Ordinance 2019-47 ORDINANCE NO. 19- 4 7
AN ORDINANCE AMENDING ORDINANCE 89-05, AS
AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, RELATING TO THE
IMMOKALEE AREA MASTER PLAN RESTUDY
SPECIFICALLY TO AMEND THE IMMOKALEE AREA
MASTER PLAN ELEMENT AND THE IMMOKALEE FUTURE
LAND USE MAP; DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT
OF ECONOMIC OPPORTUNITY; PROVIDING FOR
SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE.
[PL20180002258]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the 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, staff has prepared an amendment to Immokalee Area Master Plan Element
and Immokalee Future Land Use Map of the Growth Management Plan; and
WHEREAS, Collier County transmitted the Growth Management Plan amendment to the
Department of Economic Opportunity for preliminary review on May 24, 2019, after public
hearings before the Collier County Planning Commission and the Board of County
Commissioners; and
WHEREAS, the Department of Economic Opportunity reviewed the amendment to the
Growth Management Plan and transmitted its comments in writing to Collier County within the
time provided by law; and
WHEREAS, Collier County has 180 days from receipt of the Comments Report from the
Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed
amendment to the Growth Management Plan; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendment, including the following: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendment and
[18-CMP-01025/1506801/1]229 Page 1
IAMP Restudy/PL20180002258
11/1/19
other documents, testimony and information presented and made a part of the record at the public
hearings of the Collier County Planning Commission held on October 17, 2019 and October 31,
2019, and the Collier County Board of County Commissioners held on December 10, 2019; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENT TO CREATE THE IMMOKALEE
AREA MASTER PLAN ELEMENT AND IMMOKALEE FUTURE
LAND USE MAP OF THE GROWTH MANAGEMENT PLAN
The amendment to create the Immokalee Area Master Plan Element and Immokalee
Future Land Use Map, attached hereto as Exhibit "A" and incorporated herein by reference, is
hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted
to the Florida Department of Economic Opportunity.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective. If a final order of noncompliance is issued by the Administration Commission,
this amendment may nevertheless be made effective by adoption of a resolution affirming its
effective status, a copy of which resolution shall be sent to the state land planning agency.
[18-CMP-01025/1506801/1]229 Page 2
LAMP Restudy/PL20180002258
11/1/19
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this IC% day of /E%LC%,7,6,,,ti. , 2019.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER ' ✓. , LORIDA
-^d" ' ft- 04•1010
-1srkyz> , , .-X.' s•Thal lity Clerk ;illiam L. McDaniel, Jr., airman
ra ;,E: A+, . p
attge only.
r
a
l
Aproved as to form and legality:
61/L A A /\ _, /N.('
Heidi Ashton-Cicko
\\-
Managing Assistant County Attorney
Attachment: Exhibit A—Immokalee Area Master Plan Element and Immokalee Future
Land Use Map
This ordinance filed with the
$ec�rQlary of tote's Office the p,
4.22 ay of _ e
and ackncw!edgmrnent o that
fir g received this ay
pf.
_ Witty Cert
[18-CMP-01025/1506801/11229 Page 3
LAMP Restudy/PL20180002258
11/1/19
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
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.
GROWTH-MANAGEMENT-PLAN
IIMIMOKAI EE AREA MASTER PI AAI
Prepared by
Prepared for
Adopted October 1387
Words underlined are added;words struckough are deleted.
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
IMMOKAI CC AREA MASTER CI AN
SYMBOL DATE AMENDED ORDINANCE NO.
February 5, 1991 91 15
May 19, 1992 92 31
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 51
(IV) September 10, 2003 2003 14
(V) December 16, 2003 2003 67
(VI) January 25, 2007 2007 20 ***
(VII) October 14, 2008 2008 55
(VIII) March 10, 2015 2015 22
- - - - - - - - - - . - - - - -- - ---- --- -- - -_ - -- e ' -- -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 arc not themselves adopted.
* Indicates adopted portions.
** This is the EAR based amendment (1996 EAR). Due to the magnitude of the changes
Roman numeral is not assigned. Similarly, amendments made by Ordinance Nos. 91
*** Based on 2001 Evaluation and Appraisal Report (EAR).
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
TABLE-OF-CONTENTS
Pago
* 111 AUDI EMENTATION STRATEGY
* Goals, Objectives and Policies 1
* Land Use Designations; and 0
Futurc Land Use Map 17
SUPPORT DOCUMENT STUDY AREA INVENTORY/ASSESSMENT
A. Introduction
B. History of Immokalco
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)
Totals Immokalee 1°90, 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 Ascociations for Septic Tank
Installation1
11 Projected Sanitary Sewer Demand
12 Traffic Counts (1997 2002)
13 Road Improvements (FY97 02)
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
TABLE-OF-CONTENTS
LIST OF FIGURES IN SUPPORT DOCUMENT
1 Immokalee Planning Community Map
2 Immokalee Existing Land Use Map
3 Immokalee Traffic Analysis Zonc (TAZ) Map
5 Groundwater Availability in Collier County
6 General Soil Associations of Collier County Developmont
Potential
7 Commercial Mineral Extraction Sites in Collior County
8 Native Habitats in Collier County
Sand Pine Communities in Collier County
10 Approximate Locations of Major Hammocks
11 Wcllficld Protection Zones Immokalec Water& Sewer
District
12 Immokalcc Water and Sewer District
14 Immokalec Water& Sewer District Sanitary Sewer Facilities
15 Major Drainage Basins Collier County
16 Immokalec Landfill
18 Immokalcc Bicycle/Pedestrian Facilities
APPENDICES
APPENDIX I : Detailed Population Study for Immokalco
APPENDIX I A : Estimating Population in Immokalee
APPENDIX III : Building Immokaloe Togethor Projoct
APPENDIX IV : Immokalco Main Strcot
APPENDIX V : Immokalco/Florida Enterprise Zono Program
TN8-I•MMOKALEE HOUSING STUDY and tho SOUTH I e ' k
STUDY arc available as scparato documents. Contact the Collier County Comprehensive
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
III. IMP1 EMENTATION STRATEGY
(VI) This section places the plan into effect. Implementation strategies include tho Goals, Objective*
and Policies, and the Land Use Designation Description Section.
. . - . ■ - .
(VI) GOAL 1:
a . - .
Mk , - . . . . . - - . - . . !.1
ENTRY:
(VI) OBJECTIVE 1.1:
Unless otherwise permitted in this Master Plan for Immokalcc, now or revised uses of land shall
be consistent with designations outlined on the Future Land Use Map. The Future Land Use
on all Development Orders effective with thc adoption of thc Master Plan for Immokalcc.
other resources; maintain and develop cohesive neighborhood units; promote a sound
economy; and discourage undesirable growth and development patterns. Standards and
(VI) Policy 1.1.1:
(VI) A. URBAN MIXED USE DISTRICT
1. Low Residential Subdistrict
5. Commerce Center Mixed Use 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
2. Commerce Center Industrial Subdistrict
3. Business Park Subdistrict
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
(VI) Policy 1.1.2:
{I) Overlays and Special Features include:
1. Urban Infill and Redevelopment Area
{VI) Policy 1.1.3:
development. This policy shall be implemented through the Adequate Public Facilities
(VI) Policy 1.1.4:
Land usc transition between lower and higher intensity uses shall be achieved through thc use
landscape cover, setbacks and height limitations as described in the zoning and landscape
{VI) Policy 1.1.5:
Land uses that meet the residential needs of thc Immokalee community (e.g. day care, health
pedestrian in nature.
{VI) Policy 1.1.6
uses arc permitted as long as they do not become either a nuisance or create noxious
conditieFie,
Policy 1.1.7:
plants, within the TAMP 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
School Board and on May 27, 2003 by the—Board of County Commiccioners, and ac
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
shall be allowed in zoning districts as set forth in FLUE, Policy 5.14.
{VI) OBJECTIVE 1.2:
First Street to Westclox Street.
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
(VI) Policy 1.2.1:
-_ • -- A - - • - •.:- - - - ..• -- - - - • - - -- - - - - - -- - - - -
(VI) Policy 1.2.2:
-- - -•- ---- - - • . -- --- -- _ -• - -- - - --- • - - - • - •--
Committee, Front Porch, Wccd and Sccd - - - -- . - - ' - - - - -- - - - - -
-
and/or expedite tho development or redevelopment of commercial businesses and structures
(VI) OBJECTIVE 1.3:
(VI) Policy 1.3.1:
{VI) OBJECTIVE 1.4:
(VI) Policy 1.4.1:
{VI) Policy 1.4.2:
(VI) Policy 1.4.3:
Immokalno I Irban Ares
(VI) OBJECTIVE 1.5:
'- - - - - - -- - - - ' -- - --- -- - - • •
- - • ' ' - - - - - -- A : •••••— • -
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
{VI) Policy 1.5.1:
..
(VI) Policy 1.5.2:
"Transient Housing" or "Migrant Labor Camps", as defined by Section 10D 25, F.A.C., may also
GOAL-24
- . . e . . . . e . . . . . . - -
- - . - - - - . - . . . - . . . A e - . . . - - -
, ,
- e e
•
IMMOKAI EE ARCA MASTER P1 AAI
(VI) OBJECTIVE 2.1:
Collier County shall promote the conservation and rehabilitation of housing in Immokalco
neighborhoods.
{VI) Policy 2.1.1:
Expansion of urban facilities and cervices shall enhance and maintain the viability of existing
(VI) Policy 2.1.2:
Collier County shall assist in upgrading existing neighborhoods through active code
(VI) Policy 2.1.3:
are provided concurrent with development and meet the demands of tho Immokalce
Co ity.
{VI) OBJECTIVE 2.2:
' • - ' -- - . - - - •- - • - -- - -- • - -- - - - - - - - - - - - • - -- -
workforce housing needs of the area.
(VI) Policy 2.2.1:
the Immokalce Housing Initiative Program Survey and establish a process for revitalizing
.. _ ... - . •.. .. . . .. ..•
. ..
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
(VI) Policy 2.2.2:
(VI) OB IECTIVE 7 3.
that reduce the costs of development and maintenance of safe and sanitary affordable
{VI) Policy 2.3.1:
On November 18, 2003, the Board of County Commissioners approved $1.85 million in
(VI) Policy 2.3.2:
-- - -- '. . •. - - --- - - - - - • - . -. .. - . ' -- - - - - - . . - - . .
.
processesand implementing new processes of networking resources among private
{VI) Policy 2.3.3:
The Code Enforcement Department will prioritize the enforcement of codes related to
Policies on demolition of such structures will be enforced and the Code Enforcement Board
used to levy appropriate fines.
{VI) Policy 2.3.4:
(VI) OBJECTIVE 2.4:
' - -- •• _- - - - - - . - - --- - - , • -- - , - - - - --- - - - -
(VI) Policy 2.4.1:
Rural Economic Development Administration to improve the County's ability to attract
- ... .. ..
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
{VI) Policy 2.4.2:
-- - '- - - - -- -- - - - -- -- - - -- - - •. , -- _ .
(VI) Policy 2.4.3:
• - - - - - ' - -- e- .--- _ - -
"living quarters for four or more soasonal, tomporary or migrant farm workors" as defined in
(VI) Policy 2.4.4:
(VI) GOAL 3:
. . . • . . . . . . . _ S . e .
- e .r
MANAGEMENT P AAI
(VI) OBJECTIVE 3.1:
Urban Designated Area and on adjacent lands within the Rural Lands Stewardship Area
Overlay.
{VI) Policy 3.1.1:
The Immokalcc Area Master Plan shall be updated as appropriate to reflect the
recommendations resulting from tho programmatic commitments of tho Conservation and
(VI) Policy 3.1.2:
{VI) GOAL 1:
. - - - . . _ . r . . .
(VI) OBJECTIVE 4.1:
- •• ... e . •. • e e . . .. .. -, ..
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
(VI) Policy 4.1.1:
In accordance with Objective 3.1, and ettbsequci4 policies, of tho Reerwtion and Open Space
Element, the County Parks and Recreation Department shall, by 2010, develop a Community
and Regional Park Plan.
b. Differentiates by neighborhood the estimates of the population's prioritioe among
cervices.
(VI) Policy 4.1.2:
• ••- - •- - - ' -•: • ::
---
(VI) Policy 4.1.3:
{VI) GOAL V:
. - • 5 •_ . . e
-, - •_s — ,
(VI) OBJECTIVE 5.1:
non motorized vehicles.
(VI) Policy 5.1.1:
(VI) Policy 5.1.2:
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
(VI) Policy 5.1.3:
(VI) Policy 5.1.4:
The County Transportation and tho Community Development and Environmental Services
Divisions shall ensure that sidewalks and bikepaths constructed by or for the County aro
Community.
(VI) GOAL 6:
. . . . . _ . . . ,, _ . _ . , r ,, . . . _ , . • . . .
(VI) OBJECTIVE 6.1:
Urban Areaa.
(VI) Policy 6.1.1:
A• £ -- - -- - --- • - - - - - -- - -•
areas-
(VI) Policy 6.1.2:
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 tho Economic Devclopmont Council and other
Immokalee community agencies shall coordinato with the Collier County School Board to
ensure that the employment skills and training ncodod arc available for tho types of industries
(VI) Policy 6.1.4:
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
Future Land Use Map. Theso dosignations gonorally indicate the types of land uses for which
((VII) an Mixed Ues District
n—rr��ccav�vizcrrvs
•
• _- _ - '. _ _ _ _ _ - -
The purpose of this dosignation is to provido a Subdistrict for low donsity rosidontial
development. Residential dwellings shall bo limited to singlo family structures and
Unit Development. Mobile Home development shall be permitted in the form of mobile
__ • - - --- ' - - • - - - - - - - -- A . - - - - - - -- -
density residential areas. Residential dwellings shall include single family structures,
development. Residential dwellings shall be limited to multi family structures and leso
intensive units such as single family and duploxos provided they are compatible with the
district. Mobile home developments shall be por-•'• __ _
subdivisions or parks as dofined in the Land Development Codc. A density lose than or
The purpose of this land use classification is to provide for centers of activity that servo the
needs of tho surrounding noighborhoods. The centers should contain a mix of
neighborhood oricntod uses such as day care center, parks, schools, and govornmental
- - _•-- - - ••• _ ,e . -- - - - • - - - ---- -
mile radius.
c. Tho Neighborhood Ccntors should be no closer than ono (1) mile.
. _ - '. _ - - - _ - - !0. _ _ size of the Neighborhood Center.
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
ehall be limited to multi family structures and less intensive units such aa
or parks as defined in the Land Development Code.
mot market; bicycle services; restaurant; dry cloning; veterinary clinics;
2. No commercial use shall be permitted within a 1/4 mile of an existing school
traffic in the aro; and
/1. The design of any proposed commercial development must take into
7. Projects directly abutting residentially zoned property shall provide, at a
8. Projects shall provide a 10 foot wide landscaped strip between the abutting
i=re tisAe to time new Neighborhood Centers may be proposed. No two centers may be
justification and must meet size, spacing and use criteria expressed earlier.
Immokalee Urban Designated Area and surrounding agricultural aro. The Mixed Uso
institutional uses. Uses permitted within this Subdistrict shall include shopping center,
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
to multi family structures and loss intensive units such as single family and duplexes
provided they arc compatible with the district. Mobile home developments shall bo
permitted only in the form of mobile home subdivisions or parks as defined in the Land
Development Codc.
Tho mixed use district will be controlled via a series of performance standards that address
landscaping.
-- - ..- - - -- - . - -_ •• - : -
the •following size and development criteria arc met. There arc three (3) categories for PUD
CATEGORY I CATEGORY II CATEGORY Ill
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
acres or greater in size;
d. No construction in the commercial designated area shall be allowed until 30% of the
utilize the natural environment as the main attraction. The centers should contain low
and campsites); restaurants; recreational vehicle parks; sporting and recreational camps;
in the Land Development Code.
Residential development is permitted at a density of four (4) residential units per gross acre,
- - - --- ---- - -- - -- - -- - - ' - • - - -- - -
acres.
- . ... . .. . - ..
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
Non-residential-Uses
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
- - -
- -- - -- - - - -- - - -
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
b. This Density Rating System only applies to residential dwelling units. This Density
such accessory dwellings and structures include guest houses, guest suites, and the
ke
-- a- - ' - - - - .., - - - - - - - - •• - - - - - - - - -
Element.
£ • -•. . _ Is' - • •
Agricultural, and/or E, Estates, and/or RSF 1, 2, 3, Residential Single Family, for which
._ ._.
P. - .- . .
adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base
hea presess.
... e ee ..
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-a0• - - - - - - - -- - - -- --- - - - - • - _ :" "- - - - -
or Commerce Ccntcr Mixed Uso District of twelve (1-2) units-per acre can be averaged
in with thc density of the portion of thc projcct outside of the Neighborhood Center for
be achieved.
• - - - - - -
may be added to the base density if the project meets tho definition and requirements of
Development Code, Ordinance 04A1, as amended, adopted Juno 22, 2004 and
effective October 19, 2004). This bonus may be applied to an entire project or portiona
of a projcct provided that the project is located within the Neighborhood Center (NC)
Subdistrict, Commerce Ccntcr Mixed Use (CC MU) Subdistrict or any residential
subdistrict.
Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates,
.
•
._ .. ._ ■- -- . . ..
amended, adopted June 22, 2004 and effective October 18, 2004), a maximum of four
(4) residential units per grow, acre shall be added to the base density of 4 dwelling unity
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
through the rezone public hearing process.
To encourage residential in fill, three (3) residential dwelling units per grow, acre may be
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
January 10, 1989.
p/.4 f1. Roadwa a ccess
If the project has direct access to two (2) or more arterial or collector roads or if there is
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.-- -- - - -- -- - -- - - - - --- - - --- - - - - - -- - ------
(TDR) •
Chaptcr 2.03.07 of tho Land Devolopment Code, adoptcd by Ord. No. 91 102, aa
amended.
This provision is intended to cncouragc unified plans of development and to preserve the high
quality wetlands, wildlife habitat, and other natural features that oxist within areas of tho
Immokalee Urban Area, which aro proximato to Lake Trafford and Camp Koaic Strand. In the
case of properties which arc contiguous to Lako Trafford or Camp Koais Strand, which straddle
as of October 22, 2002, the allowable gross density and/or intensity may be shifted from tho
--
density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity
a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion
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
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,
- - ••- ' ' - - - - ■- - - -- - • „
facilities and highway commercial uses that servo the needs of the traveling public.
Commercial Zoning Districts, as identified in the Collier County Land Development Code.
(VI)(VlIl) A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land
Development Code must be met for future devolopmcnt within the Commercial
7904 N; 7905N; and, 6929.
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
{VI) B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land
. _
Wcstclox Street and S.R. 20 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 servo tho needs of tho Immokalee community. Development within this
design standards for commercial development required for PUDs, identified in Section
5.05.08, and the signage requirements of Suction 5.06 of the Collier County Land
Development Code; however, the PUD shall include specific site design and building
architectural and signago standards for the commercial development.
In addition to those mixed uses permitted within the Commercial Designations, uses such as
schools, day care centers and those esvential services as defined in the Land Development
Code.
(VI)—C Urban Industrial District
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
e- - --- - - - - e.
vehicle racing, subject to conditional use approval. Accessory uses and structures
commercial uses as described in the Land Development Code for the Commercial (C 1
Immokalee Farmers Market and related facilities. The Subdistrict also permits higher
Accessory uses and structures customarily ascociatod with the uses allowed in this
- ...
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Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
Busincsc Parks arc intended to include a mix of industFial uses and offices designed in an
following
a. Business Parks shall be pormittod to develop with a maximum of 40% commercial
b. Accose to arterial road systems shall be in accordance with the Collier County
Traffic Circulation Element.
c. Commercial uses shall include, and shall be limited to, uses such as offices, financial
d. Business Parks must be a minimum of 35 acres in size. The Planned Unit
• - - - - - - - - - - - - • - ---- --- - _- •- - - :•-. -.
contain
-
contain specific language regarding the permitted non industrial uses and
Designation,
The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section
address the urban problems within the area consistent with the goals of this plan. This
Words underlined are added;words struele-through are deleted.
9/25/2019 Page 20 of 53
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PROPOSED
IMMOKALEE AREA 2019 e
MASTER PLAN
Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5
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 maiority 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
(TAMP), 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 TAMP is in addition to and supplements the goals, objectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the Immokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
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
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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
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 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 TAMP and revised Immokalee Master Plan Future Land Use Map remained out of
reach and no amendments were made to the TAMP.
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 TAMP 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
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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 increased
property values. Over the years, the Immokalee CRA Local Advisory Board has served as a
vehicle to bring forward community needs and interests.
For the purposes of this Plan, the Immokalee 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 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 lob 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
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spaces will be designed within an appropriate streetscape to foster walkability and a mixture of
uses, including entertainment and cultural events, and will position Immokalee to attract new
residents and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural-related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an
opportunity to create a new farmers' market or expand the existing state farmers' market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -
75. Planned capacity improvements to SR 82 and SR 29 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,
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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 qoalDefines 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.
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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.
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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 tarqeted 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 1.1 year of the date of adoption of the ordinancel, 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 ordinancel, 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 ordinancel 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.
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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.
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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 f2 years of the date of adoption of the ordinancel, 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.
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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 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 lmmokalee will be incentivized in part through the implementation of the
approved strategies within the Collier County Community Housing Plan.
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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 policies of
the TAMP.
Policy 3.1.1: Capital Proiects 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 TAMP. 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
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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 1-75 and SR 29
as a first step in improving transportation access to Immokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the
Immokalee Regional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State-owned
roads;
• 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.
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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 iob 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 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.
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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 TAMP
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 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 f2 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 TAMP.
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
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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 ordinancel, 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 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 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
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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 TAMP 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 TAMP 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.
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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 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. It is not the intent of the amendment to the TAMP by Ordinance No.19r 11 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 TAMP 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.
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 12 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
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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 12 years of the date of adoption of the ordinancel, 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 ordinancel, 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 ranqe 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
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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)
I. 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 11 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 fl 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
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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).
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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 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 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 (1/4) mile from the
nearest existing elementary school boundary, unless otherwise authorized by the Board of
County Commissioners;
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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 proiect'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 TAMP 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 TAMP 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 TAMP 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 TAMP Policy 5.1.4. Residential densities
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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 encouraqed 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.
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• 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 TAMP 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
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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 adiacent 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 TAMP 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
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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);
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3. Density and intensity may only be shifted from lands within the Immokalee Urban
Area containing this high natural resource value has 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
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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 TAMP 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).
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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 Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands. The standard measures for wetlands in Urban designated lands shall be
applied, as described in the CCME, to those severed eastern wetlands.
2. Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only.
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 TAMP 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
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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.
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FLORIDA DEPARTMENT Of STATE
RON DESANTIS LAUREL M. LEE
Governor Secretary of State
December 12, 2019
Ms. Teresa L. Cannon, BMR Senior Clerk II
Office of the Clerk of the Circuit Court
&Comptroller of Collier County
3299 Tamiami Trail, Suite#401
Naples, Florida 34112-5324
Dear Ms. Cannon:
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 19-47, which was filed in this office on December 12,
2019.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
www.dos.state.fl.us