the Land Development Code (Ordinance 04-41, as amended, 10
adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base 11
density of four (4) dwelling units per gross acre by right, except in the case of lands 12
designated LR on the IAMP Future Land Use Map (FLUM), wherein the density bonus 13
shall not exceed 50% of the maximum permitted density of the zoning district for the 14
subject property; that is, a rezone public hearing shall not be required. Such a project 15
must comprise a minimum of ten acres. Density achieved by right shall not be combined 16
with density achieved through the rezone public hearing process. 17
18
The Table below illustrates the maximum “by right” density based on the FLUM 19
subdistrict and the zoning district. 20
21
Zoning
District
Zoned
Maximum
Density
(per acre)
Maximum Density
(per acre) with
“By Right”
Density Outside
of LR Designation
Maximum Density (per
acre) with “By Right”
Density Within LR
Designation
A 0.2 4.0 0.3
E 0.44 4.0 0.66
6666666666 RSF-1 1.0 4.0 1.5
RSF-2 2.0 4.0 3.0
RSF-3 3.0 4.0 4.0
22
23
(VI) 2. Density Bonuses 24
To encourage infill development, the creation of affordable housing, and preferred roadway 25
access, certain density bonuses are available. If these bonuses are utilized, base densities may 26
be exceeded. In the Low Residential Subdistrict, the base density of four units per acre may 27
only be exceeded if utilizing an affordable housing bonus. In no case shall the resulting density 28
exceed the maximum density specified in each Subdistrict. (proposed intro) 29
30
a. Proximity to Neighborhood Center and Commerce Center Commercial Mixed Use 31
If 50% or more of a project is within a Neighborhood Center or the Commerce Center – 32
Mixed Use District, the Commercial - Mixed Use Subdistrict then the base maximum 33
density allowed within the Neighborhood Center or Commerce Center Commercial– 34
9.A.7
Packet Pg. 243 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Mixed Use Subdistrict District of sixteen (16) twelve (12) dwelling units per acre applies 1
to the entire project, except that this bonus cannot be used to increase density on lands 2
within the project designated Low Residential. Buffering to achieve compatibility with 3
adjacent lower intensity uses shall be required. can be averaged in with the density of 4
the portion of the project outside of the Neighborhood Center for the entire project; 5
however, appropriate buffering to adjacent lower intensity uses must be achieved. 6
(VI) b. Affordable-workforce Housing Bonus, By Public Hearing 7
To encourage the provision of affordable-workforce housing within certain Subdistricts in 8
the Urban Designated Area, a maximum of twelve (12) up to eight (8) residential dwelling 9
units per gross acre may be added to the base density if the project meets the definition 10
and requirements of the Affordable-workforce Housing Density Bonus Ordinance 11
(Section 2.06.00 of the Land Development Code, Ordinance 04.41, as amended, 12
adopted June 22, 2004 and effective October 19, 2004). This bonus may be applied to 13
an entire project or portions of a project provided that the project is located within the 14
Commercial - Mixed Use (C-MU) Subdistrict Neighborhood Center (NC) Subdistrict, 15
Commerce Center-Mixed Use (CC-MU) Subdistrict or any residential subdistrict. 16
(VI) c. Affordable-workforce Housing Bonus, By Right 17
To encourage the provision of affordable-workforce housing within that portion of the 18
Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, 19
and/or RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or 20
RMF-6, Residential Multi-Family, for which an affordable-workforce housing project is 21
proposed in accordance with the definitions and requirements of the Affordable-22
workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development 23
Code, Ordinance 04-41, as amended, adopted June 22, 2004 and effective October 18, 24
2004), a maximum of four (4) residential units per gross acre shall be added to the base 25
density of four (4) dwelling units per gross acre. except in the case of lands designated 26
LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% 27
of the maximum permitted density of the zoning district for the subject property. 28
Therefore, the maximum density that may be achieved by right shall not exceed eight (8) 29
dwelling units per gross acre. Such a project must comprise a minimum of ten acres. 30
Density achieved by right shall not be combined with density achieved through the 31
rezone public hearing process. 32
The Table below illustrates the maximum “by right” density based on the FLUM 33
subdistrict and the zoning district. 34
35
Zoning
District
Zoned
Maximum
Density (per
acre)
Maximum Density
(per acre) with “By
Right” Density
Bonus Outside of LR
Designation
Maximum Density (per
acre) with “By Right”
Within LR Designation
A 0.2 8.0 0.3
E 0.44 8.0 0. 66
RSF-1 1.0 8.0 1.5
9.A.7
Packet Pg. 244 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
RSF-2 2.0 8.0 3.0
RSF-3 3.0 8.0 4.5
RSF-4 4.0 8.0 6.0
RSF-5 5.0 8.0 7.5
RSF-6 6.0 8.0 8.0
RMF-6 6.0 8.0 8.0
VR 7.26 8.0 8.0
1
(VI) d. Residential In-fill 2
1. To encourage residential in-fill, three (3) residential dwelling units per gross acre 3
may be added if the following criteria are met: the project is twenty (20)ten (10) 4
acres or less in size; at the time of development, the project will be served by 5
central public water and sewer; at least one abutting property is developed; the 6
project is compatible with surrounding land uses; the property in question has no 7
common site development plan with adjacent property; there is no common 8
ownership with any adjacent parcels; and the parcel in question was not created to 9
take advantage of the in-fill residential density bonus and was created prior to the 10
adoption of this provision in the Growth Management Plan on January 10, 1989. 11
This bonus cannot be used to exceed the base density in the Low Residential (LR) 12
Subdistrict. 13
14
2. This Residential Infill bonus shall only be applicable on a one time basis and shall 15
not be expanded or continued to other adjacent properties, except for additional 16
properties not exceeding 20 acres in aggregate when added to the original 17
application of this provision and meeting all the above criteria. (proposed) 18
19
(VI) e. Roadway Access 20
If the project has direct access to two (2) or more arterial or collector roads or if there is 21
a project commitment for provision of interconnection of roads accessible to the public 22
with existing or future adjacent abutting projects, one (1) residential dwelling unit per 23
gross acre may be added above the maximum density of the Subdistrict. This bonus 24
cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 25
26
(VI) 3. Maximum Density (deleted, and maximum density established in each Residential 27
subdistrict) 28
The maximum permitted density shall not exceed 16 residential dwelling units per gross acre 29
within the Urban designated area, except when utilizing the Transfer of Development Rights 30
(TDR) Chapter 2.03.07 of the Land Development Code, adopted by Ord. No. 91-102, as 31
amended. 32
33
(III) 4. Density and Intensity Blending 34
a. This provision is intended to encourage unified plans of development and to preserve the 35
high- quality wetlands, wildlife habitat, and other natural features that exist within areas of the 36
Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the 37
case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle 38
9.A.7
Packet Pg. 245 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted 1
on the countywide Future Land Use Map, and which were in existence and under unified control 2
as of October 22, 2002, the allowable gross density and/or intensity may be shifted from the 3
Urban designated lands to lands within the RLSA which are contiguous and under unified 4
control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The 5
density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity 6
Blending provision is further subject to the following conditions and limitations: 7
1a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion 8
must be designated Recreational/Tourist District (RT) or Low Residential Subdistrict (LR) 9
in the Immokalee Area Master Plan; 10
2b. It must be demonstrated the lands designated Urban have a high natural resource value 11
as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a Natural 12
Resource Index score of greater than 1.2 (both as identified on the Stewardship Credit 13
Worksheet in the RLSA); 14
3c. Density and Intensity may only be shifted from lands within the Immokalee Urban Area 15
containing this high natural resource value (as measured above) to the lands within a 16
contiguous SRA, on an acre per acre basis, providing such lands were under unified 17
control as of October 22, 2002; and 18
4d. Lands within the Urban area, from which the density and/or intensity has been shifted, 19
shall be placed in a conservation easement in perpetuity. 20
b. For properties containing two or more Future Land Use Subdistricts, the overall density and/or 21
intensity that could be achieved in aggregate may be distributed throughout the project, 22
provided the total allowable density and/or intensity is not exceeded, and further subject to the 23
following: (proposed) 24
25
1. The project furthers the protection, enhancement or restoration of wetlands, listed 26
species habitat, or other natural features; 27
28
2. The project is consistent with, and furthers the applicable objectives of, the 29
Immokalee Area Master Plan and is compatible with surrounding properties and 30
environment; 31
32
3. The project is approved as a Planned Unit Development; and 33
34
4. The project mitigates for any negative impacts on adjacent properties through 35
appropriate measures, such as buffering, separation, or other land design 36
techniques, adequate to lessen these effects. 37
38
(VI) B. Urban – Commercial District (deleted and replaced with Commercial Mixed-Use 39
Subdistrict) 40
41
The purpose of this District is to accommodate a variety of commercial land uses, including 42
neighborhood oriented commercial uses, commerce center uses, general highway commercial 43
9.A.7
Packet Pg. 246 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
uses and commercial development within Planned Unit Developments (PUDs). Migrant labor 1
camps are also permitted within this designation. 2
3
(VI) 1. Commercial Subdistrict – S.R. 29 and Jefferson Avenue The purpose of this Subdistrict 4
is to provide for retail and office uses, transient lodging facilities and highway commercial uses 5
that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are 6
generally similar to the C-1 through C-4 Commercial Zoning Districts, as identified in the Collier 7
County Land Development Code. These commercial uses must be located on a major arterial 8
or collector roadway. 9
(VI)(VIII) A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land 10
Development Code must be met for future development within the Commercial Subdistrict 11
along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; 7905N; 12
and, 6929. 13
14
(VI) B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land 15
Development Code must be met for future development within the Commercial Subdistrict 16
along Jefferson Avenue as identified on Zoning Map 6933S. 17
(VIII) C. That portion of the Subdistrict located at the northwest quadrant of the intersection of 18
Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit 19
Development (PUD). The PUD shall include an appropriate list of commercial land uses 20
designed to serve the needs of the Immokalee community. Development within this 21
portion of the Subdistrict shall not be required to meet the specific architectural and site 22
design standards for commercial development required for PUDs, identified in Section 23
5.05.08, and the signage requirements of Section 5.06 of the Collier County Land 24
Development Code; however, the PUD shall include specific site design and building 25
architectural and signage standards for the commercial development. 26
27
Non-commercial Uses (reorganized) 28
In addition to those mixed-uses permitted within the Commercial Designations, uses such as 29
parks, open space and recreational uses, churches, libraries, cemeteries, public and private 30
schools, day-care centers and those essential services as defined in the Land Development 31
Code. 32
33
(VI) BC. Urban ‒ Industrial District 34
The purpose of this District is to function as a major employment center and is intended to 35
accommodate industrial, distribution, trade, agriculture, and manufacturing uses; essential 36
services; and commercial uses as limited within each Subdistrict. (proposed intro) 37
38
(VI) 1. Industrial Subdistrict (IN) 39
The purpose of this Subdistrict is to provide for industrial, distribution, trade and 40
manufacturing uses. type uses, Allowed uses include a variety of industrial, limited 41
commercial, and associated uses, including: airports; uses related to light manufacturing, 42
processing, storage and warehousing, wholesaling, distribution, packing houses, recycling, 43
high technology industries, laboratories, assembly, storage, computer and data 44
9.A.7
Packet Pg. 247 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
processing, business services; limited and commercial uses, intended to serve the needs 1
of employees and visitors, such as child care centers, restaurants and and convenience 2
stores. other basic commercial uses, except retail uses, as described in the Land 3
Development Code for the Industrial and Business Park Zoning Districts; and, vehicle 4
racing, subject to conditional use approval. Accessory uses and structures customarily 5
associated with these principle uses include ancillary offices and retail sales. allowed in 6
this Subdistrict include, but are not limited to, offices and retail sales; campgrounds 7
accessory to vehicle racing; and, campgrounds accessory to special events at the airport, 8
such as air shows. 9
10
(VI) 2. Commerce Center – Industrial Subdistrict (redesignated as Industrial - Mixed Use 11
or Airport subdistrict) 12
The purpose of this Subdistrict is to create a major Activity Center that serves the entire 13
Immokalee Urban Designated Area and surrounding agricultural areas. The Commerce 14
Center-Industrial Subdistrict shall function as a major employment center for industrial and 15
commercial uses as described in the Land Development Code for the Commercial (C-1 16
through C-5), Industrial and Business Park Zoning Districts. This Subdistrict includes the 17
Immokalee Farmers Market and related facilities. The Subdistrict also permits higher 18
intensity uses, including packing houses, industrial fabrication operations and warehouses. 19
Accessory uses and structures customarily associated with the uses allowed in this 20
Subdistrict include, but not limited to, offices and retail sales, are also allowed. 21
22
(VI) 3. Business Park Subdistrict (deleted) 23
Business Parks are intended to include a mix of industrial uses and offices designed in an 24
attractive park-like environment with low structural density where building coverage ranges 25
between 25% to 45% and where large landscaped areas provide for buffering and 26
enjoyment by the employees and patrons of the Park. Business Parks shall comply with the 27
following: 28
a. Business Parks shall be permitted to develop with a maximum of 40% commercial uses, of 29
the type identified in “c” below, to reserve land within the industrially designated areas for 30
the intended industrial uses and to ensure compatibility. 31
b. Access to arterial road systems shall be in accordance with the Collier County Access 32
Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation 33
Element. 34
c. Commercial uses shall include, and shall be limited to, uses such as offices, financial 35
institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted within 36
those areas zoned Business Park or Planned Unit Development within the Industrial 37
Designation. 38
d. Business Parks must be a minimum of 35 acres in size. The Planned Unit Development 39
and/or rezoning ordinance document for Business Park projects shall contain specific 40
language regarding the permitted non-industrial uses and development characteristic 41
guidelines consistent with those stated above. 42
43
(I) Non-Industrial Uses (deleted, defined in LDC) 44
9.A.7
Packet Pg. 248 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Essential services as defined in the Land Development Code are allowed within the Industrial 1
Designation. 2
3
4
2. Proposed Industrial – Mixed Use Subdistrict (I-MU) 5
The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict 6
to adjacent commercial and residential land uses. The Immokalee State Farmers Market 7
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher 8
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for 9
Commercial (C-4 and C-5), Research and Technology Parks PUD, and Business Park 10
Districts, subject to development standards set forth in the LDC. This Subdistrict also 11
allows for light manufacturing, processing, and packaging in fully enclosed buildings; 12
research, design and product development; printing, lithography and publishing; and 13
similar industrial uses. This Subdistrict also allows for agriculture uses and agricultural-14
related uses, such as packing houses; warehousing; and targeted industries. Targeted 15
industries include distribution; medical laboratories, research, and rehabilitative centers; 16
high technology; computer software, services, and processing, and similar uses. 17
18
Certain residential, mobile home and migrant transient housing uses are permitted on 19
properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in 20
accordance with the Mediated Settlement Agreement and Mutual Release relating to Case 21
No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book 22
4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). The 23
Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 24
Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 25
District of the IAMP in effect on February 26, 2013. 26
27
3. Proposed Industrial – Immokalee Regional Airport Subdistrict (APO) 28
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and 29
leaseholders to develop the Immokalee Regional Airport and surrounding lands for the 30
economic health and development of the greater Immokalee area and Collier County as a 31
whole. Because the CCAA needs to retain flexibility to provide various general aviation and 32
revenue-generating opportunities via land leases as the Airport grows and changes over 33
time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses 34
permitted in the Industrial Subdistrict, allowable uses include: airport facility and related 35
accessory uses; commercial, industrial, institutional and agricultural uses; freight and 36
warehousing; trade; and ancillary recreational, vehicular racing, communications, essential 37
service uses and additional uses as permitted in the Airport Operations Planned Unit 38
Development, Ordinance No. 10-07. 39
40
(I)(VI) D. Overlays and Special Features 41
42
1. Proposed Lake Trafford/Camp Keais Strand System Overlay 43
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), 44
identifies possible high-quality wetland systems connected to the Lake Trafford/Camp 45
9.A.7
Packet Pg. 249 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
Keais Strand system within the Immokalee Urban Area. These wetlands require greater 1
protection measures than wetlands located in other portions of the Immokalee Urban 2
Designated Area. These wetlands are identified on the Immokalee Future Land Use Map 3
by the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO). 4
The Density and Intensity Blending provisions of this Master Plan may be utilized for 5
lands within this LT/CKSSO. The maximum allowable gross density for lands within the 6
LT/CKSSO is the base density established for the applicable Subdistrict. Lands within 7
the LT/CKSSO are not eligible for any density bonuses, including by right. Essential 8
Services shall be limited to: those necessary to ensure public safety; and those 9
necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift 10
stations, and water pumping stations. 11
12
The additional wetland protection measures do not apply to properties within the 13
LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this 14
Master Plan [date], but do apply to all new development and redevelopment pursuant to 15
the applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as 16
amended). 17
If development on the Seminole Reservation functionally severs the connectivity of the 18
wetland system for properties within the LT/CKSSO, east of the Reservation, the 19
additional wetland protection measures will not be applied to those severed eastern 20
wetlands. The standard measures for wetlands in Urban designated lands shall be 21
applied, as described in the CCME, to those severed eastern wetlands. 22
23
2. Proposed Seminole Reservation (SR) Feature 24
The Seminole Reservation within Immokalee comprises approximately 600 acres of 25
largely undeveloped land owned by the Seminole Tribal Council and located on the east 26
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or 27
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as 28
amended) and is identified on the Future Land Use Map for illustrative purposes only. 29
30
31. Urban Infill and Redevelopment Area Feature (Reorganized) 31
In order for local governments to designate a geographic area within its jurisdiction as an 32
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, 33
it must amend its comprehensive land use plan to delineate the boundaries within the 34
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with 35
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this 36
delineation is to comprehensively address the urban problems within the area consistent 37
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by 38
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by 39
Ordinance 2000-71. This designation is informational and has no regulatory effect. 40
41
42
43
3. Proposed Industrial – Mixed Use Commercial Overlay 44
9.A.7
Packet Pg. 250 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
Proposed Amendments to the Immokalee Area Master Plan
Words underlined are added; words struck-through are deleted
Words double underlined are CCPC additions; words double struck-through are CCPC deletions
The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands 1
Use Map and comprises approximately 363 acres. This Overlay allows the uses of the 2
underlying Industrial - Mixed Use Subdistrict except that commercial uses - those 3
permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance 4
No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay 5
land area (approximately 109 acres). To implement this Overlay, Collier County shall 6
initiate a Land Development Code amendment by [2 years of the date of adoption of the 7
ordinance] within two years of adoption. 8
9
For lands in this Overlay that are adjacent to residentially or agriculturally zoned 10
properties a minimum 75-foot building setback, which includes a minimum 20-foot wide 11
vegetated landscape buffer, shall be provided. This vegetated buffer shall be located 12
adjacent to the property line and shall contain, at a minimum, two staggered rows of 13
trees that shall be spaced no more than 30 feet on center, and a double row hedge at 14
least 24 inches in height at time of planting and attaining a minimum of three feet in 15
height within one year. Existing native trees must be retained within this 20-foot wide 16
buffer area to aid in achieving this buffer requirement; other existing native vegetation 17
shall be retained, where possible, to aid in achieving this buffer requirement. Water 18
retention/detention areas shall be allowed in this buffer area if left in natural state, and 19
drainage conveyance through the buffer area shall be allowed if necessary to reach an 20
external outfall. The required 75-foot setback may be reduced to 50 feet if a minimum 6-21
foot tall decorative wall or fence providing at least 80 percent opacity is installed within 22
the reduced setback, and if the required 20-foot wide landscape buffer is located 23
between the wall or fence and the adjacent residentially and/or agriculturally zoned 24
properties. 25
26
9.A.7
Packet Pg. 251 Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
1ST ST SLAKE TRAFFORD RD15TH ST NWESTCLOX STNEW MARKET RD MAIN STSR 29CR 846SR 29 N171546392286735113612112630253129281236173516151427132532333410132618141821193024312223202423193232434202152719822231924101522293217202220IAMP FLUM - EXISTING VS. PROPOSEDIAMP FLUM - EXISTING VS. PROPOSED0 0.5 1 1.5 20.25MilesGIS MAPPING: BETH YANG, AICPGIS/OPERATIONS DEPARTMENTFILE: F:/GIS/DATAREQUEST/IAMP/IMMOKALEEFLUECHANGE.MXDLAKETRAFFORDNOTE: MAP IS A REPRESENTATION ONLY AND CANNOT BEINTERPRETED WITHOUT THE OFFICIAL FLUM AND GMP.qPROPOSEDLAKE TRAFFORD/CAMP KEAIS STRANDWETLANDS SYSTEMCOMMERCIAL MIXED USE SUBDISTRICTINDUSTRIAL MIXED USE SUBDISTRICTLOW RESIDENTIAL SUBDISTRICTMIXED RESIDENTIAL SUBDISTRICTHIGH RESIDENTIAL SUBDISTRICTINDUSTRIAL SUBDISTRICTRECREATIONAL TOURIST SUBDISTRICTSEMINOLE RESERVATIONEXISTINGLAKE TRAFFORD/CAMP KEAIS STRANDWETLANDS SYSTEMLOW RESIDENTIAL SUBDISTRICTMIXED RESIDENTIAL SUBDISTRICTHIGH RESIDENTIAL SUBDISTRICTNEIGHBORHOOD CENTER SUBDISTRICTCOMMERCE CENTER - MIXED USE SUBDISTRICTRECREATIONAL TOURIST SUBDISTRICTCOMMERCIAL SUBDISTRICTINDUSTRIAL SUBDISTRICTCOMMERCE CENTER - INDUSTRIAL SUBDISTRICTSEMINOLE INDIAN RESERVATION9.A.7Packet Pg. 252Attachment: Transmittal Revisions to adopted IAMP (10758 : IAMP Restudy Amendment Adoption)
RESOLUTION NO. 19 -8 7 ---
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENTS TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, RELATING TO THE
IMMOKALEE AREA MASTER PLAN RESTUDY AND
SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER
PLAN ELEMENT AND THE IMMOKALEE FUTURE LAND USE
MAP; AND FURTHERMORE DIRECTING TRANSMITTAL OF
THE AMENDMENTS TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. [PL20180002258]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, 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 Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans ; and
WHEREAS, Collier County staff has prepared plan amendments to the following
elements of its Growth Management Plan:
Immokalee Area Master Plan, including the Immokalee Area Future Land Use Map; and
WHEREAS, on January 31, 2019, February 21, 2019, and March 7, 2019, the Collier
County Planning Commission considered the proposed amendment to the Growth Management
Plan pursuant to the authority granted to it by Section 163.3174, F.S ., and has recommended
approval of said amendments to the Board of County Commissioners; and
WHEREAS, on May 14, 2019, the Board of County Commissioners at a public hearing
approved the transmittal of the proposed amendments to the state land planning agency in
accordance with Section 163.3184 , F.S.; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Economic Opportunity (DEO) have
thirty (30) days to review the proposed amendments and DEO must transmit, in writing, to
Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S .; and
WHEREAS, Collier County, upon receipt of the written comments from DEO must
adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment
within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and
[ 18-CMP-0 I 025 /1442867 /l ]52
!AMP Restudy
PL20180002258
4/4/19
Words underlined are additions; Words struek through are deletions .
*** *** *** *** are a break in text 0
WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted
Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan
Amendment pursuant to Section 163.3184(3), F.S .
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 Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the
purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies
thereby initiating the required State evaluation of the Growth Management Plan Amendment
prior to final adoption.
THIS RESOLUTION ADOPTED after motion, second and majority vote this } lf-.fk.,.,
day of ,,1/\ a u . , -, 2019 . . \:-:J,, .. _:JJi
ATTEST.: ··.::::
CRYSTAL K. KINZEL,'·.<:a,ERK
.. < ,
Attest as to Chairmaltf.PU i~~ ~1er
signature onlv. · ~ t 1
'' •
Approve('l as to form a
Chairman
........... tl~l\~,A A..._____.A'---'-----C___._Jo~-, J y /.s/ t=, ~cf'~ScottA.'stone J.I~
Assistant County Attorney
Attachment: Exhibit "A" -Text amendments and map amendment
[ 18-CMP-0 I 025 /1442867 /1 ]52
!AMP Restudy
PL20 I 80002258
4/4/19
Words underlined are additions; Words struck through are deletions.
*** *** *** ***area break in text
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
EXHIBIT "A"
To update and reorganize the current lmmokalee Are Master Plan, along with the title, heading
and Future Land Use Map series. The full document is struck through, followed by the
underlined reorganized plan
4 /2/2019
COLLIER COUNTY
GROWTM MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
Prepared by
Collier County Planning and Zoning Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October 1997
Words underlined are added ; words struck thFm1gh are deleted .
Page 1 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft
TABLE OF CONTENTS
* Ill. IMPLEMENTATION STRATEGY
* Goals, ObjeGtives and PoliGies
* Land Use Designations; and
Future Land Use Map
SUPPORTDOCUMENT STUDYAREAINVENTORYMSSESSMENT
A. Introduction
B . History of lmmokalee
C . Demographics
D . Land Use Existing and Future
E . Natural Resources
F . Public Facilities
LIST OF TABLES IN SUPPORT DOCUMENT
1 Estimate of Permanent Population
2 Age Distribution ( 1980 and 1990 Census)
3 Racial Comparison (1980and 1990 Census)
4 Estimated Population: Permanent, Seasonal & Peak Season
Totals lmmokalee 1990, 1995 & 2000
5 Existing Land Use (1995)
6 Commercial Land Comparison
7 Future Land Use Designation Acreages
8 Residential Housing Potential
9 Park Acreage Demand
1 O Suitability of Soil Associations for Septic Tank
Installation 1
11 Projected Sanitary Se 1.t.•er Demand
12 Traffic Counts ( 1997 2002)
13 Road Improvements (FY97 02)
15 lmmokalee Student Enrollment (1989 & 1996)
PL20180002258/CPSP-2018-5
9
17
Words underlined are added; words strnck through are deleted.
4/2/2019 Page 3 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft
TABLE OF CONTENTS
(oontinued)
LIST OF FIGURES IN SUPPORT DOCUMENT
1 lmmokalee Planning Community Map
2 lmmokalee Existing Land Use Map
3 lmmokalee Traffio Analysis Zone (TAZ) Map
4 Approximate Looations of Major Freshwater Wetlands
5 Groundi.11ater Availability in Collier County
6 General Soil Assooiations of Collier County De 11elopment
Potential
7 Commeroial Mineral Extraotion Sites in Collier County
8 Native Habitats in Collier County
9 Approximate Looation of Major Remnant Xerio Oak and/or
Sand Pine Communities in Collier County
1 O Approximate Looations of Major Hammooks
11 VVellfield Proteotion Zones lmmokalee \IIJater & Sewer
Distriot
12 lmmokalee Water and Sewer Distriot
13 I mmokalee Water & Sewer Distriot Potable \IIJater Faoilities
14 lmmokalee Water & Sewer Distriot Sanitary Se 111er Faoilities
15 Major Drainage Basins Collier County
16 lmmokalee Landfill
17 Existing Roadway Network, lmmokalee
18 I mmokalee Bioyole/Pedestrian Faoilities
APPENDICES
APPENDIX I
APPENDIX I A
APPENDIX II
APPENDIX Ill
APPENDIX IV
APPENDIX V
Detailed Population Study for lmmokalee
Estimating Population in lmmokalee
Publio Partioipation Meetings
Building lmmokalee Together Projeot
lmmokalee Main Street
lmmokalee/Florida Enterprise Zone Program
PL20180002258 /CPSP-2018-5
The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE REDEVELOPMENT AREA
STUDY are a1.'ailable as separate doouments. Contaot the Collier County Comprehensive
Planning Seotion for further information .
Words underlined are added; words struck thr01c1gh are deleted .
4/2/2019 Page 4 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2 018-5
Ill. IMPLEMENTATION STRATEGY
(VI) This section places the plan into effect. Implementation strategies include the Goals, Objectives
and Policies , and the Land Use Designation Description Section.
(VI) GOALS, OBJECTIVES AND POLICIES
(VI) GOAL 1:
TO GUIDE LAND USE SO AS TO ENHANCE IMMOKALEE'S QUALITY OF LIFE, NATURAL
BEAUTY, ENVIRONMENT, SMALL TOWN CHARACTER, STABLE NEIGHBORHOODS,
STATUS AS AN URBAN HUB FOR THE SURROUNDING AGRICULTURAL REGION,
TOURISM INDUSTRY, AND TME IMMOKALEE AIRPORT'S DESIGNATION AS A PORT OF
ENTRY.
(VI) OBJECTIVE 1.1:
Unless otherwise permitted in this Master Plan for lmmokalee, 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 1Nith the adoption of the Master Plan for lmmokalee.
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 cohesi•.ie neighborhood units; promote a sound
economy; and discourage undesirable gro'llth and development patterns . Standards and
permitted uses for each lmmokalee Master Plan Future Land Use District and Subdistrict are
identified in the Designation and Description Section.
(VI) Policy 1.1.1:
(VI)
(VI)
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for :
A J (, URB,t\~J MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Mi*ed Residential Subdistrict
J . l=ligh Residential Subdistrict
4 . ~Jeighborhood Center Subdistrict
5. Commerce Center Mi*ed Use Subdistrict
@. Planned Unit Development Commercial Subdistrict
(IV) 7 . Recreational Tourist Subdistrict
B. URBA~J COMMERCIAL DISTRICT
1. Commercial Subdistrict S.R. 2Q and Jefferson Ave.
(VI) C. URBAN INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Commerce Center Industrial Subdistrict
J. Business Park Subdistrict
(VI) -Plan Amendment by OFdinance No . 2QQ7 2Q on dan1:1ary 25, 2QQ7
Words underlined are added; words struok thr01:1gh are deleted .
4/2/2019 Page 5 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018 -5
(VI) Policy 1.1.2:
(I) Overlays and Special Features include:
1 . Urban Infill and Rede 1;elopment Area
(VI) Policy 1.1.3:
Collier County shall closely coordinate the location , timing, intensity and design of future
development. This policy shall be implemented through the Adequate Public Facilities
Ordinance in the Land Development Code , adopted by Ordinance No . 04 41, as amended, on
June 22 , 2004 and effective October 18, 2004 , as amended.
(VI) Policy1.1.4:
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 .
(VI) Policy 1.1.6:
Land uses that meet the residential needs of the lmmokalee community (e.g. day care , health
care needs, schools, grocery shopping , recreation) shall be designated within a reasonable
1,e.ialking distance of those portions of the community 1,e.ihich are or will likely become hea 1;ily
pedestrian in nature .
(VI) 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 .
(V)(Vl)(VII)
Policy 1.1.7:
The sites containing existing public educational plants and ancillary plants, and the undeveloped
sites 0 1,e.,ned by the Collier County School Board for future public educational plants and ancillary
plants , 1,e.iithin the l,t\MP area, are depicted on the Future Land Use Map Series in the
count~0Nide FLUE and on the Public School Facilities Element Map Series, and referenced in
FLUE, Policy 5 .14 and Intergovernmental Coordination Element, Policy 1.2 .6 . All of these sites
are subject to the general lnterlocal 1\greement, adopted on May 15 , 2003 by the Collier County
School Board and on May 27 , 2003 by the Board of County Commissioners, and as
subsequently amended and restated, 1,e.iith an effective date of December 2008, and subject to
the implementing land development regulations to be adopted; and, shall be subject to the
School Board Review (SBR) lnterlocal Agreement, adopted on May 15, 2003 by the School
Board and on May 27, 2003 by the Board of County Commissioners, and subject to the
implementing land development regulations. All future educational plants and ancillary plants
shall be allowed in zoning districts as set forth in FLUE, Policy 5 .14 .
(VI) OBJECTIVE 1.2:
Reinstate the former Main Street Program under a new name to provide a means for impro1;ing
the physical appearance of the commercial building stock along the Main Street corridor, from
First Street to Westclox Street.
(VII) -Plan /\mensment ey OFsinance No . 2008 55 on OctoeeF 14 , 2008
Words underlined are added ; words strnek through are deleted.
4/2/2019 Page 6 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
(VI) Policy 1.2.1:
The lmmokalee Master Plan and Visioning Committee, in coordination 1Nith the Community
Redevelopment Agency Advisory Committee , shall work with a consultant to develop a plan that
focuses on the de1;elopment and/or redevelopment of commercial structures and businesses
along Main Street.
(VI) Policy 1.2.2:
Collier County staff, in cooperation 1Nith various lmmokalee community groups, may seek
partnership opportunities 1Nith the local Community Redevelopment ,C\gency ,C\dvisory
Committee, Front Porch , Weed and Seed and other alternative funding sources to promote
and/or expedite the development or redevelopment of commercial businesses and structures
within the Main Street Program area .
{VI) OBJECTIVE 1.3:
Encourage inno 1;afr;e approaches in urban and project design that enhance both the
environment and the visual appeal of lmmokalee .
(VI) Policy 1.3.1:
Collier County staff will continue to work with the lmmokalee community to identify alternatii.1e
funding sources to implement programming for, streetscape , linked open space and pedestrian
and bicycle amenities that are compatible 'Nith an overall redevelopment strategy.
(VI) OBJECTIVE 1.4:
Provide land use designations, criteria and zoning that recognizes the needs of pedestrians.
(VI) Policy 1.4.1:
Comprehensi•;e Planning staff will continue to coordinate with the Transportation Division
regarding its existing and future plans for sidewalks , pathways and other forms of alternafr;e
transportation for the lmmokalee community.
(VI) Policy 1.4.2:
Collier County staff, in cooperation with the local lmmokalee Community Redevelopment
Agency Advisory Committee, shall consult with the Collier County Pathways /\dvisory
Committee regarding enhancing and improving the existing pathway and side1Nalk facilities.
(VI) Policy 1.4.3:
Collier County shall encourage pedestrian friendly design for future projects located within the
lmmokalee Urban /\rea .
(VI) OBJECTIVE 1.6:
The Collier County Board of County Commissioners recognizes the need for farm labor to
support the County's agricultural industry and encourages the provision of decent, safe and
affordable housing units for farm 1Norkers in lmmokalee . The provision for farm labor housing ,
as identified in Section 5 .05 .03 of the Collier County Land De•;elopment Code, complies with
Section 1 OD 25 of the Florida Administrative Code (F./\.C.).
{VI) -PlaR AfR0RdfR0Rt by OrdiRaRG0 No . 2QQ7 20 OR JaRuary 2a , 2QQ7
Words underlined are added ; words stnwk thrmigh are deleted.
4 /2/2019 Page 7 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
(VI) Policy 1.6.1:
Ne•.v housing for seasonal, temporary or migrant 1.vorkers shall be permitted in any land use
designation provided that such housing is permitted under Section 1 OD 25, F.A.C., and does not
conflict 1.vith the existing zoning districts or the lmmokalee Area Future Land Use Map.
(VI) Policy 1.6.2:
"Transient Housing" or "Migrant Labor Camps", as defined by Section 1 OD 25, F.i\.C., may also
be developed in areas designated for commercial land uses on the lmmokalee Area Future
Land Use Map . Such housing must meet the requirements of the General Commercial Zoning
District (C 4) of the Collier County Land Development Code, as amended.
GOAL2:
CREATE AN ENVIRONMENT WITHIN '.'VHICH ALL WORKING, DISABLED AND RETIRliD
RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL HAVE A REASONABLE
OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE HOUSING
CONSISTENT 'ft!ITH THE DESIRED CHARACTER OF THE AREA AS IDENTIFIED IN THE
IMMOKALEE AREA MASTER PLAN.
(VI) OBJECTIVE 2.1:
Collier County shall promote the conservation and rehabilitation of housing in lmmokalee
neighborhoods.
(VI) Policy2.1.1:
Expansion of urban facilities and services shall enhance and maintain the viability of existing
urban residential areas. Needed public infrastructure improvements in these areas shall receive
priority in the Capital Improvement Element.
(VI) Policy 2.1.2:
Collier County shall assist in upgrading existing neighborhoods through active code
enforcement, and providing capital impro 1.iements in such neighborhoods .
(VI) Policy 2.1.3:
Collier County shall ensure that government services and facilities needed to support housing
are pro 1.iided concurrent 1.vith de1.ielopment and meet the demands of the lmmokalee
Community.
(VI) OBJECTIVE 2.2:
Collier County has collected and will use the data resulting from the lmmokalee Housing
Initiative Program Survey to identify the current housing stock in order to address the affordable
'Norkforce housing needs of the area.
(VI) Policy 2.2.1:
The County Operations Support and Housing Department will analyze the data collected from
the lmmokalee Housing Initiative Program Survey and establish a process for revitalizing
lmmokalee's neighborhoods.
(VI) Plan Amendment by Ordinance No . 2007 20 on January 25, 2007
Words underlined are added ; words strnok through are deleted.
4/2/2019 Page 8 of 53
(VI)
(VI)
(VI)
(VI)
(VI)
(VI)
(VI)
(VI)
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
Policy 2.2.2:
The County shall continue to research initiatives such as land banking of foreclosed upon land
due to County held liens, land grants from County and other public holdings , and tax incentives
for private owners 1Nho commit to developing affordable 'Norkforce housing .
OBJECTIVE 2.3:
The County will continue to explore and provide innovative programs and regulatory reforms
that reduce the costs of de1,elopment and maintenance of safe and sanitary affordable
'Norkforce housing for lmmokalee residents.
Policy 2.3.1:
On ~Jovember 18, 2003, the Board of County Commissioners approved $1 .85 million in
economic and housing incentives. These incentives shall continue to provide for fee payment
assistance, property tax stimulus , impact fee deferrals , and economic development.
Policy 2.3.2:
The County Operations Support and Housing Department 1Nill continue to promote public/pri 1,ate
partnerships that address the availability of affordable workforce housing by improving existing
processes and implementing new processes of net .... •orking resources among private
developers, contractors , County officials, and lmmokalee residents seeking housing .
Policy 2.3.3:
The Code Enforcement Department will prioritize the enforcement of codes related to
substandard housing that constitutes a serious threat to the public 's health , safety and welfare .
Policies on demolition of such structures will be enforced and the Code Enforcement Board
used to levy appropriate fines .
Policy 2.3.4:
The Community Development and Environmental Services Di•,ision will research and de•,elop
strategies to replace and/or provide affordable 'Norkforce housing through non profit providers
throughout the lmmokalee Community Redevelopment Area.
OBJECTIVE 2.4:
There shall be an annual effort to coordinate 'Nith federal, state , local and private agencies to
seek funding to meet the housing needs as identified in the Housing Element of the Gro'Nth
Management Plan and to assure consistency 'Nith federal, state and local regulations
concerning migrant labor camps .
Policy 2.4.1:
The County Operations Support and Housing Department •Nill meet with representatives of the
Rural Economic De•,elopment Administration to improve the County's ability to attract
government grants and loans to develop affordable workforce housing.
(VI) -Plan Arnensrnent by OFsinanoe ~Je. 2007 20 en danl:laF)' 25 , 2007
Words underlined are added; words struck through are deleted.
4/2/2019 Page 9 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
(VI) Policy 2.4.2:
By September 2007 , the Community Development and Environmental Services Division will
review the State of Florida's Environmental Health and Housing Code requirements for those
units licensed as migrant labor camps. If warranted based upon that review, the Division 'Nill
initiate appropriate modifications to the Collier County Housing Code.
(VI) Policy 2.4.3:
The County Manager, or his designee, in cooperation with the Florida Department of Health,
shall be responsible for an annual report to the Board of County Commissioners on identified
"living quarters for four or more seasonal, temporary or migrant farm workers" as defined in
Chapter 1 OD 25, F.A.C . The report shall include recommendations on improvements to ensure
County code and F.A.C . compliance and suggested amendments to County codes that may
restrict needed rehabilitation and new development.
(VI) Policy 2.4.4:
Continue to collaborate with all private groups seeking to furnish shelters for the homeless,
and/or abused women and children in lmmokalee .
(VI) GOAL 3:
THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION
AND MANAGEMENT OF ITS NATURAL RESOURCES AS REQUIRED IN THE GROWTH
MANAGEMENT PLAN.
(VI) OBJECTIVE 3.1:
The County shall continue to protect and preserve natural resources within the lmmokalee
Urban Designated Area and on adjacent lands 1,e.,ithin the Rural Lands Stewardship Area
0 1.ierlay.
(VI) Policy 3.1.1:
The lmmokalee Area Master Plan shall be updated as appropriate to reflect the
recommendations resulting from the programmatic commitments of the Conservation and
Coastal Management Element of the Gro1.vth Management Plan .
(VI) Policy 3.1.2:
Collier County shall ensure that government services and facilities related to the conservation
and management of natural resouroes are made available to the lmmokalee Community.
(VI) GOAL 4:
IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE
RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY.
(VI) 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 oitizens ' reoreational
preferences and off.er recreational opportunities for all age groups.
(VI) -PlaA AmeAdmeAt by OFdiAaAG0 ~Jo. 2007 20 OR JaAl:JaF)' 25, 2007
Words underlined are added; words struck through are deleted.
4/2/2019 Page 10 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
(VI) Policy4.1.1:
In accordance 1Nith 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 'Nill 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 'Nido 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.
(VI) Policy 4.1.2:
The County Public Services Division may locate future parks 'Nithin designated Neighborhood
Centers and within other areas that serve the needs of the community. This may be
accomplished through funding methods ineluding , but not limited to, the County's purehase of
land, private seetor land donations or through an interlocal agreement between Collier County
and the Collier County School Board .
(VI) Policy 4.1.3:
Collier County shall ensure that government services and facilities related to parks and
recreation are provided concurrent with the impacts of development.
(VI) GOALV·
FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A NETWORK OF
ROADS, SIDE'J'JALKS, AND BIKEPATHS THAT ARE EFFICIENT AND SAFE, AND
ENHANCE AND PRESERVE IMMOKALEE'S SMALL TOWN CHARACTER.
(VI) OBJECTIVE 6.1:
The County shall provide for the safe and eonvenient movement of pedestrians , motorized and
non motorized vehicles.
(VI) Policy 6.1.1:
The Traffic Circulation Map in the Transportation Element 1Nill graphically depict lmmokalee's
future roadway neti.a.1ork, and identify specific roadway improvements needed to implement the
lmmokalee Area Master Plan 's Future Land Use Map and 'Nill be updated as new information is
a11ailable. These improvements 'Nill be prioritized and placed into the Capital lmpro11ement
Element after further transportation analysis is completed .
(VI) Policy 6.1.2:
The Collier County 5 Year Pathways Plan, prepared by the Metropolitan Planning Organization
with the assistance of the Pathway 1\dvisory Committee , shall give priority to linking existing and
future residential neighborhoods to eaeh other, designated neighborhood centers, eommereial,
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 1Nalk•.•1ays in lmmokalee.
(VI) -Plan Amensment by Orsinance t>Jo . 2007 20 on danuary 25, 2007
Words underlined are added; words strnek through are deleted.
4/2/2019 Page 11 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
(VI) Policy 5.1.3:
Existing and future bikepaths for the lmmokalee community shall be graphically depicted within
the Collier County 5 Year Pathways Plan.
(VI) Policy 5.1.4:
The County Transportation and the Community Development and Environmental Services
Divisions shall ensure that sidev.ialks and bikepaths constructed by or for the County are
provided concurrent with the impacts of development and meet the demands of the lmmokalee
Community.
(VI) GOAL 6:
ENHANCE ANO DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY
AS OETAILEO IN THE ECONOMIC ELEMENT OF THE GROWTH MANAGEMENT PLAN.
(VI) OBJECTIVE 6.1:
The County shall promote economic development opportunities throughout the lmmokalee
Urban Area.
(VI) 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 lmmokalee Regional Airport and the surrounding commercial and industrial
area&.-
(VI) Policy 6.1.2:
The Community Development and Environmental Services Division will coordinate with the
Collier County Sheriff's Department on in 1.iestigating and pursuing any funding opportunities
available under the Safe Neighborhood Act to assist with enhancing the lmmokalee community.
Crime Pre 1.iention Through Environmental Design (CPTED) principles shall be encouraged in all
development standards .
(VI) Policy 6.1.3:
Collier County staff in cooperation 1,e,iith the Economic Development Council and other
lmmokalee community agencies shall coordinate with the Collier County School Board to
ensure that the employment skills and training needed are available for the types of industries
located in the lmmokalee Community.
(VI) 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 pro 1.iide a benefit to the community.
(VI) -Plan Amensment by Orsinance ~Jo . 2007 20 on danuar,i 2§, 2007
Words underlined are added; words struck thrmigh are deleted.
4/2/2019 Page 12 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
LAND USE DESIGNATION DESCRIPTION SECTION
The follo 1,e.iing section describes land use designations shown on the lmmokalee Master Plan
Future Land Use Map. These designations generally indicate the types of land uses for which
zoning may be requested. Ho 1,e.iever, these land use designations do not guarantee that a
zoning request will be approved.
(VI) A. Urban Mixed Use District
The purpose of this District is to provide for residential and non residential land uses, including
mixed use developments such as Planned Unit Developments. Certain recreation/tourist and
commercial uses are also allo 1Ned subject to criteria.
(VI) 1. Lo•N Residential Subdistrict
The purpose of this designation is to pro 1,ide a Subdistrict for low density residential
development. Residential dwellings shall be limited to single family structures and
Duplexes. Multi Family dv.«ellings shall be permitted to provide they are 1Nithin 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 .
(VI) 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 structures,
multi family dwellings, individual mobile homes, and duplexes on a lot by lot basis . A density
less than or equal to six (6) dwellings units per gross acre is permitted .
(VI) 3. High Residential Subdistrict
The purpose of this designation is to pro 1,ide 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 pro 11ided they are compatible 1.vith the
district. Mobile home de¥elopments shall be permitted only in the form of mobile home
subdivisions or parks as defined in the Land De¥elopment Code . /\ density less than or
equal to eight (8) dwelling units per gross acre is permitted.
(VI) 4. Neighborhood Center Subdistrict
The purpose of this land use classification is to pro¥ide for centers of acfr,ity that serve the
needs of the surrounding neighborhoods . The centers should contain a mix of
neighborhood oriented uses such as day care center, parks , schools, and go¥ernmental
acti¥ities . Other development criteria that shall apply to all neighborhood centers includes
the following:
4/2/2019
a . To achie¥e a neighborhood character, these centers are encouraged to be anchored
by elementary schools, neighborhood scale parks , and/or churches.
b. A center should be limited to 80 120 acres in size, and 1Nill serve a population
ranging between 5 ,000 to 7 ,500 people, or accommodate a service area of one (1)
mile radius .
c. The ~Jeighborhood Centers should be no closer than one (1) mile .
d . Non residential uses shall be at least 20% of the size of the Neighborhood Center.
(VI) -Plan Amensment by Orsinanoe No. 2007 20 on danuapt 25 , 2007
Words underlined are added; words strusk through are deleted .
Page 13 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
e. Residential development within the designated Neighborhoods Centers shall permit
a maximum density of tv.ielve (12) units per gross acre . Residential dwelling units
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.
f . Commercial development shall be permitted within a Neighborhood Center provided
all of the following criteria are met;
1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli ;
meat market; bicycle services; restaurant; dry cleaning; veterinary clinics;
medical offices; laundry facilities; any other convenience commercial uses which
is compatible in nature with the foregoing uses. The Collier County School Board
will be notified of any proposed use to avoid conflict with the nearby schools; and
2. No commercial use shall be permitted within a 14 mile of an existing school
property line within a Neighborhood Center ; and
3 . Access to the commercial development must in no way conflict with the school
traffic in the area; and
4. The design of any proposed commercial development must take into
consideration the safety of the school children; and
5. The projects within the Neighborhood Centers shall encourage provisions for
shared parking arrangements with adjoining developments; and
6. Driveways and curb cuts shall be consolidated \t;ith adjoining de 1,elopments; and
7. Projects directly abutting residentially zoned property shall provide , at a
minimum , a 50 foot setback and landscape buffer; and
8. Projects shall provide a 1 O foot wide landscaped strip betv.ieen the abutting
right of way and the off street parking area .
From time to time new Neighborhood Centers may be proposed. No tv.io centers may be
closer than one mile from each other. Ne•N Neighborhood Centers •,e,iould require market
justification and must meet size, spacing and use criteria expressed earlier.
6. Commeroe 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 shall include shopping center,
governmental institutions, middle or high school, community park and other employment
generating uses. Other permitted commercial uses shall include transient lodging facilities
at 26 dwelling units per acre . The appropriate zoning districts include C 1 through C 4 as
identified in the Land Development Code .
In considering new commercial zoning, priority shall be gi 1,en to protecting existing
residential uses. Residential development is permitted within the mixed use Subdistrict at a
maximum density of tv.iel•,ie (12) units per gross acre. Residential dwellings shall be limited
(VI) -Plan Amendment by Ordinanse ~Jo . 2007 20 on Jan1:1ary 2a , 2007
Words underlined are added; words stnwk through are deleted.
4/2/2019 Page 14 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
to multi family structures and less intensive units such as single family and duplexes
provided they are compatible with the district. Mobile home developments shall be
permitted only in the form of mobile home subdivisions or parks as defined in the Land
Development Code .
The mixed use district will be controlled via a series of performance standards that address
issues of buffering , noise, signage, lighting, architectural compatibility, lot size, parking and
landscaping.
G. Planned Unit Development Commercial Subdistrict
Commercial development shall be permitted within a Planned Unit Development proi.'ided
the follo1Ning size and development criteria are met. There are three (3) categories for PUD
Commercial. The commercial component within a PUD will be allowed to de11elop up to the
maximum acreage specified in the table below:
PUD Acres
Maximum Commercial Acres
Permitted Zoning
C/\TEGORY I
80-t
5 acres
C2
Cl\TEGORY II
160-t
10 acres
C3
CATEGORY Ill
300-t
20 acres
C 2, C 3 & C 4
In addition to the above criteria, the follo 1Ning 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 ;
&.-commercial zoning or development shall be no closer than a % mile from the nearest
existing elementary school boundary; and
d . No construction in the commercial designated area shall be allowed until 30% of the
project has commenced construction unless otherwise authorized by the Board of
County Commissioners.
(IV)(VI) 6. 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 lov,
intensity uses that attract both tourists and residents 'Nhile 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 De11elopment (PUD). The
minimum acreage requirement for a PUD within this Subdistrict shall be two (2) contiguous
aGFe&.-
4/2/2019
(1/1) Plan Amendment ey Ordinance ~Jo . 2007 20 on Jan1o1ary 25, 2007
Words underlined are added; words strnck throHgh are deleted.
Page 15 of 53
Staff Proposed Amendments lmmokalee Area Master Pl an BCC Transmittal Draft PL20180002258 /CPSP-2018 -5
Non residential Uses
Non residential uses permitted within the Residential designation are limited to those uses that
are compatible and/or support the residential character of the area . The allowed uses include:
parks, open space and recreational uses, churches, libraries , cemeteries, public and pri 1.iate
schools, day care centers and essential services as defined in the Land Development Code.
(VI) Density Rating System
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 dv.ielling 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 (re2one). Density achieved by right shall not be
combined with density achieved through the rewne public hearing process.
(VI) 1. The Density Rating System is applied in the following manner:
a. Within the applicable Urban designated areas, a base density of 4 residential dwelling
units per gross acre is allowed , though not an entitlement. The base level of density
may be adjusted depending upon the location and characteristics of the prOject. For
purposes of calculating the eligible number of dwelling units for the preject, the total
number of dwelling units may be rounded up by one unit if the d1,e.ielling 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 preject, except mixed residential and commercial uses as
provided for in the C 1 through C 3 2oning district in the Collier County Land
Development Code; and, portions of a prOject for land uses having an established
equivalent residential density in the Collier County Land Development Code.
b . This Density Rating System only applies to residential dwelling units . This Density
Rating System is not applicable to accessory dwelling or accessory structures that are
not intended and/or not designed for permanent occupancy, and is not applicable to
accessory dwelling or accessory structures intended for rental or other commercial use;
such accessory dwellings and structures include guest houses, guest suites, and the
#k&.
c. All new residential 2oning 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 . VVithin the applicable areas of the Mixed Use District, all properties 2oned A, Rural
Agricultural, and/or E, Estates, and/or RSF 1, 2 , 3 , Residential Single Family, for which
an affordable workforce housing project is proposed and approved , in accordance with
Section 2 .06.00 of the Land Development Code (Ordinance 04 41 , as amended,
adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base
density of four (4) dwelling units per gross acre by right ; that is, a re2one public hearing
shall not be required. Such a preject must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the re2one public
hearing process.
(VI) Plan Amendment by Ordinanoe No. 2007 20 on January 25, 2007
Words underlined are added; words strnsk through are deleted .
4/2/2019 Page 16 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
(VI) 2. Density Bonuses
a. Proximity to Neighborhood Center and Commerce Center Mixed Use
If 50% or more of a prOject is 1.vithin a Neighborhood Center or the Commerce Center
Mixed Use District, then the maximum density allm•.ied within the Neighborhood Center
or Commerce Center Mixed Use District of twelve (12) units per acre can be averaged
in with the density of the portion of the prOject outside of the Neighborhood Center for
the entire prOject; howe 1.ier, appropriate buffering to adjacent lower intensity uses must
be achieved .
(VI) 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 pr0ject or portions
of a pr9ject pro 1.iided that the prOject is located within the Neighborhood Center (NC)
Subdistrict, Commerce Center Mixed Use (CC MU) Subdistrict or any residential
subdistrict.
(VI) c. Affordable workforce Housing Bonus, By Right
To encourage the provision of affordable 1.vorkforce 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 1.vith
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 dv.ielling 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 achie 1.ied by right shall not be combined •.vith density achieved
through the rezone public hearing process.
(VI) d. Residential In fill
To encourage residential in fill, three (3) residential d•.velling units per gross acre may be
added if the following criteria are met: the prOject is ten (10) acres or less in size; at the
time of development , the project will be served by central public water and sewer; at
least one abutting property is developed; the prOject is compatible with surrounding land
uses; the property in question has no common site development plan with adjacent
property; there is no common ownership with any adjacent parcels; and the parcel in
question was not created to take advantage of the in fill residential density bonus and
was created prior to the adoption of this provision in the Growth Management Plan on
January 10, 1989.
(VI) e. Roadway Access
4/2/2019
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 abo 1.ie
the maximum density of the district.
(VI) Plan Amendment sy Ordinance No. 2007 20 on dam1ary 25 , 2007
Words underlined are added ; words struck through are deleted .
Page 17 of 53 0
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
(VI) 3. Maximum Density
The maximum permitted density shall not exceed 16 residential d1Nelling units per gross acre
within the Urban designated area, except when utilizing the Transfer of Development Rights
(TOR) Chapter 2.03 .07 of the Land Development Code, adopted by Ord . ~Jo . 91 102, as
amended .
(Ill) 4. Density and Intensity Blending
This provision is intended to encourage unified plans of development and to preserve the high
quality 1,e.ietlands, wildlife habitat, and other natural features that exist within areas of the
lmmokalee Urban Area, 1Nhich 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 allo•,•.iable 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 Ste 1,e.iardship 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 follo 1Ning 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
~
b. It must be demonstrated the lands designated Urban ha•.ie a high natural resource •.ialue
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.
(VI) 8. Urban Commercial District
The purpose of this District is to accommodate a variety of commercial land uses , including
neighborhood oriented commercial uses , commerce center uses , general high•,e.iay commercial
uses and commercial de1.ielopment within Planned Unit Developments (PUDs). Migrant labor
camps are also permitted within this designation.
(VI) 1. Commercial Subdistrict S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to pro 1.iide for retail and office uses, transient lodging
facilities and highway commercial uses that serve the needs of the tra 1.ieling public.
Commercial uses allowed 1•♦1ithin the Subdistrict are generally similar to the C 1 through C 4
Commercial Zoning Districts, as identified in the Collier County Land Development Code .
These commercial uses must be located on a major arterial or collector roadway.
(Vl)(VIII) A The development criteria contained in Section 2.03.07 .G.1 of the Collier County Land
Development Code must be met for future de 1.ielopment within the Commercial
Subdistrict along SR 29, as identified on Zoning Maps : 6932N ; 69328; 6933N; 69338 ;
7904N; 7905N ; and,6929.
(VIII) Plan Amensment by Ordinance No . 15 22 on MaFGA 10, 2015
Words underlined are added; words strnck thrm,igh are deleted .
4/2/2019 Page 18 of 53 0
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
(VI) B. The development criteria contained in Section 2.03.07 .G.2 of the Collier County Land
Development Code must be met for future development within the Commercial
Subdistrict along Jefferson Avenue as identified on Zoning Map 69338.
(VIII) C. That portion of the Subdistrict located at the north•11est quadrant of the intersection of
VVestclox Street and S.R 29 shall be rezoned in the form of a Planned Unit
Development (PUD). The PUD shall include an appropriate list of commercial land uses
designed to serve the needs of the lmmokalee community. De•1elopment within this
portion of the Subdistrict shall not be required to meet the specific architectural and site
design standards for commercial de•1elopment required for PUDs, identified in Section
5.05 .08 , and the signage requirements of Section 5.06 of the Collier County Land
Development Code; however, the PUD shall include specific site design and building
architectural and signage standards for the commercial development.
Non sommercial Uses
In addition to those mixed uses permitted within the Commercial Designations , uses such as
parks , open space and recreational uses , churches, libraries , cemeteries, public and private
schools, day care centers and those essential services as defined in the Land De•;elopment
GGGe-:
(VI) C. Urban lndl:lstrial Distrist
(VI) 1. lndl:lstrial Sl:lbdistrist
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 appro'.'al. Accessory uses and structures
customarily associated 'lt'ith the uses allowed in this Subdistrict include, but are not limited
to, offices and retail sales ; campgrounds accessory to •;ehicle racing; and, campgrounds
accessory to special e•1ents at the airport, such as air shows .
(VI) 2. Commerse Center lndl:lstrial Sl:lbdistrist
The purpose of this Subdistrict is to create a major Acti'1ity Center that serves the entire
lmmokalee Urban Designated Area and surrounding agricultural areas . The Commerce
Center Industrial Subdistrict shall function as a major employment center for industrial and
commercial uses as described in the Land De•.'elopment Code for the Commercial (C 1
through C 5), Industrial and Business Park Zoning Districts. This Subdistrict includes the
lmmokalee Farmers Market and related facilities. The Subdistrict also permits higher
intensity uses , including packing houses, industrial fabrication operations and warehouses .
Accessory uses and structures customarily associated with the uses allo•lt'ed in this
Subdistrict include , but not limited to , offices and retail sales, are also allowed.
(VIII) -Plan Amendment ey OFdinance Na . Hi 22 an MaFGh 10 , 2015
Words underlined are added ; words strnck through are deleted .
4/2 /2019 Page 19 of 53 0
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
(VI) 3. Business Park Subdistrict
Business Parks are intended to include a mix of industrial uses and offices designed in an
attractive park like environment with loi.t; structural density where building coverage ranges
between 25% to 45% and where large landscaped areas provide for buffering and
enjoyment by the employees and patrons of the Park. Business Parks shall comply with the
following :
a. Business Parks shall be permitted to develop with a maximum of 40% commercial
uses, of the type identified in "c" below, to reserve land within the industrially
designated areas for the intended industrial uses and to ensure compatibility.
b. Access to arterial road systems shall be in accordance with the Collier County
Access Management Policy and consistent with Objective 7 and Policy 7.1 of the
Traffic Circulation Element.
c. Commercial uses shall include, and shall be limited to, uses such as offices, financial
institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted
1Nithin those areas zoned Business Park or Planned Unit Development 1.Yithin the
Industrial Designation .
d. Business Parks must be a minimum of 35 acres in size . The Planned Unit
Development and/or rezoning ordinance document for Business Park projects shall
contain specific language regarding the permitted non industrial uses and
development characteristic guidelines consistent with those stated above.
(I) Non Industrial Uses
Essential services as defined in the Land Development Code are allo 1.Yed 1Nithin the Industrial
Designation.
(l)(VI) D. Overlays and Special Features
1. Urban Infill and Redevelopment Area
The Urban Infill and Redevelopment Area is consistent 1.Yith criteria outlined in Section
163 .2514 (2) (a) (e), Florida Statutes. The intent of this delineation is to comprehensively
address the urban problems 1.Yithin the area consistent with the goals of this plan. This
designation is informational and has no regulatory effect.
Words underlined are added; word!> strnck thrm1gh are deleted .
4/2/2019 Page 20 of 53
l I'-..:. R 2 e e I R 2 9 e I R 3 o e /If U'I ID 'It U'I "' 'It I-® FEBRIJ"RY,1991 Al.l(N0£0 -MAY, 2002 _!_ORDINANCE NO. 2002:-~5)_ -'MENDED -JANUARY25,2007 (ORDINANC£ NO. 2007-20) . / ·/ . : 1 IMMOKALEE FUTURE l:: :1 I ~ -~·~ • • • • • j N ai .; 0 SCALE LAND use MAP r ·; ~ '-----, ~JL!~~ ~~ 1. • .'v .~ -------.· \ PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENV1RONMENTAL SERVICES DIVISION DATE: 3/06 FILE: IMMFLU-2006.DWG ~ ~-• "'----ct \· . :~ '\. .. v: LEGEND URBAN DESIGNATION MlU!DUSE DIITRICT [:] LOWRCSlOCNTl_.,L SUBDISTRICT □ MllEO R(SICl(NTI.ll SUSO,STIIOCT □ HGHRl:SIDCNTIA1.SU8D!SlR<CT □ NE•G>IBCRHOOOCO<Tt:RSIJB0!5TlllCT ■Co.lM(f'CE:CCNTI:R-Mt)((DUSCSUIO!SIIIICT ■R(Ol(Al!ONALIOUR1SISU801STRU,:T 1'1.t.HN[O UNIT IJC\/[LOl'\ol[Nl COl,N[IIOAL SUBDISTRICT £!l\1 C0..111["°.ll SUBDISIR1C1 -S.11. 211 A~ -.CfR:RSON,1,Y[NU( NlU9TRIAI. 1119TIIICT D1~Sffl1ALSUBOISTIIICI
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmitta l Draft PL20180002258/CPSP-2018-5
I. INTRODUCTION
lmmokalee has long been recognized as a distinct community within Coll ier County.
lmmokalee's economy, geography, and demographic make-up are different than the rest of
Collier County . Approximately one-half of the land within the lmmokalee Urban Area is presently
zoned and actively used for agriculture . The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most lmmokalee residents work within the agricultural
industry, and the majority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2010 Census (the most comprehensive data for lmmokalee currently
available), comparing lmmokalee to the County as a whole, reflect some of the key socio-
economic differences, including age distribution, race and ethnicity, income, education and
housing .
The lmmokalee Area Planning Commission was formed in 1965, and lmmokalee was governed
under separate Zoning and Subdivision Regulations until 1982 . While it is now included under
the county-wide Land Development Code, i n 1991 the County again acknowledged the need for
lmmokalee-specific land use regulation with the adoption of the first lmmokalee Area Master
Plan as an element in the County 's overall comprehens ive plan.
Collier County first established the lmmokalee Area as a Planning Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP), which included a requirement to develop an area
master plan for lmmokalee . In 1991, the County adopted the first lmmokalee Area Master Plan
{IAMP), as referenced in Policy 4 .3 of the Future Land Use Element:
A detailed Master Plan for the lmmokalee Urban designated area has been developed and was
incorporated into this Growth Management Plan in February 1991. Major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report . The lmmokalee Area
Master Plan addresses conservation, future land use, population, recreation, transportation,
housing, and the local economy . Major purposes of the Master Plan are coordination of land
uses and transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the lmmokalee Urban Designated Area as compared with urban Naples ,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the lmmokalee Urban Designated Area . On
May 27, 2003, the Board of County Commiss ioners adopted Resolution 2003-192, which
established the lmmokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year . On September
28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory
committee and renaming it the lmmokalee Master Plan and Visioning Committee (IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe
again, providing for dissolution of the committee no later than December 31, 2009 . The purpose
Words underlined are added ; words struck through are deleted
4/2/201 9 Pa ge 23 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
and duties of the Committee remain the same:
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting
services.
B. Assist County staff with the review of general planning matters related to the lmmokalee
Community . These could include housing, zoning, economic and/or other issues as may be
brought before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to :
1. road improvements:
2. economic incentives :
3. increasing the quality and quantity of affordable housing:
4 . land uses and improvements relative to the lmmokalee Regional Airport:
5 . density increases in mixed-use districts:
6 . restructuring of future land use designations and designation boundaries within the
lmmokalee community :
7. the facilitation of construction of commercial development in commercial districts:
8. the preparation of revisions to current zoning districts and the development of associated
LDC (Ordinance 04-41, as amended) standards: and
9. the review of the 5-year Schedule of Capital Improvements relative to the lmmokalee
community.
D. Assist in the development of revised goals, objectives, and policies, and land use
designation descriptions for the lmmokalee Area Master Plan .
E. Assist in the review and updating of the lmmokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions .
The IMPVC worked steadily towards achieving these goals. However, by 2012 the adoption of
the revised IAMP and revised lmmokalee Master Plan Future Land Use Map remained out of
reach and no amendments were made to the IAMP .
In 2015, the Board of County Commissioners directed staff to update four area master plans
including the lmmokalee Area Master Plan. Staff then engaged the lmmokalee community in a
review of the significant work accomplished during the previous restudy. The amendments to
the IAMP found herein are a result of the lmmokalee residents and business owners continued
focus and effort to improve the land use policies that will regulate growth in their community .
An integral component of lmmokalee's future is the Collier County Community Redevelopment
Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency 's
Words underlined are added ; words struck through are deleted
4/2/2019 Page 24 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the Florida
Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the
BCC adopted the Collier County Community Redevelopment Plan that included two
redevelopment areas : Bayshore/Gateway Triangle and lmmokalee.
In 2000, the lmmokalee CRA Local Redevelopment Advisory Board was created and members
from the community were appointed to provide recommendations to the CRA to implement the
redevelopment plan and the allocation of tax increment revenues generated by increased
property values. Over the years, the lmmokalee CRA Local Advisory Board has served as a
vehicle to bring forward community needs and interests .
For the purposes of this Plan, the lmmokalee CRA is defined to reference the lmmokalee
component of the Collier County Community Redevelopment Agency.
II. NEW DIRECTIONS
Through the County's public outreach during the lmmokalee Area Master Plan restudy process,
it is clear that the residents of lmmokalee see new possibilities for their commun ity with the
development of this Master Plan. With the development of this new Master Plan, lmmokalee has
chosen to focus on opportunities rather than challenges . lmmokalee is committed to redefining
its future, revitalizing its community, and developing a new mission that focuses on
strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors
to "this place we call home ."
During the 2018 public workshop process, residents and business owners established a guiding
community vision. It is the intent to implement this vision through the Goals, Objectives and
Policies of this Master Plan . The community defined their vision as:
"lmmokalee 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. lmmokalee
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."
Economic opportunity lies in lmmokalee 's diverse community. Many residents have roots in
Mexico, Central America, Haiti, and various other Caribbean nations . This multicultural heritage
should be embraced and used to deve lop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors . Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity; take advantage of the traffic generated by the lmmokalee
Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of
Ave Maria; and create new public plazas and gathering spaces . These public plazas and
Words underlined are added ; words struck through 3re deleted
4/2/2019 Page 25 of 53 0
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
spaces will be designed within an appropriate streetscape to foster walkability and a mixture of
uses, including entertainment and cultural events, and will position lmmokalee to attract new
residents and visitors to the downtown area.
The diversity of lmmokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at lmmokalee's western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market lmmokalee as an ecotourist destination. lmmokalee provides a gateway to
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier .
Agriculture continues to be the major local industry and lmmokalee residents recognize
emerging opportunities for new agricultural-related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and energy sources . lmmokalee has an
opportunity to create a new farmers' market or expand the existing state farmers ' market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of lmmokalee in the region . lmmokalee will not remain isolated in the future . One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A major county road (CR 846, lmmokalee Road), connects lmmokalee to I -
75 . Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility
to and from lmmokalee, helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system, both regionally and within the lmmokalee Urban Area,
are just one part of how the overall transportation network will impact the future. Incentives to
encourage economic development at the IMM include the Florida Tradeport which operates
within a Foreign Trade Zone (#213), and the Historically Underutilized Business (HUB) Zone.
IMM provides direct access to over 1,000 acres allowing a broad range of aeronautical and
industrial uses, and two paved runways equipped for Global Position Satellite (GPS) and
instrument approaches .
The opportunities available through development of the Tradeport are particularly significant
given that in 2012 the Collier County Office of Business and Economic Development (OBED}
estimated the County will need an additional 3,685 acres of new business park lands by 2030 .
The OBED has been working to attract research clusters to Collier County to diversify the
economy, which is currently highly dependent on only three industries : agriculture, construction,
and tourism and services . The three targeted industry clusters are : health and life science;
computer software and services; and distribution . Given its location, access to major roads,
connectivity with other parts of the state, availability of developable land , and the airport,
Words underlined are added ; words struck through are deleted
4/2/2019 Page 26 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
lmmokalee is a prime location for the new distribution industry that the OBED has identified as
being vital to the growth and diversification of Collier County's economy.
Another potential for economic growth lies in anticipated development in areas surrounding
lmmokalee. As new towns in eastern Collier County develop, needed government services and
departments could be centrally located in lmmokalee to serve the eastern portion of the
County.
Ill. IMMOKALEE AREA MASTER PLAN PRIORITIES
The lmmokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths. The first goal specifically makes economic development a priority,
and the objectives and policies set forth specific ways to promote and diversify the local
economy and create a positive business climate .
The second goal focuses on quality neighborhoods . An lmmokalee Neighborhood Map has
been created by the community to begin the process of evaluating the needs of each
neighborhood. Future neighborhood improvements such as housing conditions, water
management, transportation, lighting and play areas, are encouraged to elevate the quality of
life for lmmokalee residents.
The third addresses infrastructure and public services. Parks and recreational opportunities to
serve the young families in lmmokalee are the first public infrastructure item discussed .
Transportation is a major component of any community's public infrastructure needs, and while
county-wide issues are still dealt with in the county Transportation Element, this portion
addresses lmmokalee's local roads and needed public safety improvements to protect
pedestrians and bicyclists . Other important public services include stormwater management and
solid waste, which are addressed as well.
The fourth goal addresses significant natural resources within the lmmokalee Urban Area and
ecotourism opportunities .
Land use is an integral component of any master plan. The fifth goal Defines the land use
designations applicable to lmmokalee, and as illustrated on the lmmokalee Future Land Use
Map. Mixed-use, pedestrian-scaled development is important, as is allowing development in
appropriate locations, at densities and intensities that will attract new development.
Urban form and design are addressed in the sixth goal. These objectives and policies are
generally concerned with how to create a theme or brand for lmmokalee, provide safe multi-
modal transportation, and develop site design and development standards appropriate for
lmmokalee, rather than continuing to apply standards developed for coastal Collier .
The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to
address current service issues and to continue collaboration with appropriate organizations in
the future .
Words underlined are added; words struck through are deleted
4/2/2019 Page 27 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
IV. IMPLEMENTATION STRATEGY
This section places the plan into effect. Implementation strategies include the Goals,
Objectives and Policies, and the Land Use Designation Description section.
GOALS, OBJECTIVES AND POLICIES
GOAL 1: ENHANCE AND DIVERSIFY IMMOKALEE'S LOCAL ECONOMY.
OBJECTIVE 1.1:
Actively pursue, attract, and retain business enterprises .
Policy 1.1.1: Commercial and Trade Hub
In recognition of lmmokalee's strategic location within Collier County and Southwest Florida, the
County will continue to support and partner with other organizations to seek and maintain
funding opportunities and designations that will:
• Support the lmmokalee CRA and other economic development entities in actively
promoting and positioning lmmokalee as a regional commercial and trade hub for
businesses seeking to locate or expand into Southwest Florida: and
• Encourage the lmmokalee CRA and other economic development entities in the
marketing of commercial and industrial opportunities in lmmokalee .
Policy 1.1.2: lmmokalee Regional Airport/Florida Tradeport
Coll ier County will encourage the promotion of economic development opportunities at the
lmmokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas .
Policy 1.1.3: Mitigation Banking and/or Targeted Acquisition Lands
By (2 years of the date of adoption of the ordinance], Collier County will explore the feasibility
of utilizing privately owned undeveloped parcels with significant wetland, upland, or listed
species habitat value, as a listed species habitat conservation bank or wetland mitigation bank
to: 1) compensate for wetland or listed species impacts associated with development within
the lmmokalee Urban Area, 2) for mitigation required by state and federal agencies, or 3) for
off-site preservation when allowed. The purpose of such a mitigation bank and/or identification
of lands targeted for acquisition within the lmmokalee Urban Area, in addition to the ecological
benefits, is to facilitate and expedite permitting of development and redevelopment on other
more appropriate lands with i n the lmmokalee Urban Area . During this period, the County shall
develop a map depicting the preferred lands to be targeted for mitigation or acquisition by
public or private parties. Incentives and regulatory requirements shall be included in the LDC
(Ordinance 04-41, as amended} to direct mitigation to, or acquisition of, these targeted lands
and to direct development away from such lands .
Words underlined are added; words struck through are deleted
4/2/2019 Page 28 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
OBJECTIVE 1.2:
Create a business climate that will enhance and diversify the lmmokalee area's economy and
increase employment opportunities .
Policy 1.2.1: Pre-Certified Commercial/Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses, and by streamlining the
permitting and approval process for commercial and industrial development within the
lmmokalee Urban Area. By [1 year of the date of adoption of the ordinance], Collier County will
initiate the review of the existing Certified Site Program, presently administered by the Collier
County Office of Business and Economic Development, and propose improvements to the
program that will further assist economic development in the lmmokalee area.
Policy 1.2.2: Home Occupations
By [2 years of the date of adoption of the ordinance], Collier County will initiate amendments to
the LDC (Ordinance 04-41, as amended) to create more flexibility for home-based businesses in
the lmmokalee Urban Area, thereby allowing additional opportunities for home-based
occupations.
Policy 1.2.3: Financial Incentives
By [2 years of the date of adoption of the ordinance] Collier County, in cooperation with the
lmmokalee CRA, will develop a comprehensive financial incentive strategy to promote economic
development in the lmmokalee area and identify funding sources to maintain adequate funding
of such incentive programs.
Policy 1.2.4: Agriculture-Related Business Uses
In recognition of the economic importance of agriculture, by [2 years of the date of adoption of
the ordinance] Collier County will initiate amendments to the LDC (Ordinance 04-41, as
amended) to :
• allow agriculture research and development facilities, agri-business offices and
headquarters, and facilities, offices, headquarters and apparatuses associated with an
alternative energy use. These uses will be allowed on properties zoned (A) Rural
Agricultural, within the Low Residential Subdistrict land use designation: and
• allow small agriculture-related business uses, such as fruit and vegetable stands, and
farmers markets, within Residential zoning districts.
Compatibility criteria and development standards shall be included in proposed LDC
amendments.
OBJECTIVE 1.3:
Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities
in lmmokalee in order to diversify the lmmokalee economy, and improve quality of life.
Words underlined are added; words struck through are deleted
4/2/2019 Page 29 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
Policy 1.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities
Collier County will encourage the expansion of tourism, entertainment, cultural and recreational
opportun ities, such as restaurants, movie theaters, museums and public spaces. Collier County
will work with the lmmokalee CRA, lmmokalee Chamber of Commerce, Office of Business and
Economic Development, The Naples, Marco Island, and Everglades Convention and Visitors
Bureau, and other public and private organizations to promote increasing tourism of Lake
Trafford, lmmokalee Regional Raceway, Pepper Ranch Preserve, lmmokalee Pioneer Museum
at Roberts Ranch and Anne Olesky Park, and future tourism, recreational, entertainment and
cultural attractions.
Policy 1.3.2: Eco-tourism
Collier County will encourage the development of ecotourism in the lmmokalee area, with a
particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the
County will work with the lmmokalee CRA, lmmokalee Chamber of Commerce, The Greater
Naples Chamber of Commerce, Office of Business and Economic Development, the Naples,
Marco Island, and Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities .
Policy 1.3.3: Seminole Casino lmmokalee
Collier County will continue efforts to work with the Seminole Tribe of Florida to : a) integrate
future plans for the Seminole Casino Hotel and Reservation within an lmmokalee-wide tourism
development and marketing campaign: and b) address impacts of the expansion of the
Seminole Casino Hotel, and other resort structures and uses on the community and surrounding
area .
Policy 1.3.4: Entertainment Area
In recognition of the fact that the casino is a significant attraction, Collier County will encourage
the development of an entertainment area near the casino that is complementary and
connected to lmmokalee's existing downtown core.
OBJECTIVE 1.4:
Enhance and expand educational and cultural facilities and opportunities in lmmokalee.
Policy 1.4.1: Research and Development
Collier County will seek to attract educational research facilities, similar to the Southwest Florida
Research and Education Center, to lmmokalee. It is anticipated that the County will work with
the lmmokalee CRA, public and private colleges and universities, and other public and private
organizations to promote these opportunities.
Policy 1.4.2: Education and Training Programs
Collier County will seek to partner with other organizations including the Collier County School
Board and CareerSource Southwest Florida to enhance the availability and variety of training
programs in lmmokalee.
Words underlined are added ; words struck through are deleted
4/2/2019 Page 30 of 53
Staff Proposed Amendments lmmokalee Area Maste r Plan BCC Transmittal Draft PL20180002258/CPSP-20 18-5
OBJECTIVE 1.5:
Collier County will support the implementation of the lmmokalee Redevelopment Area Plan
(Resolution No . 2000-181 and 2004-384, as amended).
Policy 1.5.1: Technical Assistance
By (2 years of the date of adoption of the ordinance], Collier County will initiate the review of
existing programs meant to provide technical assistance for the establishment and permitting of
new or expanding businesses and make recommendations to better implement these programs
specific to the needs of the lmmokalee community.
Policy 1.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial-Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41,
as amended) that facilitate mixed-use projects and provide for flexible performance-based
incentives .
Policy 1.5.3: Alternative Funding
Collier County will continue to support efforts to seek additional state and federal funding to
improve infrastructure and housing, and to promote or expedite the development and
redevelopment of the community.
GOAL 2: TO PROVIDE QUALITY NEIGHBORHOODS FOR ALL RESIDENTS OF THE
IMMOKALEE URBAN AREA.
OBJECTIVE 2.1
Collier County, in coordination with the lmmokalee CRA and residents, will identify
neighborhood improvements needed to elevate the neighborhood quality of life .
Policy 2.1.1: Neighborhood Inventory
By (2 years of the date of adoption of the ordinance], Collier County will initiate an inventory of
existing neighborhoods . The purpose of the inventory is to identify opportunities to improve
neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing,
and community facilities.
Policy 2.1.2: Neighborhood Improvement Plans
Incorporating the findings of the neighborhood inventories, Collier County will create
Neighborhood Improvement Plans, with coordination of all applicable County departments,
neighborhood residents, and the lmmokalee CRA, to provide a multi-disciplinary approach to
planning for identified neighborhood improvements .
OBJECTIVE 2.2:
Collier County shall promote the conservation and rehabilitation of housing in lmmokalee
neighborhoods.
Words underlined are added ; words struok through 3re deleted
4/2/2019 Page 31 of 53
Staff Proposed Amendments lmmokalee Area Ma ster Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
Policy 2.2.1: Funding Opportunities
Collier County, in coordination with federal. state. and other local agencies and private
organizations will seek funding for the housing needs identified in the Neighborhood
Improvement Plans .
Policy 2.2.2: Substandard Housing
Collier County will periodically update programs for the repair, removal, or replacement of
substandard housing units in lmmokalee.
Policy 2.2.3: Displaced Occupants
Collier County will coordinate with local non-profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units.
Policy 2.2.4: Housing Code Enforcement
Collier County shall make reasonable effort to require that substandard housing be brought into
compliance or eliminated. Efforts will focus on properties that are abandoned, or not in
compliance with the Collier County Land Development Code or Code of Laws and Ordinances.
Policy 2.2.5: Farm Labor Housing Land Development Regulations
Collier County, in cooperation with the Florida Department of Health, will review and revise, as
necessary, the LDC provisions regulating farm labor housing within the lmmokalee Urban Area
to eliminate regulations that are duplicative to federal and state provisions.
Policy 2.2.6: lnteragency Coordination
Collier County will coordinate with the lmmokalee CRA and other housing providers and
regulators to review and consider incentives to improve the housing quantity and quality in the
lmmokalee Urban Area.
OBJECTIVE 2.3:
The County will continue to explore and provide innovative programs and regulatory reforms to
reduce development costs and promote quality neighborhoods and a full range of housing for all
lmmokalee residents .
Policy 2.3.1: Housing Grant Opportunities
Collier County, in coordination with the lmmokalee CRA, will pursue government grants and
loans for housing .
Policy 2.3.2: Housing Incentives
Housing affordability in lmmokalee will be incentivized in part through the implementation of the
approved strategies within the Collier County Community Housing Plan.
Words underlined are added ; word$ struck through are deleted
4 /2/2019 Page 32 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
GOAL 3: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 3.1:
To annually identify the priorities of the lmmokalee community and the lmmokalee CRA related
to capital improvements and other activities that will further the goals, objectives and policies of
the IAMP .
Policy 3.1.1: Capital Projects and Studies
Collier County will coordinate with the lmmokalee CRA on an annual basis to develop a
prioritized list of lmmokalee specific capital projects and studies that will further the Goals,
Objectives, and Policies of the IAMP . The County and the lmmokalee CRA shall identify
potential funding sources for all or a portion of the projected cost associated with these projects
and studies. This list shall be provided to the BCC prior to its annual budgeting process in order
to allow the BCC to consider lmmokalee 's priorities in relation to available funding and staffing
resources .
OBJECTIVE 3.2:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the lmmokalee area through the implementation
of the Collier County Parks & Recreation Master Plan for the lmmokalee Area.
Policy 3.2.1: Priority Park Sites
Collier County will prioritize the development of future lmmokalee community parks within, or
adjacent to, the most densely populated urban areas to ensure convenient access by the
majority of residents, and in coordination with the lmmokalee CRA, will identify locations for
public plazas, greens, or urban parks.
Policy 3.2.2: Community Input
Collier County will solicit community input to ensure provision of appropriate public facilities to
address the demographics of the lmmokalee Urban Area .
Policy 3.2.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throughout the
community where appropriate and feasible .
Policy 3.2.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new
neighborhood recreational areas, such as ball fields, soccer fields, basketball courts, tot lots,
and jungle gyms, as appropriate to lmmokalee 's demograph ics and as feasible in each
neighborhood . These opportunities shall be identified in the Neighborhood Improvement Plans .
Policy 3.2.5: Use of Vacant Residential Parcels
Subject to available funding, Collier County will consider acquiring vacant residential parcels in
Words underlined are added ; words struck through are deleted
4/2/2019 Page 33 of 53
Staff Proposed Amendments lmmokalee Are a Ma ster Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
order to develop new neighborhood recreation areas . These parcels may be small in size and
should be evenly distributed throughout the community. These opportunities shall be identified
i n the Neighborhood Improvement Plans.
OBJECTIVE 3.3:
To provide a network of roads, sidewalks, and bike paths to support growth in a manner that
allows for the safe and convenient movement of pedestrians, bicyclists and vehicles.
Policy 3.3.1: Complete Streets
Roadways within lmmokalee shall be planned, designed and constructed in a context-sensitive,
multi-modal approach, implementing access for transportation users of all ages and disabilities,
in a manner that promotes safe, efficient movement of people and goods, whether by car, truck,
public transit, assistive dev ice, foot or bicycle .
Policy 3.3.2: Bicycle and Pedestrian Pathways Plan
In the lmmokalee Urban Area, priority will be given to projects linking existing residential
neighborhoods with commercial and employment areas, schools, libraries, community parks,
recreation sites and other public service areas.
Policy 3.3.3: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization 's Long Range Transportation Plan, subject to
available funding, as a precursor to initiating new investments in the lmmokalee area. In
particular, the County will support and encourage:
• the Florida Department of Transportation in the widening of SR 82 between 1-75 and SR 29
as a first step in improving transportation access to lmmokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the
lmmokalee Regional Airport and Florida Tradeport ;
• the Florida Department of Transportation to improve road conditions along State-owned
roads;
• the creation of new, or expansion of existing, transportation corridors that improve access
between lmmokalee, the City of Naples, and coastal Collier County : and
Policy 3.3.4: Local Transportation Network Improvements
Recognizing that a significant segment of the of the community's population uses public transit,
walks or bicycles to work and to school, by [3 years of the date of adoption of the ordinance]
Collier County will initiate a transportation planning study with recommendations to identify
potential routes to improve connectivity of the collector and local street grid to expand public
transit service, and bicycle and pedestrian access.
Words underlined are added ; wordc struck through are deleted
4/2/2019 Page 34 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-20 18-5
Policy 3.3.5: Private Roads
Collier County will encourage, through incentives, that private roads be brought up to County
standards and offered to the County for acceptance and maintenance, when deemed
appropriate .
Policy 3.3.6: Access from lmmokalee Regional Airport to Future SR 29 Bypass
Collier County will continue to coordinate with the Florida Department of Transportation (FOOT),
and with landowners and other stakeholders, to identify a preferred route to connect the Airport
and the future SR 29 Bypass .
Policy 3.3.7: Safety Improvements
As funding becomes available, Collier County will implement the 2011 lmmokalee Walkable
Community Study, prepared for the Collier Metropolitan Planning Organization, identifying
locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and street lighting
for the purpose of improving pedestrian and bicycle circulation and safety .
Policy 3.3.8: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect significant employment centers and public facilities, and interconnect
to adjacent communities .
Policy 3.3.9: Transportation Concurrency Alternatives (for SR 29)
When warranted, Collier County shall identify alternative methods to allow non-residential
development in the lmmokalee Urban Area to proceed with limited exceptions and/or a
mitigated waiver from existing concurrency requirements due to the economic and job creation
benefits such development would provide. The following shall be considered as a part of the
analysis:
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation
Concurrency Management Area (TCMA) or other alternative that would allow limited
exceptions and/or mitigated waivers from concurrency for economic development, diversity,
and job creation in the lmmokalee Urban Area; and
b. Potential limitations on such exceptions and/or waivers from concurrency including:
1. Limiting applicability to certain locations, such as the Airport/Tradeport, other lands
around the Airport, and the Urban Infill and Redevelopment Area;
2. Requiring a case-by case approval of any such exception or waiver based upon certain
targeted and measurable objectives, including Transit Oriented Design, job creation and
other commitments by the developer that would be deemed to be beneficial to the
community; and
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility
of any such exception or waiver process.
Words underlined are added ; words struck through 3re deleted
4/2/2019 Page 35 of 53
Staff Proposed Amendments lmmokalee Area Maste r Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
OBJECTIVE 3.4:
To improve stormwater management and surface drainage in lmmokalee.
Policy 3.4.1: lmmokalee Stormwater Master Plan
Collier County 's Stormwater Management staff, in coordination with other County departments,
will continue to implement the recommendations contained within the lmmokalee Stormwater
Master Plan (as amended), as funding becomes available .
GOAL 4: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 4.1:
To address the protection of natural resources in lmmokalee, including Lake Trafford and
connected wetland systems, and listed species habitat including upland habitat used by listed
species, through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element (CCME).
Policy 4.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the lmmokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6 .1.1, and pursuant to IAMP
Policy 1.1 .3 . This may be accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable development rights,
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR HR C-MU and I-MU designated lands . In order to qualify
for any such incentives, the preserve acreage shall exceed the minimum applicable acreage set
forth in CCME Policy 6 .1.1. by at least 1 O percent. Incentives may be provided based upon a
sliding scale, providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in CCME Policy 6.1.1 .
By (2 years of the date of adoption of the ordinance], Collier County shall initiate
amendments to the LDC (Ordinance 04-41, as amended), to provide for other incentives
and innovative land development regulations, including but not limited to cluster development
and flexible development standards, that do not require an amendment to the !AMP .
Policy 4.1.2: Lake Trafford Water Quality
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural
habitat, the ecosystem, economy and ecotourism activities in lmmokalee, proposed
development within the Lake Trafford watershed boundary will conform to best management
practices (BMPs) regarding water quality in order to avoid or minimize adverse impacts to the
lake and its surrounding wetlands and natural habitat. These BMPs will primarily include
measures or design standards recognized by the Department of Environmental Protection
{DEP) and the Environmental Protection Agency (EPA) that address increased or enhanced
Words underlined are added ; words strnck through are deleted
4/2/2019 Page 36 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
onsite treatment of storm water runoff, and measures to address Total Maximum Daily Loads
(TMDL) and nutrient loading . By (2 years of the date of adoption of the ordinance]. Collier
County. in conjunction w ith any applicable state or federal agencies. will initiate amendments
to the LDC (Ordinance 04-41, as amended) to establish specific best management practices
and will identify the specific locations where such best management practices shall be
required. The Lake Trafford watershed boundary shall be illustrated by map in the LDC and
will be the geographic area intended for implementation of these BMPs.
Policy 4.1.3: Lake Trafford Remediation
Collier County will continue to cooperate with state and federal agencies on remediation.
restoration. and long-term management efforts at Lake Trafford (e .g., organic sediment and
invasive plant removal) to improve the health and recreational potential of the lake .
GOAL 5: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 5.1:
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 development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section .
Policy 5.1.1: Future Land Use Designation
The lmmokalee Area Master Plan's URBAN Future Land Use Designation includes the
following Future Land Use Districts. Subdistricts. Overlays and Features :
A. URBAN -MIXED USE DISTRICT
1. Low Residential Subdistrict
2 .
3.
4 .
Medium Residential Subdistrict
High Residential Subdistrict
Commercial -Mixed Use Subdistrict
5. Recreational/Tourist Subdistrict
B. URBAN -INDUSTRIAL DISTRICT
1 .
2.
Industrial Subdistrict
Industrial -Mixed Use Subdistrict
3. Industrial -lmmokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
4/2/2019
1.
2.
3.
4.
Lake Trafford /Camp Keais Strand System Overlay
Seminole Reservation
Urban Infill and Redevelopment Area
Industrial -Mixed Use Commercial Overlay
Words underlined are added ; words struck through 3re deleted
Page 37 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
Policy 5.1.2: Compatibility between Land Uses
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the lmmokalee Urban Area .
Policy 5.1.3: Compact Mixed-Use Development
Collier County will encourage compact mixed-use development in appropriate zoning districts
and particularly within the HR and C-MU designations, as an innovative planning technique to
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency .
Policy 5.1.4: Mobile Homes within the lmmokalee Urban Area
New mobile homes shall be allowed in the lmmokalee Urban Area as a temporary residence
as identified in LDC Section 5.04.02 .C: or within an existing mobile home lot, mobile home
park or subdivision as identified in LDC Section 2.03.07 .G.6: or within the mobile home
overlay (MHO): or as part of a new mobile home park or subdivision approved on lands with
zoning that permits mob ile homes: or on individual lots or parcels with zoning that permits
mobile homes.
Mobile homes shall also be permitted on properties located at 11 O 1, 1121 and 1123 Alachua
Street, lmmokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual
Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26 ,
2013 (see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County,
Florida). The Agreement references both the Commerce Center-Mixed Use Subdistrict of the
Urban Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-
Industrial District of the IAMP in effect on February 26 , 2013.
Policy 5.1.5: Public Educational Plants
Public educational plants and public ancillary plants shall be allowed as provided for in Policy
5 .16 of the Future Land Use Element.
Policy 5.1.6: Zonings and Rezonings
A. All zoning as shown on the Official Zoning Atlas as of [effective date of IAMP adoption
ordinance] shall be deemed consistent with the Growth Management Plan .
B. All rezonings must be consistent with the Growth Management Plan . For properties that
have zoning in place prior to a change in Land Use Designation, where the prior zoning
allows for a higher density or intensity than the new Land Use Designation such properties
may be rezoned as follows :
1. For such commercially-zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district as the
existing zoning district, and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercially-zoned properties to a residential zoning district is allowed
as provided for in the Density Rating System of this Master Plan .
Words underlined are added ; words strnck through are deleted
4/2/2 019 Page 38 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
2 . For such industrially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district, and provided the overall intensity of industrial land use
allowed by the existing zoning district is not exceeded in the new zoning district.
3 . For such residentially-zoned properties, zoning changes will be allowed provided the
authorized number of dwell ing units in the new zon ing district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4. Properties subject to the above limitations may be combined and developed with other
property, whether such other property has had a change in Land Use Designation . For
residential and mixed-use developments only, the accumulated density between these
properties may be distributed throughout the project, as provided for in the Density
Rating System or the underlying subdistrict, as applicable.
5. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6 . This Section does not apply to changes to the Land Use Designation initiated by the
property owner .
C. Any property owner who believes that they have been adversely affected by this IAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC . All applications must be submitted within one year from the effective date of the
IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to
any other claim or remedy 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 they
have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8-page notice in one or more newspapers of general circulation in the lmmokalee area
within 15 days of Adoption of this plan by the BCC .
GOAL 6: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
Collier County shall develop lmmokalee-specific land development regulations to the extent
required by this Master Plan, and which reflect the unique character and cultural diversity of the
residents, encourage pedestrian-friendly urban form, and promote energy efficiency.
Policy 6.1.1: Development of Land Development Code Standards
By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the
lmmokalee CRA, will initiate the development of LDC standards specific to lmmokalee to
address the unique needs of the lmmokalee Urban Area. These standards shall include those
Words underlined are added ; words struck through are deleted
4/2/2019 Page 39 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
related to permitted and conditional land uses: density and intensity: signage: landscaping and
buffering: native preservation retention: off-street and on-street parking and loading:
architectural design: development standards, including setbacks to Lake Trafford : floor area
ratio for certain nonresidential uses: and site access.
Policy 6.1.2: Location of Service Uses
Collier County will encourage community parks and other community facilities to be placed
within one-half mile of residential and mixed-use centers, in order to encourage walking,
bicycling and non-vehicular access to and from these service uses. Collier County shall require
interconnection of pedestrian facilities to the existing pedestrian network.
Policy 6.1.3: Downtown Pedestrian Amenities
By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the
lmmokalee CRA, will evaluate the need for additional passive recreation and outdoor dining and
entertainment opportunities along downtown streets, and, if warranted, adopt amendments to
the Collier County LDC (Ordinance 04-41, as amended) to incentivize and encourage the
development of these amenities, provided the free and safe movement of pedestrians is
maintained .
Policy 6.1.4: Central Business District
By [2 years of the date of adoption of the ord inance], Collier County, in coordination with the
lmmokalee CRA, will initiate a review of the Public Realm Plan and the Central Business District
Form-Based Guidelines. Based on the review, Collier County will initiate amendments to the
LDC (Ordinance 04-41, as amended), as necessary .
Policy 6.1.5: Safe Neighborhood Initiatives
Collier County will coordinate with local and state law enforcement, developers, and citizens to
seek funding opportunities available under the Safe Neighborhood Act (Chapter 163, Part IV,
F.S.) or other programs to improve safety within the lmmokalee community and to provide for
safe streets. This may include implementation of CPTED (crime prevention through
environmental design) strategies, where such strategies are compatible with the community
design objectives set forth herein.
GOAL 7: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION AND COST SHARING WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER
COUNTY SCHOOL BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS,
AND NON-PROFIT ORGANIZATIONS.
OBJECTIVE 7.1:
Pursue effective interlocal and inter-governmental coordination in order to provide a range of
human services to lmmokalee residents.
Policy 7.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with local and regional economic
Words underlined are added ; words struck through are deleted
4/2/2019 Page 40 of 53 e
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
development organizations and the State of Florida to assist the lmmokalee area in attracting
businesses, marketing, and developing infrastructure .
Policy 7.1.2: Redevelopment Implementation Partners
Collier County will actively coordinate efforts with the lmmokalee CRA and not-for-profit
organizations to implement the lmmokalee Area Master Plan and the lmmokalee Community
Redevelopment Area Plan.
Policy 7.1.3: lmmokalee Government Services Center
Collier County will continue to support an lmmokalee-based government center that will co-
locate various county entities and departments to ensure effective collaboration and services to
support community needs. This office may include, but is not limited to, the following services :
a. Animal control
b. Board of County Commissioners Office
c. Branch Office of the Collier County Tax Collector
d . Child support enforcement
e . Code enforcement
f. Court
g . Domestic violence services
h. Economic Development
i. Emergency management services
j . Emergency medical services
k. Emergency Operations Center (EOC)
I. Housing and Human Services
m. lmmokalee Community Redevelopment Agency
n. Permitting
o. Planning and Zoning
p. Public health services
q. Veterans Services
Policy 7.1.4: lmmokalee Civic Center
By [1 year of the date of adoption of the ordinance) Collier County will coordinate with the
lmmokalee CRA to explore opportunities for an lmmokalee civic center .
Policy 7.1.5 Satellite/Mobile Coordination Center
By [1 year of the date of adoption of the ordinance), Collier County Emergency Management
(CCEM) will initiate the development of an lmmokalee Emergency Management Time
Delineating Schedule (TDS) Checklist for disasters or local emergencies and identify candidate
coordination center location opportunities . This includes but is not limited to CCEM hosting this
coordination center at lmmokalee Technical College (iTECH), County buildings, the CCEM
Mobile Command Center or the use of a Disaster Response Unit (DRU). At the discretion of
Words underlined are added ; words struck through are deleted
4/2/2019 Page 41 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
CCEM, this Center will be activated in lmmokalee in the event of an emergency . The Planning
process will be a whole community approach which includes working with the lmmokalee Unmet
Needs Coalition or other recovery groups participating in a CCEM Memorandum of
Understanding (MOU).
(The remaining of the page is intentionally left blank)
Words underlined are added; words struck through are deleted
4/2/2019 Page 42 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
LAND USE DESIGNATION DESCRIPTION SECTION
The lmmokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts. The following describes land use designations shown on the lmmokalee
Master Plan Future Land Use Map . These designations generally indicate the types of land
uses for which zoning may be requested. However, these land use designations do not
guarantee that a zoning district request will be approved.
A. URBAN -MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses. Mixed uses can be located within individual buildings and/or projects in areas deemed
appropriate and identified on the FLUM . Nonresidential uses allowed in the Residential
subdistricts include, but are not limited to: agriculture, earth mining, oil extraction, and related
processing, home-based businesses, parks, recreation and open space uses, churches,
libraries, cemeteries, community centers, public and private schools, day-care centers, group
housing uses, utility and communication facilities, and essential services, as defined in the Land
Development Code, except as may be limited within a specific subdistrict or overlay.
New commercial development may be allowed in the Low Residential, Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the
following limitations :
Commercial development may be permitted within a PUD, provided the following size and
development criteria are met. The commercial component within a PUD may be allowed to
develop up to the maximum acreage specified in the table below:
CATEGORY I CATEGORY II CA TE GORY Ill
PUD Acres >80 >160 >300
Min. Gross Density 2 .5 du/gross acre 2.5 du/gross acre 3 .0 du/gross acre
Max . Commercial Acres 5 acres 10 acres 20 acres
Permitted Zonina C-2 C-2 C-3 C-2 throuah 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 any lands designated C-MU and
no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in
size, unless otherwise authorized by the Board of County Commissioners;
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 one-quarter (¼) mile from the
nearest existing elementary school boundary, unless otherwise authorized by the Board of
County Commissioners:
Words underlined are added ; words stn.ick through are deleted
4/2/2019 Page 43 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
d . The commercial development shall be integrated with the residential portion of the project,
including common elements such as signage, and providing vehicular and non-vehicular
interconnection: and
e . No construction in the commercial designated area shall be allowed until construction has
commenced on at least 30% of the project's residential units, unless otherwise authorized
by the Board of County Commissioners .
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low density residential development and
supporting uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4 .
Residential densities are allowed as provided below, except for properties within the Lake
Trafford/Camp Keais Strand System Overlay .
• Base Density : Four (4) dwelling units per gross acre.
• Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density
bonuses . Densities above the base density can only be achieved through available
density bonuses .
As agriculture is a significant economic driver in lmmokalee, the following uses will be allowed in
accordance with !AMP Policy 1.2.4:
• agricultural research and development facilities,
• agri-business offices and headquarters, and
• facilities, offices, headquarters and apparatuses associated with an alternative energy
use.
2. Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and supporting uses .
Mobile homes are allowed pursuant to the provisions of !AMP Policy 5.1 .4. Residential
densities are allowed as provided below, except for properties within the Lake Trafford/Camp
Keais Strand System Overlay .
• Base Density: Six (6) dwellings units per gross acre .
• Maximum Density : Fourteen (14) dwelling units per gross acre, inclusive of all density
bonuses . Densities above the base density can only be achieved through available
density bonuses.
3. High Residential Subdistrict (HR)
The purpose of this subdistrict is to provide for a mixture of housing type and supporting uses .
Mobile homes are allowed pursuant to the provisions of IAMP Policy 5 .1.4 . Residential densities
Words underlined are added; words struck through are deleted
4/2/2019 Page 44 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
are allowed as provided below, except for properties within the Lake Trafford/Camp Keais
Strand System Overlay.
• Base Density: Eight (8) dwelling units per gross acre .
• Maximum Density : Sixteen (16) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
4. Commercial -Mixed Use Subdistrict (C-MU)
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and
mixed-use development, employment and recreational opportunities, cultural and civic activities,
and public places to serve residents of, and visitors to, the lmmokalee Urban Area. All types of
residential uses are allowed within this Subdistrict, except that mobile homes are only allowed
as provided by IAMP . Policy 5.1.4. Residential densities are allowed as provided below, except
for properties within the Lake Trafford/Camp Keais Strand System Overlay . Nonresidential uses
allowed within this Subdistrict include those uses allowed in the C-1 through C-4 zoning districts
in the Collier County Land Development Code, Ord . No . 04-41, as amended.
• Base Density: Sixteen (16) dwelling units per gross acre.
• Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
• Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre.
Mix of Uses : Projects equal to or greater than ten (10) acres will be encouraged to provide both
residential and non-residential uses.
5. Recreational/Tourist Subdistrict (RT)
The purpose of this Subdistrict is to provide for recreational and tourist activities related to the
natural environment, and to allow for limited compact residential development. Uses allowed in
this Subdistrict include, but are not limited to: passive parks: nature preserves: wildlife
sanctuaries: open space: parks: museums: cultural facilities: marinas : transient lodging facilities
(including hotel/motel, rental cabins, bed and breakfast establishments, campsites): restaurants:
recreational vehicle parks: sporting and recreational camps: low-intensity retail directly
associated with the purpose of this Subdistrict: agriculture: and essential services as defined in
the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP
Policy 5.1.4.
Single and multi-family dwelling units are allowed.
• Base Density: Four (4) dwelling units per gross acre .
Words underlined are added; words struck through are deleted
4/2/2019 Page 45 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5
• Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply
in this subdistrict.
• Transient lodging is permitted at a maximum density of twenty-six (26) units per gross
acre .
DENSITY RA TING
The Density Rating System is applicable to areas designated Urban -Mixed Use District, as
identified on the lmmokalee Future Land Use Map. Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone) in
accordance with the LDC. Density achieved by right (as may be permitted for qualifying
Affordable Housing projects) shall not be combined with density achieved through the rezone
public hearing process .
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a. Within the applicable Urban designated areas, the base density of the Subdistrict is
allowed, though not an entitlement. Density may be increased using applicable density
bonuses . For purposes of calculating the el igible number of dwelling units for the project,
the total number of dwelling units may be rounded up by one unit if the dwelling unit total
yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is
exclusive of commercial portions of the project, except within the C-1 through C-3
Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict,
wherein residential project densities will be calculated on total gross acreage, and
except 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 dwellings or accessory structures . Such
accessory dwellings and structures include guest houses, mother-in-law's quarters,
cabanas, guest suites, and the like.
c. All new residential zon ing located within the Urban Mixed -Use District shall be consistent
with the Density Rating System, except as provided for in Policy 5.1.6 .
d. Within the applicable areas of the Urban Mixed-Use District, all properties zoned A
Rural Agricultural, E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for which
an affordable housing project is proposed and approved, in accordance with Section
2.06 .00 of the LDC (Ordinance 04-41, as amended), shall be permitted the base density
of four (4) dwelling units per gross acre by right, except in the case of lands designated
LR on the IAMP Future Land Use Map (FLUM), wherein the density shall not exceed
50% of the maximum permitted density of the zoning district for the subject property: that
Words underlined are added ; words struck through are deleted
4/2/2019 Page 46 of 53
\~
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
is, a rezone public hearing shall not be required . Such a project must comprise a
minimum of ten acres.
2. DENSITY BONUSES
To encourage infill development, the creation of affordable housing, and preferred roadway
access, certain density bonuses are available. If these bonuses are utilized, base densities may
be exceeded. In the Low Residential Subdistrict, the base density of four units per acre may
only be exceeded if utilizing an affordable housing bonus. In no case shall the resulting density
exceed the maximum density specified in each Subdistrict.
a. Proximity to Commercial-Mixed Use
If 50% or more of a project is within the Commercial -Mixed Use Subdistrict, then the
base density allowed within the Commercial -Mixed Use Subdistrict of sixteen (16)
dwelling units per acre applies to the entire project, except that this bonus cannot be used
to increase density on lands within the project designated Low Residential. Buffering to
achieve compatibility with adjacent lower intensity uses shall be required .
b. Affordable Housing Bonus, by Public Hearing
To encourage the provision of affordable housing within certain Subdistricts in the Urban
Designated Area, a maximum of twelve (12) dwelling units per gross acre may be
added to the base density if the project meets the definition and requirements of the
Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development
Code, Ordinance 04-41, as amended).
c. Affordable Housing Bonus, by Right
To encourage the provision of affordable housing within that portion of the Urban Mixed
Use District, properties zoned A, Rural Agricultural, E, Estates, RSF-1, 2, 3, 4, 5, 6,
Residential Single Family, VR, Village Residential, and/or RMF-6, Residential Multi -
Family-6, for which an affordable housing project is proposed in accordance with the
definitions and requirements of the Affordable Housing Density Bonus Ordinance
(Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended), a
maximum of four (4) residential units per gross acre shall be added to the base density
of four (4) dwelling units per gross acre, except in the case of lands designated LR on
the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the
maximum permitted density of the zoning district for the subject property. Therefore, the
maximum density that may be achieved by right shall not exceed eight (8) dwelling units
per gross acre . Such a project must comprise a minimum of ten acres .
d. Residential Infill
4/2/2019
1. To encourage residential infill, three (3) residential dwelling units per gross acre
may be added if the following criteria are met: The project is twenty (20) acres or
less in size: at the time of development, the project will be served by central public
water and sewer: at least one abutting property is developed: the project is
Words underlined are added ; words struck through are deleted
Page 47 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
compatible with surrounding land uses; the property in question has no common
site development plan with adjacent property; there is no common ownership with
any adjacent parcels; and the parcel in question was not created to take advantage
of the residential infill density bonus and was created prior to January 1 O, 1989 .
This bonus cannot be used to exceed the base density in the Low Residential (LR)
Subdistrict.
2 . This Residential Infill bonus shall only be applicable on a one time basis and shall
not be expanded or continued to other adjacent properties, except for additional
properties not exceeding 20 acres in aggregate when added to the original
application of this provision and meeting all the above criteria .
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if there is
a project commitment for provision of interconnection of roads accessible to the public
with existing or future abutting projects, one ( 1) dwelling unit per gross acre may be
added above the base density of the Subdistrict. This bonus cannot be used to exceed
the base density in the Low Residential (LR) Subdistrict.
3. DENSITY AND INTENSITY BLENDING
a. This provision is intended to encourage unified plans of development and to preserve
the high-quality wetlands, wildlife habitat, and other natural features that exist within
areas of the 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 :
4/2/2019
1. The project in aggregate must be a minimum of 200 acres in size and the Urban
portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential
Subdistrict (LR) in the lmmokalee Area Master Plan;
2 . 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
Natural Resource Index score of greater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA);
Words underlined are added ; words struck through are deleted
Page 48 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
3. 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
4 . 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 containing two or more Future Land Use Subdistricts, the overall density
and/or intensity that could be achieved in aggregate may be distributed throughout the
project, provided the total allowable density and/or intensity is not exceeded, and further
subject to the following :
1. The project furthers the protection, enhancement or restoration of wetlands, listed
species habitat, or other natural features:
2 . The project is consistent with, and furthers the applicable objectives of, the
lmmokalee Area Master Plan and is compatible with surrounding properties and
environment;
3 . The project is approved as a Planned Unit Development; and
4. The project mitigates for any negative impacts on adjacent properties through
appropriate measures, such as buffering, separation , or other land design
techniques, adequate to lessen these effects.
B. URBAN-INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial, distribution, trade, agriculture, and manufacturing uses: essential
services: and commercial uses as limited within each Subdistrict.
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and
associated uses, including : manufacturing : processing: storage and warehousing:
wholesaling: distribution: packing houses: recycling: high technology industries :
laboratories : assembly: storage: computer and data processing: and commercial uses
intended to serve the needs of employees and visitors, such as daycare centers ,
restaurants, and convenience stores. Accessory uses, and structures customarily
associated with these principal uses include ancillary offices and retail sales.
2. Industrial -Mixed Use Subdistrict (I-MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict
Words underlined are added; words struck through are deleted
4/2/2 019 Page 49 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
to adjacent commercial and residential land uses. The lmmokalee State Farmers Market
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for
Commercial (C-4 and C-5), Research and Technology Parks PUD, and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing, processing, and packaging in fully enclosed buildings:
research, design and product development: printing, lithography and publishing: and
similar industrial uses . This Subdistrict also allows for agriculture uses and agricultural-
related uses, such as packing houses: warehousing: and targeted industries. Targeted
industries include distribution: medical laboratories, research, and rehabilitative centers:
high technology: computer software, services, and processing, and similar uses.
Certain residential, mobile home and migrant transient housing uses are permitted on
properties located at 1101, 1121, and 1123 Alachua Street, lmmokalee . Florida, in
accordance with the Mediated Settlement Agreement and Mutual Release relating to Case
No . 08-9355-CA and Case No. 09-1281-CA. dated February 26. 2013 (See OR Book
4895. Page 1963 et seq. of the Official Public Records of Collier County. Florida). The
Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban
Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial
District of the IAMP in effect on February 26. 2013 .
3. Industrial -lmmokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and
leaseholders to develop the lmmokalee Regional Airport and surrounding lands for the
economic health and development of the greater lmmokalee area and Collier County as a
whole. Because the CCAA needs to retain flexibility to provide various general aviation and
revenue-generating opportunities via land leases as the Airport grows and changes over
time. a broad range of uses shall be allowed in this Subdistrict. In addition to all uses
permitted in the Industrial Subdistrict, allowable uses include: airport facility and related
accessory uses: commercial, industrial, institutional and agricultural uses: freight and
warehousing; trade: and ancillary recreational, vehicular racing, communications, essential
service uses, and additional uses as permitted in the Airport Operations Planned Unit
Development, Ordinance No . 10-07.
C. OVERLAYS AND FEATURES
1. Lake Trafford/Camp Keais Strand System Overlay
4/2/2019
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4),
identifies possible high-quality wetland systems connected to the Lake Trafford/Camp
Keais Strand system within the lmmokalee Urban Area . These wetlands require greater
protection measures than wetlands located in other portions of the lmmokalee Urban
Designated Area . These wetlands are identified on the lmmokalee Future Land Use Map
by the Lake Trafford/Camp Keais Strand System Overlay (L T/CKSSO).
Words underlined are added ; words struok through are deleted
Page 50 of 53
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
The Density and Intensity Blending provisions of this Master Plan may be utilized for
lands within this LT/CKSSO . The maximum allowable gross density for lands within the
L T/CKSSO is the base density established for the applicable Subdistrict. Lands within
the L T/CKSSO are not eligible for any density bonuses, including by right. Essential
Services shall be limited to: those necessary to ensure public safety; and those
necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift
stations, and water pumping stations .
The additional wetland protection measures do not apply to properties within the
L T/CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as
amended).
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the L T/CKSSO, east of the Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands . The standard measures for wetlands in Urban designated lands shall be
applied, as described in the CCME, to those severed eastern wetlands .
2. Seminole Reservation (SR) Feature
The Seminole Reservation within lmmokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only .
3. Urban Infill and Redevelopment Area Feature
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000-71.
4. Industrial -Mixed Use Commercial Overlay
4/2/2 019
The Industrial -Mixed Use Commercial Overlay is depicted on the IAMP Future Lands
Use Map and comprises approximately 363 acres . This Overlay allows the uses of the
underlying Industrial -Mixed Use Subdistrict except that commercial uses -those
Words underlined are added; words struck through are deleted
Page 51 of 53 0
Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5
4/2/2019
permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance
No . 04-41, as amended -are limited to a maximum of thirty percent (30%) of the Overlay
land area (approximately 109 acres). To implement this Overlay, Collier County shall
initiate a Land Development Code amendment within two years of adoption.
For lands in this Overlay that are adjacent to residentially or agriculturally-zoned
properties, a minimum 75-foot building setback, which includes a minimum 20-foot wide
vegetated landscape buffer, shall be provided . This vegetated buffer shall be located
adjacent to the property line and shall contain, at a minimum, two staggered rows of
trees that shall be spaced no more than 30 feet on center, and a double row hedge at
least 24 inches in height at time of planting and attaining a minimum of three feet in
height within one year. Existing native trees must be retained within this 20-foot wide
buffer area to aid in achieving this buffer requirement; other existing native vegetation
shall be retained, where possible, to aid in achieving this buffer requirement. Water
retention/detention areas shall be allowed in this buffer area if left in natural state, and
drainage conveyance through the buffer area shall be allowed if necessary to reach an
external outfall. The required 75-foot setback may be reduced to 50 feet if a minimum 6-
foot tall decorative wall or fence providing at least 80 percent opacity is installed within
the reduced setback, and the required 20 -foot wide landscape buffer is located between
the wall or fence and the adjacent residentially and/or agriculturally zoned properties.
Words underlined are added ; words struck through are deleted
Page 52 of 53 0
~ 0 c:o "'O Ill (0 CD 01 w 2. 01 w PROPOSED FLUM MAP 2,: n ( LAKE TRAFFORD 26 I OVERLAYS AND SPECIAL FEATURES D tmmokalee Urban Area Boundary D -EZI IZ2I Collier County Arterial and Collector Roads Collier County Local Roads Wetlands Connected to Lake Trafford/ Camp keais Strand Overtay SR -Seminole Reservation Urban Infill and Redevelopment Area IMU Commercial Overlay IMMOKALEE FUTURE LAND USE URBAN DESIGNATION URBAN MIXED USE DISTRICT -~ RT -Recreation Tourist Subdistrict LR -Low Residential Subdistrict MR -Medium Residential Subdistrict HR -High Residential Subdistrict CMU -Commercial Mixed Use subdistrict IMU -Industrial Mixed Use Subdistrict IN -Industrial Subdistrict APO -lmmokalee Regional Airport Subdistrict IMMOKALEE FUTURE LAND USE MAP )4 JC• LR 12 I u 13 18 I r ~ I 24 0 0.25 0.5 ■ " C 1 1 1.5 >I) Miles l GIS MAPPING: BETH YANG, AICP GROWTH MANAGEMENT DEPARTMENT FILE: Proposed lmmokalee Future Laod Use Map.mKd z .. N 11 LR 21 LR I I I J) / LR I 22 I t 7 } 2 I' (/) 10 ~ "'O a 1 -0 0 (/) CD a. )> 3 CD ::::, a. ' 13 r·~ ~ II 3 3 0 ;(· 211[ CD CD )> iii Ill ~ Ill !!!. ~ IN LR "'O iii' ··-···--·· ____ _f~J~----·-·--·"·-··-·•-< :::, OJ () () -I iil :::, (/) 3 a ~ 0 l'~ "'""' I I lJ I ~ i'~ I'\) 01 ( ~ ~ () "'O (/) "'O ,l I 23 2+ '\lO 25
9.A.9
Packet Pg. 253 Attachment: Legal Ad - Agenda ID 10758 (10758 : IAMP Restudy Amendment Adoption)