Agenda 09/08/2020 Item #17A (PL20190000734)09/08/2020
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve an
Ordinance amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the unincorporated
area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by
changing the zoning classification of the herein described real property from the Residential Single
Family-4 (RSF-4) zoning district to a Residential Planned Unit Development (RPUD) zoning
district for a project known as Immokalee Fair Housing Alliance Inc. RPUD. The project will allow
up to 128 residential dwelling units. The property is located at the northwest corner of Lake
Trafford Road and North 19th Street, Immokalee, in Section 32, Township 46 South, Range 29
East, Collier County, Florida, consisting of 9.52± acres; and by providing an effective date.
[PL20190000734]
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding the petition, and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The subject property is located at the northwest corner of Lake Trafford Road and
North 19th Street, Immokalee, in Section 32, Township 46 South, Range 29 East, Collier County, Florida,
consisting of 9.52+/- acres. The petitioner is requesting that Board consider an application to rezone the
property from the Residential Single Family-4 (RSF-4) zoning district to a Residential Planned Unit
Development (RPUD) zoning district and approval of the accompanying Agreement Authorizing
Affordable-Workforce Housing Density Bonus. The subject property is comprised of one parcel and is
owned by Barron Collier Partnership, LLLP. This petition seeks to rezone the property to RPUD to allow
for the development of up to 128 residential dwelling units at 13.44 (DU/AC).
Community and Human Services staff has reviewed the petition and accompanying Affordable Housing
Density Bonus Agreement. The application seeks a density bonus of 9.44 units per acre in exchange for
providing 70% of the residential units (90 units) as rental housing affordable to households earning less
than 80% of the Area Median Income. The proposal meets the requirements of the Affordable Housing
Density Bonus provisions of the LDC and is consistent with the proposed PUDZ.
FISCAL IMPACT: The PUD Rezone (PUDZ) by and of itself will have no fiscal impact on Collier
County. There is no guarantee that the project, at build-out, will maximize its authorized level of
development. However, if the PUD Rezone is approved, a portion of the land could be developed, and
the new development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
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analyze this petition.
GROWTH MANAGEMENT IMPACT: The Fair Housing Alliance PUD rezone property is currently
designated Urban - High Residential Subdistrict, as identified on Future Land Use Map series of the
Immokalee Area Master Plan (IAMP). Relevant to this petition, High Residential Subdistrict provisions
allow a maximum density of 16 dwelling units per acre (DU/A) for the subject parcel. This request is for
a density less than 14 DU/A.
According to the IAMP, “the purpose of this [High Residential] designation is to provide a Subdistrict for
high-density residential development. Residential dwellings shall be limited to multi -family structures
and less intensive units such as single-family and duplexes provided; they are compatible with the district.
Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks, as
defined in the Land Development Code. A density less than or equal to eight (8) dwelling units per gross
acre is permitted.”
The Immokalee Area Master Plan, Density Rating System, section “1.a” states, in part, “within the
applicable Urban designated areas, a base density of 4 residential dwelling units per gross acre is allowed,
though not an entitlement.”
The Immokalee Area Master Plan, Density Rating System, Density Bonuses subsection “b” states, “to
encourage the provision of affordable housing within certain Subdistricts in the Urban Designated Area, a
maximum of up to twelve (12) residential 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) and if the affordable
housing units are targeted for families earning no greater than 140% of the median income for Collier
County. This bonus may be applied to an entire project or portions of a project provided that the project is
located within the Neighborhood Center (NC) Subdistrict, Commerce Center-Mixed Use (CC-MU)
Subdistrict or any residential subdistrict.”
This developer has a proposed “Agreement Authorizing Affordable-Workforce Housing Density
Bonus…” (updated for a maximum of 128 DUs with a density of 13.44 units per gross acre). The
“Agreement” ensures that the developer constructs 90 affordable units (70% of the 128 rental units) for
the 9.44 DU/A density bonus granted.
The Fair Housing Alliance project may be eligible for up to 16 DU/A with a base of 4 DU/A + 12 DU/A
for a total of 152 DUs (16 DU/A * ±9.52 = 152.32 DU/A = 152) and, the density proposed is consistent
with the Density Rating System of the IAMP. Based upon the above analysis, this proposed PUDZ may
be deemed consistent with the IAMP and the FLUE. (see Attachment B - FLUE Consistency Review)
Transportation Element: In evaluating this project, staff reviewed the applicant’s September 24, 2019,
Trip Generation Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the
Growth Management Plan (GMP) using the then applicable 2018 and the current 2019 Annual Update
and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not approve
any petition or application that would directly access a deficient roadway segment as identified in
the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the
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current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment
that is currently operating and/or is projected to operate below an adopted Level of Service
Standard within the five-year AUIR planning period unless specific mitigating stipulations are
also approved. A petition or application has significant impacts if the traffic impact statement
reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to
or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or
exceeds 2% of the adopted LOS standard service volume; and
c. For all other links, the project traffic is significant up to the point where it is equal to or
exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitted as part of the traffic impact statement that addresses the project’s significant impacts on
all roadways.”
Staff finding:
According to the TIS provided with this petition, the requested PUDZ rezone proposes a maximum of 128
total multi-family dwelling units, which due to the affordable housing of farmworker families who use a
greater percentage of bicycle, bus and carpooling as a major means of transportation the num ber of
equivalent dwelling units has reduced by a factor of 0.5 or 64 dwelling units; which will generate a
projected +/- 40 PM peak hour, two-way trips that will occur on the following adjacent roadway network.
This alternative calculation is incorporated into the PUD trip limit developer commitment.
The trips generated by this development will occur on the following adjacent roadway link:
Roadway Link 2018
AUIR
LOS
2019
AUIR
LOS
Current Peak Hour
Peak Direction Service
Volume/Peak
Direction
2018
Remaining
Capacity
2019
Remaining
Capacity
Lake
Trafford
Road
Carson Road
to State Road
29
C C 800/East 249 292
State Road 29 9th Street to
County Road
29A North
D D 525/South 174 68
• Note: The above link on SR 29 has an expected deficiency in 2025; however, the traffic impacts from
this development are less than 1% and, therefore, consistent with GMP Policy 5.2 are considered a “de
minimis” impact.
Based on the 2019 AUIR’s, the adjacent roadway network has sufficient capacity to accommodate the
proposed trips for this project within the 5-year planning period. Therefore, the subject rezoning can be
found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
Conservation and Coastal Management Element (CCME): The petition is consistent with the
applicable provisions of the Conservation and Coastal Management Element (CCME) of the GMP. Prior
to unpermitted clearing that occurred between 2007-2008, the project site consisted of 9.41 acres of native
vegetation. A minimum of 1.41 acres (15 percent) preserve is required and shall be placed under
preservation and dedicated to Collier County.
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GMP Conclusion: The GMP is the prevailing document to support land-use decisions, such as this
proposed rezoning. Staff is required to make a recommendation regarding a finding of consistency or
inconsistency with the overall GMP as part of the recommendation for approval, approval with
conditions, or denial of any rezoning petition. This petition is consistent with the GMP.
COLLIER COUNTY PLANNING COMMISSION (CCPC): The CCPC, heard Petition PUDZ-
PL20190000734, Immokalee Fair Housing Alliance, Inc. RPUD (PUDZ) on July 2, 2020, and voted 5 -0
to forward this petition to the Board with a recommendation of approval of the PUDZ and the Agreement
Authorizing Affordable-Workforce Housing Density Bonus. There was one stipulation to the PUD.
Moreover, the CCPC acted as the Environmental Advisory Council (EAC) and voted 5-0 with a
recommendation of approval to the Board. CCPC approval recommendation of the PUDZ, the Agreement
Authorizing Affordable-Workforce Housing Density Bonus, and the EAC was unanimous. Moreover,
there were no letters of opposition. As such, this petition will be placed on Summary Agenda
The CCPC stipulation includes a required change to the PUD:
Exhibit B
• Deleting the reference “SPS = Same as Principal Structure” under the Development Standards
Table.
LEGAL CONSIDERATIONS: This is a site specific rezone to a Residential Planned Unit
Development (RPUD) Zoning District for a project to be known as the Immokalee Fair Housing Alliance
Inc. RPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all
the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it
consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory or
unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the
listed criteria below.
Criteria for RPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed RPUD with the goals, objectives and policies of the
Growth Management Plan.
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4. Consider: The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with RPUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed RPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested RPUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phas es of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
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18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed RPUD rezone on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the RPUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the Board heari ng as these items relate
to these criteria. The proposed Ordinance was prepared by the County Attorney’s Office, and it is
approved as to form and legality. The rezone requires an affirmative vote of four for Board approval
(HFAC)
The accompanying Agreement Authorizing Affordable-Workforce Housing Density Bonus is approved
for form and legality and requires a majority vote for Board action. However, if there are not enough
votes to approve the rezone, this Agreement will be withdrawn- JAB
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approves the request for Petition PUDZ-PL20190000734,
Immokalee Fair Housing Alliance, Inc. RPUD (PUDZ) and the accompanying Agreement Authoriz ing
Affordable-Workforce Housing Density Bonus.
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Prepared by: Timothy Finn, AICP, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report - Immokalee Fair Housing Alliance, Inc. RPUD (PDF)
2. Attachment A - Revised Proposed Ordinance - 072820 (PDF)
3. Attachment B - FLUE Consistency Memo (PDF)
4. Attachment C - Waiver from Cultural Archaeological Assessment (PDF)
5. Attachment D - Immokalee CRA Support Letter (PDF)
6. Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (PDF)
7. [Linked] Attachment F - Application and Back up materials1 (PDF)
8. Attachment G - Revised public hearing signage (PDF)
9. Attachment H - Waiver Applicant for hybrid quasi-judicial hearing- Immokalee Fair Housing
Alliance (PDF)
10. Attachment I - Approval signatures (PDF)
11. Attachment J - Approval letters (PDF)
12. Legal Ad - Agenda ID 11592 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.A
Doc ID: 11592
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the uninc orporated area
of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from the Residential Single Family-4 (RSF-4) zoning
district to a Residential Planned Unit Development (RPUD) zoning district for a project known as
Immokalee Fair Housing Alliance Inc. RPUD. The project will allow up to 128 residential dwelling units.
The property is located at the northwest corner of Lake Trafford Road and North 19th Street, Immokalee,
in Section 32, Township 46 South, Range 29 East, Collier County, Florida, consisting of 9.52± acres; and
by providing an effective date. [PL20190000734]
Meeting Date: 09/08/2020
Prepared by:
Title: – Zoning
Name: Tim Finn
07/15/2020 2:47 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
07/15/2020 2:47 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 07/27/2020 3:57 PM
Community & Human Services Cormac Giblin Additional Reviewer Completed 07/28/2020 8:50 AM
Zoning Ray Bellows Additional Reviewer Completed 07/29/2020 9:34 AM
County Attorney's Office Jennifer Belpedio Additional Reviewer Completed 07/30/2020 10:07 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 08/03/2020 8:47 AM
Growth Management Department James C French Deputy Department Head Review Completed 08/05/2020 2:21 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 08/19/2020 12:44 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 08/19/2020 1:02 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/19/2020 1:58 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 08/24/2020 11:35 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 09/01/2020 12:10 PM
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Board of County Commissioners MaryJo Brock Meeting Pending 09/08/2020 9:00 AM
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PUDZ-PL20190000734 Immokalee Fair Housing Alliance Inc. RPUD Page 1 of 16
Revised: June 19, 2020
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JULY 2, 2020
SUBJECT: PUDZ-PL20190000734; IMMOKALEE FAIR HOUSING ALLIANCE,
INC. RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD)
______________________________________________________________________________
OWNERS/CONTRACT PURCHASER/AGENT:
Owners:
Barron Collier Partnership, LLLP
2600 Golden Gate Parkway #200
Naples, FL 34105
Contract Purchaser/Applicant: Agent:
Immokalee Fair Housing Alliance, Inc. Andres Boral, P.E., M.B.A.
208 Boston Avenue Canon Sandora, E.I.
Immokalee, FL 34142 Boral Engineering & Design, Inc.
9911 Corkscrew Road
Estero, FL 33967
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an
application to rezone property from the Residential Single Family-4 (RSF-4) zoning district to a
Residential Planned Unit Development (RPUD) zoning district and approval of the accompanying
Agreement Authorizing Affordable-Workforce Housing Density Bonus. The subject property is
comprised of one parcel and is owned by Barron Collier Partnership, LLLP.
GEOGRAPHIC LOCATION:
The subject property is located at the northwest corner of Lake Trafford Road and North 19th Street,
Immokalee, in Section 32, Township 46 South, Range 29 East, Collier County, Florida, consisting
of 9.52+/- acres (see location map on page 2).
PURPOSE/DESCRIPTION OF PROJECT:
This petition seeks to rezone the property to RPUD to allow for the development of up to 128
residential dwelling units at 13.44 (DU/AC).
17.A.1
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PUDZ-PL20190000734 Immokalee Fair Housing Alliance Inc. RPUD Page 2 of 16
Revised: June 19, 2020
17.A.1Packet Pg. 3093Attachment: Staff Report - Immokalee Fair Housing Alliance, Inc. RPUD (11592 : Immokalee Fair Housing
PUDZ-PL20190000734 Immokalee Fair Housing Alliance Inc. RPUD Page 3 of 16
Revised: June 19, 2020
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses, zoning classifications, and maximum
approved densities for properties surrounding boundaries of Immokalee Fair Housing Alliance Inc.
RPUD:
North:
Undeveloped land, with a current zoning designation of Faith Landing RPUD
(4.98 DU/AC), which is approved for single-family attached and detached
residential units, to the east is developed with single family residential, with a
current zoning designation of RSF-4
East: North 19th Street, (local road), then developed single family residential, with a
current zoning designation of RSF-4, to the south is developed multi-family
residential, with a current zoning designation of Residential Multi-Family
(RMF-12) District, then at the northeast corner of North 19th Street and Lake
Trafford Road intersection is developed with a gas station with convenience
store, with a current zoning designation of Commercial Intermediate (C-3)
District
South: Lake Trafford Road (local road), then developed with a nursery at the at the
southwest corner of North 19th Street and Lake Trafford Road intersection, then
to the west is developed with mobile homes with a current zoning designation
of Village Residential (VR) District
West: Undeveloped land, with a zoning designation of Rural Agricultural within the
Mobile Home Overlay (A-MHO) District
Aerial Photo (Property Appraiser (GIS)
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Packet Pg. 3094 Attachment: Staff Report - Immokalee Fair Housing Alliance, Inc. RPUD (11592 : Immokalee Fair Housing Alliance (PUDZ))
PUDZ-PL20190000734 Immokalee Fair Housing Alliance Inc. RPUD Page 4 of 16
Revised: June 19, 2020
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The Fair Housing Alliance PUD rezone property is currently
designated Urban – High Residential Subdistrict, as identified on Future Land Use Map series of
the Immokalee Area Master Plan (IAMP). Relevant to this petition, High Residential Subdistrict
provisions allow a maximum density of 16 dwelling units per acre (DU/A) for the subject parcel.
This request is for a density less than 14 DU/A.
According to the IAMP, “the purpose of this [High Residential] designation is to provide a
Subdistrict for high density residential development. Residential dwellings shall be limited to
multi-family structures and less intensive units such as single family and duplexes provided; they
are compatible with the district. Mobile home developments shall be permitted only in the form
of mobile home subdivisions or parks as defined in the Land Development Code. A density less
than or equal to eight (8) dwelling units per gross acre is permitted.”
The Immokalee Area Master Plan, Density Rating System, section “1.a” states, in part, “within the
applicable Urban designated areas, a base density of 4 residential dwelling units per gross acre is
allowed, though not an entitlement.”
The Immokalee Area Master Plan, Density Rating System, Density Bonuses subsection “b” states,
“to encourage the provision of affordable housing within certain Subdistricts in the Urban
Designated Area, a maximum of up to twelve (12) residential 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) and if the affordable housing units are targeted for families earning no greater than 140%
of the median income for Collier County. This bonus may be applied to an entire project or
portions of a project provided that the project is located within the Neighborhood Center (NC)
Subdistrict, Commerce Center-Mixed Use (CC-MU) Subdistrict or any residential subdistrict.”
This developer has a proposed “Agreement Authorizing Affordable-Workforce Housing Density
Bonus…” (updated for a maximum of 128 DUs with a density of 13.44 units per gross acre). The
“Agreement” ensures that the developer constructs 90 affordable units (70% of the 128 for sale or
rental units) for the 9.44 DU/A density bonus granted.
The Fair Housing Alliance project may be eligible for up to 16 DU/A with a base of 4 DU/A + 12
DU/A for a total of 152 DUs (16 DU/A * ±9.52 = 152.32 DU/A = 152) and, the density proposed
is consistent with the Density Rating System of the IAMP. Based upon the above analysis, this
proposed PUDZ may be deemed consistent with the IAMP and the FLUE. (see Attachment B –
FLUE Consistency Review)
Transportation Element: In evaluating this project, staff reviewed the applicant’s September 24,
2019 Trip Generation Statement (TIS) for consistency with Policy 5.1 of the Transportation
Element of the Growth Management Plan (GMP) using the then applicable 2018 and the current
2019 Annual Update and Inventory Reports (AUIR).
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Packet Pg. 3095 Attachment: Staff Report - Immokalee Fair Housing Alliance, Inc. RPUD (11592 : Immokalee Fair Housing Alliance (PUDZ))
PUDZ-PL20190000734 Immokalee Fair Housing Alliance Inc. RPUD Page 5 of 16
Revised: June 19, 2020
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation appl ications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible development,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment that
is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is significant up to the point where it is equal to or
exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.”
Staff finding:
According to the TIS provided with this petition, the requested PUDZ rezone proposes a maximum
of 128 total multi-family dwelling units, which due to the affordable housing of farmworker
families who use a greater percentage of bicycle, bus and carpooling as a major means of
transportation the number of equivalent dwelling units has reduced by a factor of 0.5 or 64 dwelling
units; which will generate a projected +/- 40 PM peak hour, two-way trips that will occur on the
following adjacent roadway network. This alternative calculation is incorporated into the PUD
trip limit developer commitment.
The trips generated by this development will occur on the following adjacent roadway link:
Roadway Link 2018
AUIR
LOS
2019
AUIR
LOS
Current Peak Hour
Peak Direction
Service
Volume/Peak
Direction
2018
Remaining
Capacity
2019
Remaining
Capacity
Lake
Trafford
Road
Carson
Road to
State Road
29
C C 800/East 249 292
17.A.1
Packet Pg. 3096 Attachment: Staff Report - Immokalee Fair Housing Alliance, Inc. RPUD (11592 : Immokalee Fair Housing Alliance (PUDZ))
PUDZ-PL20190000734 Immokalee Fair Housing Alliance Inc. RPUD Page 6 of 16
Revised: June 19, 2020
State Road
29
9th Street to
County
Road 29A
North
D D 525/South 174 68
• Note: The above link on SR 29 has an expected deficiency in 2025; however, the traffic impacts from this development
are less than 1% and therefore consistent with GMP Policy 5.2 are considered a “de minimis” impact.
Based on the 2019 AUIR’s, the adjacent roadway network has sufficient capacity to accommodate
the proposed trips for this project within the 5-year planning period. Therefore, the subject
rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth
Management Plan.
Conservation and Coastal Management Element (CCME): The petition is consistent with the
applicable provisions of the Conservation and Coastal Management Element (CCME) of the GMP.
Prior to unpermitted clearing that occurred between 2007-2008, the project site consisted of 9.41
acres of native vegetation. A minimum of 1.41 acres (15 percent) preserve is required and shall be
placed under preservation and dedicated to Collier County.
GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as
this proposed rezoning. Staff is required to make a recommendation regarding a finding of
consistency or inconsistency with the overall GMP as part of the recommendation for approval,
approval with conditions, or denial of any rezoning petition. This petition is consistent with the
GMP.
STAFF ANALYSIS:
Applications to rezone to or to amend RPUDs shall be in the form of a RPUD Master Plan of
development, along with a list of permitted and accessory uses and a development standards table.
The RPUD application shall also include a list of developer commitments and any proposed
deviations from the LDC. Staff has completed a comprehensive evaluation of this land use
petition, including the criteria upon which a recommendation must be based, specifically noted in
LDC Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the
“PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission
Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s
recommendation. The CCPC uses the aforementioned criteria as the basis for its recommendation
to the Board, who in turn use the criteria to support their action on the rezoning or amendment
request. An evaluation relative to these subsections is discussed below, under the heading “Zoning
Services Analysis.” In addition, staff offers the following analyses:
Environmental Review: Environmental Planning staff has reviewed the petition and the PUD
document to address environmental concerns. The PUD preserve requirement is 1.41 acres (15
percent of 9.41 acres). The proposed PUD Master Plan provides 1.41 acres of preserve, which
meets the minimum 15 percent native vegetation preservation requirement in accordance with
LDC section 3.05.07. Florida Scrub Jays were observed on-site. No other listed species were
observed on the property.
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This project requires Environmental Advisory Council (EAC) review, as this project meets the
EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Specifically, Florida Scrub Jays have been identified on-
site within the last 5 years.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Utilities Review: Public Utilities staff did not review this petition as the property is not within the
Collier County Water-Sewer District.
Landscape Review: Staff has reviewed the petition for compliance with the LDC and recommends
approval of this project. There are no deviations regarding landscape for this petition. The buffer
types labeled on the Master Plan are consistent with the Land Development Code.
Affordable Housing Review: Staff has reviewed the petition and accompanying Affordable
Housing Density Bonus Agreement. The application seeks a density bonus of 9.44 units per acre
in exchange for providing 70% of the residential units (90 units) as rental housing affordable to
households earning less than 80% of the Area Median Income. The proposal meets the
requirements of the Affordable Housing Density Bonus provisions on the LDC. Community and
Human Services Division recommends approval of this project and the associated Affordable
Housing Density Bonus Agreement. (See Attachment E)
Historic Preservation Review: The subject property lies with an Historical/Archaeological
Probability Area. As such the petitioner was required to submit a waiver application from the
required historical and archaeological survey and assessment application. This application was
heard before the Historic/Archaeological Preservation Board (HAPB) at its November 15, 2019
meeting and approved this waiver subject to the condition, “Monitor the excavation by a Certified
Archaeologist.” (See Attachment C)
School District: At this time, there is sufficient capacity within the elementary and middle
concurrency service areas and in an adjacent high school concurrency service area of the proposed
development. At the time of SDP or platting, the project will be evaluated for school concurrency.
Immokalee Community Redevelopment Agency (CRA) – The subject property is located within the
Immokalee Community Redevelopment Area and as such the CRA serves as the primary vehicle
for community and professional input on petitions. The CRA supports the Immokalee Fair Housing
Alliance plans to develop this property with 128 multi-family units. (See Support Letter, dated
August 26, 2019, Attachment D)
Zoning Services Review: Staff analyzed the proposed density and compared it to the densities on
the abutting properties. As previously mentioned in the Surrounding Land Uses and Zoning
portion of the staff report, to the north, the Faith Landing RPUD has a density of 4.98 DU/AC and
to the east of this RPUD is zoned RS-4 which has a density of 4.0 DU/AC. To the east of the
proposed Immokalee Fair Housing Alliance, Inc. RPUD is also zoned RSF-4 (4.0 DU/AC),
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Residential Multifamily (RMF-12) with a density of 12.0 DU/AC, and Commercial Intermediate
(C-3) District. To the south is developed with mobile homes zoned Village Residential with a
density of 14.52 DU/AC and to the west is undeveloped land zoned A-MHO District with a density
of 0.2 DU/AC. This petition proposes a density of 13.44 DU/AC, which is compatible to the
properties to the east and south. Even though Immokalee Fair Housing Alliance, Inc. RPUD is
proposing more dwelling units per acre than what is allowed in the Faith Landing RPUD, RSF-4,
and A-MHO District to the west and north, it should be noted that the existing development in
the surrounding area is a mixture of single, multi-family, and mobile homes and is not out of
context with regard to the community character of the immediate vicinity.
Staff analyzed the proposed uses and associated development standards in the Immokalee Fair
Housing Alliance, Inc. RPUD and compared them with the uses allowed in the Faith Landing
RPUD, RSF-4, RMF-12, C-3, VR, and A-MHO District. Currently, the Faith Landing RPUD has
developed single family residential and is approved for single family detached and attached units
and the RSF-4 District has developed single family which is approved for single family dwellings,
family care facilities, educational plants, and public schools. The RMF-12 property currently has
multi-family dwellings and is approved for multi-family and single-family dwellings, family care
facilities, educational plants, and schools. The C-3 property is currently developed with a gas
station with convenience store and is approved for a wide range of commercial uses. The Village
Residential (VR) property to the south is developed with mobile homes and a nursery and is
approved for single family and multi-family dwellings, mobile homes, family care facilities,
educational plants, and public schools. The A-MHO property to the west is currently undeveloped
and is approved for mobile homes and a mixture of housing types and agricultural uses. Therefore,
the proposed uses in the Immokalee Fair Housing Alliance, Inc. RPUD would be compatible with
the surrounding allowed uses in the Faith Landing RPUD, RSF-4, RMF-12, C-3, VR, and A-MHO
Districts.
Staff analyzed the development standards for principal structures proposed within the Immokalee
Fair Housing Alliance, Inc. RPUD and how they compare to the Faith Landing RPUD, RSF-4,
RMF-12, C-3, VR, and A-MHO Districts. In short, the minimum building height, minimum
distance between buildings, and the minimum floor areas proposed for the Immokalee Fair
Housing Alliance, Inc. RPUD are less than the Faith Landing RPUD, RSF-4, RMF-12, C-3, VR,
and A-MHO Districts. The minimum front and side yards proposed for the Immokalee Fair
Housing Alliance, Inc. RPUD is more than what is currently allowed in the Faith Landing RPUD,
RSF-4, RMF-12, C-3, VR, and A-MHO Districts. The minimum preserve setback is equal to the
Faith Landing RPUD located to the north. As such, the proposed Immokalee Fair Housing
Alliance, Inc. RPUD development standards are compatible with the surrounding areas around the
Immokalee Fair Housing Alliance, Inc. RPUD property.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in
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relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
The subject site fronts at the northwestern corner of the intersection of Lake Trafford Road
and North 19th Street. Water and wastewater facilities are located within the right-of-way,
and each has enough capacity to serve the proposed RPUD. Drainage solutions would be
evaluated in connection with SDP/platting and construction permits.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s
Office, demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of conformity with the
relevant goals, objectives, and policies of the GMP within the GMP Consistency portion
of this staff report (or within an accompanying memorandum).
4. The internal and external compatibility of proposed uses, which condition s may
include restrictions on location of improvements, restrictions on design, and buffering
and screening requirements.
As described in the Staff Analysis section of this staff report subsection Landscape Review,
staff is of the opinion that the proposed project will be compatible with the surrounding
area. The Master Plan proposes the appropriate perimeter landscape buffers.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The RPUD is required to provide at least 60% of the gross area for usable open space. No
deviation from the open space requirement is being requested, and compliance would be
demonstrated at the time of SDP or platting.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at time
of first development order (SDP or Plat), at which time a new TIS will be required to
demonstrate turning movements for all site access points. Finally, the project’s
development must comply with all other applicable concurrency management regulations
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when development approvals, including but not limited to any plats and or site
development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
The area has adequate supporting infrastructure, such as wastewater disposal systems and
potable water supplies, to accommodate this project based upon the commitments made by
the petitioner, and the fact that adequate public facilities requirements will continuously be
addressed when development approvals are sought.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications are justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
One deviation is proposed in connection with this request to rezone to RPUD. See
deviations section of the staff report beginning on page 13.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable”:
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the Growth Management Plan.
Comprehensive Planning staff determined the subject petition is consistent with the goals,
objectives, and policies of the FLUM and other elements of the GMP.
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding
Land Use and Zoning section of this staff report. The proposed use would not change the
existing land use patterns of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size and therefore will not result in an isolated district
unrelated to adjacent and nearby districts. It is also comparable with expected land uses by
virtue of its consistency with the FLUE of the GMP.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The square-shape boundary of the RPUD logically follows the external boundary of the
parcel assembled for the rezoning.
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5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed rezone is not necessary, but it is being requested in compliance with the LDC
provisions to seek such changes. It should be noted that the proposed uses are not allowed
under the current zoning classification.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Staff is of the opinion that the proposed PUD Rezone is consistent with the County’s land
use policies that are reflected by the FLUE of the GMP. Development in compliance with
the proposed PUD rezone should not adversely impact living conditions in the area.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time,
i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation
Element consistency review. Operational impacts will be addressed at time of first
development order (SDP or Plat). Additionally, the project’s development must comply
with all other applicable concurrency management regulations when development
approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed RPUD request is not anticipated to create drainage problems in the area;
provided an environmental resource permit that addresses stormwater best management
practices, stormwater pollution prevention, urban stormwater management, on-site
stormwater treatment, and attenuation storage is obtained from the South Florida Water
Management District. County staff will evaluate the project’s stormwater management
system, calculations, and design criteria at time of SDP and/or plat review.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The current zoning designation of RSF-4 zoning district includes a maximum allowable
height for principal uses of 35 feet. The proposed RPUD includes a maximum allowable
height of residential buildings of 30 feet zoned and 40 feet actual. The proposed RPUD
also eliminates the potential for numerous manufacturing and commercial uses that could
impact light and air to adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results, which may be internal or
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external to the subject property. Property valuation is affected by a host of factors including
zoning; however, zoning by itself may or may not affect values, since value determination
is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Properties to the north, east, and south are developed, whereas the property to the west is
undeveloped, as previously noted. The basic premise underlying all the development
standards in the LDC is that sound application, when combined with the site development
plan approval process and/or subdivision process, gives reasonable assurance that a change
in zoning will not result in deterrence to improvement or development of adjacent property.
Therefore, the proposed zoning change should not be a deterrent to the improvement of
adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
Because the proposed development complies with the GMP through the proposed
amendment, then that constitutes a public policy statement supporting zoning actions when
they are consistent with said Comprehensive Plan. In light of this fact, the proposed
change does not constitute a grant of special privilege. Consistency with the FLUE is
further determined to be a public welfare relationship because actions consistent with plans
are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The proposed uses and development standards are not permitted, according to the existing
classification.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
It is staff’s opinion the proposed uses and associated development standards and developer
commitments will ensure that the project is not out of scale with the needs of the
community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not
specifically review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
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would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Any development anticipated by the PUD Document would require considerable site
alteration, and this project will undergo extensive evaluation relative to all federal, state,
and local development regulations during the SDP and/or platting processes, and again
later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project will have to meet all applicable criteria set forth in LDC Section 6.02.00
regarding Adequate Public Facilities (APF), and the project will need to be consistent with
all applicable goals and objectives of the GMP regarding adequate public facilities, except
as may be exempt by federal regulations. This petition has been reviewed by County staff
responsible for jurisdictional elements of the GMP as part of the amendment process and
those staff persons have concluded that no Level of Service will be adversely impacted
with the commitments contained in the PUD Document. The concurrency review for APF
is determined at the time of SDP review. The activity proposed by this rezoning will have
no impact on public facility adequacy regarding utilities.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
DEVIATION DISCUSSION:
The petitioner is seeking one deviation from the requirements of the LDC. The deviations are
directly extracted from PUD Exhibit E. The petitioner’s rationale and staff
analysis/recommendation are outlined below.
Proposed Deviation #1: (Parking Spaces)
“Deviation 1 seeks relief LDC Section 4.05.04.G, which requires one space per unit plus one
visitor parking space per unit for dwelling units with two bedrooms or larger, to instead reduce the
amount of parking required to 1.5 space per dwelling unit of two bedrooms or larger.”
Petitioner’s Justification: Immokalee farm worker and other low-income families have an
average of 1.5 vehicles or less per family. Farm worker families often use other means of
transportation including bicycle and employer bus transportation to and from work. Bicycle racks
are proposed to accommodate for the future residents. Two bus parking spaces will be provided.
Onsite recreational facilities and the community center will have 10 parking spaces. Please see
Oak Haven Apartments Zoning Verification Letter stating that a Parking Variance was approved
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for a similar affordable housing development in Collier County to allow a reduction in the required
parking to 1.5 spaces/unit.
Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is
approved. Zoning and Development Review staff recommends APPROVAL of this deviation,
finding that in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that
“the element may be waived without a detrimental effect on the health, safety and welfare of the
community,” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations.”
DECEMBER 19, 2019 NEIGHBORHOOD INFORMATION MEETING (NIM):
It should be noted that per the Collier County Land Development Code and the Collier County
Administrative Code for Land Development, a petitioner must run a newspaper advertisement of
a NIM meeting and give notice by mail to property owners and/or condominium and civic
associations at least 15 days prior to a scheduled Neighborhood Information Meeting. It was
discovered in early December 2019 that the petitioner only gave 9 days prior to the December 19
NIM. As such, the petitioner was advised by staff to continue to hold the December 19 NIM;
however, the petitioner needed to schedule a second NIM to comply with the 15-day advertising
policy. On January 16, 2020 the petitioner ran the newspaper ad in the Naples Daily News and
sent the NIM letter notice to all affected residents, businesses and landowners for a February 3,
2020 NIM Meeting.
The applicant conducted the first NIM on December 19, 2019 at the Fellowship Church located at
1411 Lake Trafford Road in Immokalee. The applicant’s agent explained the request for the
proposed rezone.
Canon Sandora, the agent, conducted the meeting with introductions of the consultant team and
staff, and an overview of the proposed RPUD rezoning application, including the requested
residential uses, density, setbacks, maximum allowable height, location of preserve areas, and
access. Following the agent’s presentation, the meeting was opened up to attendees to make
comments and ask the consultant team questions regarding the proposed development. Some
concerns raised by attendees were the detention area and the uses within Tract B. No commitments
were made. A copy of the sign-in sheet, handouts, NIM synopsis, presentation, and transcript are
included in the Backup Materials in Attachment F.
FEBRUARY 3, 2020 NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted the second NIM on February 3, 2020 at the Fellowship Church located at
1411 Lake Trafford Road in Immokalee. The applicant’s agent explained the request for the
proposed rezone.
Dr. Arol Buntzman, chair of the Immokalee Fair Housing Alliance explained and gave a detailed
overview of the nonprofit organization. He explained their plan to develop a 128-unit affordable
housing project for low to very low-income families. After Dr. Arol Buntzmans presentation
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concluded, Canon Sandora, the agent, conducted the meeting with introductions of the consultant
team and staff, and an overview of the proposed RPUD rezoning application, including the
requested residential use to include 8 sixteen-unit buildings with a community center. Mr. Sandora
also explained the projects density, setbacks, maximum allowable height, location of preserve
areas, and access. Following the agent’s presentation, the meeting was opened up to attendees to
make comments and ask the consultant team questions regarding the proposed development. Some
concerns raised by attendees were a proposed pre-school and afterschool in the community center
and any environmental issues. The petitioner said any environmental issues were resolved. The
agent did clarify that the pre-school and afterschool will be just for the residents and will not be a
commercial operation. As such, this commitment was added to the PUD document under accessory
uses, “Pre-School and after school shall be for residents and their guests.” A copy of the sign-in
sheet, handouts, NIM synopsis, presentation, and transcript are included in the Backup Materials in
Attachment F.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW:
This project does not require Environmental Advisory Council (EAC) review, as this project did
not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of
the Collier County Codes of Laws and Ordinances
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on June 15, 2020.
RECOMMENDATION:
Staff recommends the CCPC forward this petition to the Board with a recommendation of approval
of the PUD and of the Agreement Authorizing Affordable-Workforce Housing Density Bonus.
Attachments:
A) Proposed Ordinance
B) FLUE Consistency Memo
C) Waiver Application from the required Historical and Archaeological Survey and
Assessment, approved November 11, 2019.
D) Immokalee CRA Support Letter, dated August 26, 2019
E) Affordable Housing Agreement
F) Application/Backup Materials
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PREPARED BY:
_______________________________________ _____________________
TIMOTHY FINN, AICP, PRINCIPAL PLANNER DATE
ZONING DIVISION-ZONING SERVICES SECTION
REVIEWED BY:
_______________________________________ ______________________
RAYMOND V. BELLOWS, ZONING MANAGER DATE
ZONING DIVISION- ZONING SERVICES SECTION
APPROVED BY:
_________________________________________ ______________________
JAMES FRENCH, DEPUTY DEPARTMENT HEAD DATE
GROWTH MANAGEMENT DEPARTMENT
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‒ 1 ‒
PL20190000734, Immokalee Fair Housing Alliance
Growth Management Department
Zoning Division
C O N S I S T E N C Y R E V I E W M E M O R A N D U M
To: Timothy Finn, AICP, Zoning Services Section
From: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section
Date: (revised to) January 29, 2020
Subject: IAMP Consistency Review of Proposed Planned Unit Development Rezone
PETITION NUMBER: PUDZ-PL20190000734 [REV: 4.2]
PETITION NAME: Immokalee Fair Housing Alliance Residential Planned Unit Development (PUD)
Rezone
REQUEST: This petition requests a rezone from the RSF-4, Residential Single-Family zoning district
to a Residential Planned Unit Development (RPUD) to allow development of up to 128 multi-
family dwelling units – or, up to a maximum density of 13.44 dwelling units per acre.
LOCATION: The subject site, consisting of ±9.52 acres, is located on the northwest corner of Lake
Trafford Road and North 19th Street, Immokalee, in Section 32, Township 46 South, Range 29 East.
COMPREHENSIVE PLANNING COMMENTS: The Fair Housing Alliance PUD rezone property is
currently designated Urban – High Residential Subdistrict, as identified on Future Land Use Map
series of the Immokalee Area Master Plan (IAMP). Relevant to this petition, High Residential
Subdistrict provisions allow a maximum density of 16 dwelling units per acre (DU/A) for the
subject parcel. This request is for a density less than 14 DU/A.
According to the IAMP, “the purpose of this [High Residential] designation is to provide a
Subdistrict for high density residential development. Residential dwellings shall be limited to
multi-family structures and less intensive units such as single family and duplexes provided they
are compatible with the district. Mobile home developments shall be permitted only in the form
of mobile home subdivisions or parks as defined in the Land Development Code. A density less
than or equal to eight (8) dwelling units per gross acre is permitted.”
The Immokalee Area Master Plan, Density Rating System, section “1.a” states, in part, “within the
applicable Urban designated areas, a base density of 4 residential dwelling units per gross acre is
allowed, though not an entitlement.”
The Immokalee Area Master Plan, Density Rating System, Density Bonuses subsection “b” states,
“to encourage the provision of affordable housing within certain Subdistricts in the Urban
Designated Area, a maximum of up to twelve (12) residential units per gross acre may be added
to the base density if the project meets the definition and requirements of the Affordable Housing
17.A.3
Packet Pg. 3116 Attachment: Attachment B - FLUE Consistency Memo (11592 : Immokalee Fair Housing Alliance (PUDZ))
‒ 2 ‒
PL20190000734, Immokalee Fair Housing Alliance
Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as
amended) and if the affordable housing units are targeted for families earning no greater than
140% of the median income for Collier County. This bonus may be applied to an entire project or
portions of a project provided that the project is located within the Neighborhood Center (NC)
Subdistrict, Commerce Center-Mixed Use (CC-MU) Subdistrict or any residential subdistrict.”
This developer has a proposed “Agreement Authorizing Affordable-Workforce Housing Density
Bonus…” (updated for a maximum of 128 DUs with a density of 13.44 units per gross acre). The
“Agreement” ensures that the developer constructs 90 affordable units (70% of the 128 for sale
or rental units) for the 9.44 DU/A density bonus granted.
The Fair Housing Alliance project may be eligible for up to 16 DU/A with a base of 4 DU/A + 12
DU/A for a total of 152 DUs (16 DU/A * ±9.52 = 152.32 DU/A = 152) and, the density proposed is
consistent with the Density Rating System of the IAMP.
Fourth submittal revisions did not affect consistency with the Immokalee Area Master Plan
or Future Land Use Element.
Future Land Use Element Policy 5.6 requires new developments to be compatible with the
surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services
staff as part of their review of the petition in its entirety.
The County recognizes Smart Growth policies and practices in its consideration of future land use
arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote
Smart Growth policies for new development and redevelopment projects pertaining to access,
interconnections, open space, and walkable communities. Each policy is followed by preliminary
and partial review staff observations and comments [in bold italicized text].
Objective 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing
development character of Collier County, where applicable, and as follows:
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code. [The Fair Housing
Alliance Master Site Plan (Exhibit C-1), depicts a corner subject property fronting Lake
Trafford Road (classified as a major arterial road) and North 19th Street (classified local
roadway). Entry points are provided to both Lake Trafford Road and North 19th Street, at
relatively distant points from the intersection.]
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
[Master Site Plan depicts a loop drive providing access to/from both Lake Trafford Road and
North 19th Street.]
17.A.3
Packet Pg. 3117 Attachment: Attachment B - FLUE Consistency Memo (11592 : Immokalee Fair Housing Alliance (PUDZ))
‒ 3 ‒
PL20190000734, Immokalee Fair Housing Alliance
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land
use type. The interconnection of local streets between developments is also addressed in Policy
9.3 of the Transportation Element. [The site abuts North 19th Street along its eastern edge,
and Lake Trafford Road along its southern edge. No local streets and/or interconnection
points with adjoining neighborhoods or other developments are proposed .
Partially-developed residential land lies adjacently north and northwest, where
opportunities for interconnection are not feasible. The adjoining land in this area is already
platted with its Preserve. On-site, this area is planned for the required Preserve area – a
large, contiguous area that extends to along the western boundary – where similarly,
interconnection to residential land does not appear feasible.
Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types. [With
respect to how this development responds to the County’s future plans in providing a
walkable community generally, the Master Site Plan depicts sidewalks along both sides of
the internal traffic areas; with pedestrian walkways along both sides of the North 19th Street
entranceway, and along a single side of the Lake Trafford Road entrance.
With respect to how this development provides a blend of densities, submittal documents
propose a relatively homogeneous design, of uniform density.
With respect to how this development provides common open space, the Master Site Plan
depicts Preserve Area, a sports court, and “recreation areas” throughout the development.
With respect to how this development provides civic facilities, the Master Site Plan depicts
and other materials allow, a Community Center and other amenities that sometimes
function as civic facilities, e.g. polling place.
With respect to how this development provides a range of housing prices and types, Fair
Housing Alliance provides for the construction of 90 affordable residential units of the
maximum of 128 units in multi-family detached buildings.]
CONCLUSION:
Based upon the above analysis, this proposed PUDZ may be deemed consistent with the IAMP
and the FLUE.
PETITION ON CITYVIEW
cc: Ray Bellows, Zoning Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
G: Comp\Consistency Reviews\2020
\\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2020\PUDZ\PUDZ-PL2019-734 Immok FH Alliance_R4 FNL2.docx
17.A.3
Packet Pg. 3118 Attachment: Attachment B - FLUE Consistency Memo (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.4
Packet Pg. 3119 Attachment: Attachment C - Waiver from Cultural Archaeological Assessment (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.4
Packet Pg. 3120 Attachment: Attachment C - Waiver from Cultural Archaeological Assessment (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.4
Packet Pg. 3121 Attachment: Attachment C - Waiver from Cultural Archaeological Assessment (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.4
Packet Pg. 3122 Attachment: Attachment C - Waiver from Cultural Archaeological Assessment (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.4
Packet Pg. 3123 Attachment: Attachment C - Waiver from Cultural Archaeological Assessment (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.5
Packet Pg. 3124 Attachment: Attachment D - Immokalee CRA Support Letter (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3125Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3126Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3127Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3128Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3129Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3130Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3131Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3132Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3133Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3134Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3135Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3136Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3137Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3138Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3139Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3140Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3141Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3142Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3143Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3144Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3145Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3146Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3147Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3148Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3149Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.6Packet Pg. 3150Attachment: Attachment E - Affordable Housing Agreement stamped by CAO 062420-1151 (11592 : Immokalee Fair Housing Alliance (PUDZ))
G-f
PUBLIC H RING NOTICE
(lmmokalee Fair Housing Alliance)
Plann ed Unit DeveloPment Rezone
Petition No'20190000734
CCPC: 17-2-Izozol
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17.A.8
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Planned Unit Development Rezone
Petition No. 20190000734
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Collier G overnment Ce nter3299 East Ta miami Trail,Naples, Flo rida 341(Timothy Finn):239-252_43 12
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17.A.9
Packet Pg. 3153 Attachment: Attachment H - Waiver Applicant for hybrid quasi-judicial hearing- Immokalee Fair Housing Alliance (11592 : Immokalee Fair Housing
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IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER COUNTY RESIDENTS ONLY
The following individuals, residents of Collier County, FL, fully support the efforts of the Immokalee
Fair Housing Alliance, Inc., and are in agreement with their assessment that the homes to many
agricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable and
are not hurricane resistant.
We therefore ask that the Collier County Commissioners approve the Immokalee Fair Housing
Alliance's plans to develop affordable housing on "Lake Trafford Road in Immokalee, Florida."
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17.A.10
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Packet Pg. 3156 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
COLLIER COUNTY RESIDENTS ONLY
The following individuals, residents of Collier County, FL, futly support the efforts of the Immokalee
Fair Ilousing Alliance, Inc., and are in agreement with their assessment that the homes to many
agricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable and
are not hurricane resistant.
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Alliance's plans to develop affordable housing on '6lake Trafford Road in Immokaleen Florida.,'
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17.A.10
Packet Pg. 3157 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
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Packet Pg. 3159 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PE,TITION
COLLIER COUNTY RESIDENTS ONLY
The following individuals, residents of Collier County, FL, fully support the efforts of the Immokalee
Fair Housing Alliance, Inc., and are in agreement with their assessment that the homes to many
agry_c1{tural workers and their families are unfit, ovglcrow{gd,
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We therefore ask that the Collier County Commissioners approve the Immokalee Fair Housing
Alliance's plans to develop affordable housing on *Lake Tr qglrqSoad in Immokalee, Florida."
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17.A.10
Packet Pg. 3160 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER CO UNTY RESID ENTS ONLY
The following individuals, residents of Collier County, FL, fully support the efforts of the ImmokaleeFair Housing Alliance, Inc., and are in agreement with theii asiessment that the homes to manyagricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable andare not hurricane resistant.
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17.A.10
Packet Pg. 3161 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE' INC
PETITION
COLLIER C OU NTY RESIDE NTS ONLY
The following individuals, residents of Collier County, FL, fully support the efforts of the ImmokaleeFair Housing Alliance, Inc., and are in agreement with their asiessment that the homes to manyagricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable andare not hurricane resistant.
We therefore ask that the C_ollier County Commissioners approve the Immokalee Fair HousingAlliance's plans to develop affordable housing on '6lake rrafrora Road in Immokalee, Florida."
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17.A.10
Packet Pg. 3162 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER C OUN TY RESID ENTS OI{LY
The following individuats, residents of Collier County, FL, fuily support the efforts of the ImmokaleeFair Housing Alliance, Inc., and are in agreement with theii asiessment that the homes to manyagricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable andare not hurricane resistant.
we therefore ask that the Collier County Commissioners approve the Immokalee Fair HousingAlliance's plans to develop affordable houiing on'(Lake rrartora Road in Immokalee, Florida.,,
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17.A.10
Packet Pg. 3163 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER COUN TY RESIDE NTS ONLY
The following individuals, residents of Collier County, FL, fully support the efforts of the ImmokaleeFair Housing Alliance, Inc., and are in agreement with their asiessment that the homes to manyagricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable andare not hurricane resistant.
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17.A.10
Packet Pg. 3164 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
COLLIER COUNTY RESIDENT S ONLY
The following individuals, residents of Collier County, FL, futly support the efforts of the Immokalee
Fair Housing Alliance, Inc., and are in agreement with their assessment that the homes to many
agricultural workers and their families are unflt, overcrowded, frightening, unsafe, unaffordable and
are not hurricane resistant.
We therefore ask that the Collier County Commissioners approve the Immokalee Fair Housing
Alliance's plans to develop affordable housing on 6'Lake Trafford Road in Immokalee, Florida."
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17.A.10
Packet Pg. 3165 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER COUNTY RESIDENTS ONLY
The following individuals, residents of Collier County, FL, fully support the efforts of the Immokalee
Fair Ilousing Alliance, Inc., and are in agreement with their assessment that the homes to many
agricultural workers and their families are unflt, overcrowded, frightening, unsafe, unaffordable and
are not hurricane resistant.
We therefore ask that the Collier County Commissioners approve the Immokalee Fair Housing
Alliance's plans to develop affordable housing on "Lake Trafford Road in Immokalee, Florida."
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17.A.10
Packet Pg. 3166 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER COUNTY RESIDENTS ONLY
The following individuals, residents of Coltier County, FL, fully support the efforts of the Immokalee
Fair Housing Alliance, Inc., and are in agreement with their assessment that the homes to many
agricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable and
are not hurricane resistant.
We therefore ask that the Collier County Commissioners approve the Immokalee Fair Housing
Alliance's plans to develop affordable housing on "Lake Trafford Road in Immokalee, Florida.',
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17.A.10
Packet Pg. 3167 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
IMMOKALEE FAIR HOUSING ALLIANCE, INC
PETITION
COLLIER COUNTY RESIDENTS ONLY
The following individuals, residents of Cotlier County, FL, fully support the efforts of the Immokalee
Fair Housing Alliance, Inc., and are in agreement with their assessment that the homes to many
agricultural workers and their families are unfit, overcrowded, frightening, unsafe, unaffordable and
are not hurricane resistant.
We therefore ask that the Collier County Commissioners approve the Immokalee Fair Housing
Alliance's plans to develop affordable housing on '6l-,ake Trafford Road in Immokalee, Florida.,'
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17.A.10
Packet Pg. 3168 Attachment: Attachment I - Approval signatures (11592 : Immokalee Fair Housing Alliance (PUDZ))
P_e3qe niyer Pre$Dytery
PRESB'ITERIAN C;{URCH (U S.A.)
5600 P€ACE RIVEII ROAD NORTH PORT, FLORIDA 3r'287
r_-cbruary 29, 2020
(;ouril. (:ommissione8
-1199 Tarniami lhil F-asL Suite l0-i
Nanlcs. l:r. .r.l I I:
Rli: Imrnokalec Fair -rlousing Ariance. Inc. appticatio, to devcrop atlbnrabrc housing on rakc Tm.ffonr Road
I)mr Comnissiooc,n.
I hereby ccni$ thu abovc. uction ofpeacc Rirer presbvten.
Peace River Prcsbyrcry is 57 consrcgarions ;n south*cst ,orida nith a mcmbcrsJrip or r4,152 rairy ar)d 147clcry1' Pcacc River er.sbi'rer-v oipcrircs Mision peniel in ImmikJr ,rli-"o .ro,"o to the ncers oIrar,wo*ers' Al a pcscc Rivcr presnyrcn' statal rvreedng on r._"L*"-r, ii, ztzo. ,rre prcsbytery lored
l;ilrously ro apprcve thc io,o*itg motion regardiog air appuJoo J.autuu rnr a hearing in corier
Peacc Rivcr Presbytcry hrrl-v suppns the ciforts ofthc Immolnr€e Fair l,ousiDg Alriancc- IDc-. aadagree uir-h their ussessmcnt rtrar the h.mes ," ,,*1, "gri"ul;;*i*ro;il;:; ;r_it il ,]#;o,crcrawded. &ighrcning, unsafc. unatrordabrc ani ai ", rrG"rr. *ri"i-i w;;;;; ;;;L,lhc co'ier coqrtv cohEissioDsrs rppro"" .t. r-,,it"il'iiir rrousiog aliatrcers praEs tudevelop affordabtc trorsing oa Lake i'nfnra n*a ii il.rfr* ff-
D.
Srated C Pc:rce ery
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L.,/Fair Foods Stan&nls Council
330 S- Piaeapplc Avc
Sarasota FL. j4236
REV,MEHT'A SCRUGGS. 6E}{ERAI. PEES31.iER!E!rE lqd.a$.@ggfi4geQ
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REV. On. RANDY fir€looY. SIATED CLERT(
1.428.a421. FAx. 941.423.*r' @
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17.A.11
Packet Pg. 3169 Attachment: Attachment J - Approval letters (11592 : Immokalee Fair Housing Alliance (PUDZ))
Ut
ilri ST. PnuL,s PneseyTERIAN CuuRcH
February t9,2O2O
Lorraine Salzmann
Clerk of Session
CC: lmmokalee Fair Housing Alliance
Connectng peoptc with God
Board of County Commissioner,s
Administration Building, Collier County Government Center
3299 Tamiami Trail East, Suite 303, Naples, FL 34112
we are members of the Session of st. pau's presbyterian church. we respectfuryrequest that you approve the application of lmmokalee Fair Housing Alliance, lnc.to develop affordabre housing on Lake Trafford Road in rmmokaree.
we send prayers of praise to those who began this endeavor, to provide decenthousing to low income families. We pray the Board of County Commissioners
make decisions with open mindsand hearts. Wesend blessing to all asyouworktogether and reap the rewards of love and caring for those in need.
941.a:6.255? Fax94i.423.15ag
17.A.11
Packet Pg. 3170 Attachment: Attachment J - Approval letters (11592 : Immokalee Fair Housing Alliance (PUDZ))
DorNc
THE MOST
GOOD
March 10,202e,
Board of County Commissioners
Ammon ization Building, Govemment CenterJZeg tamiami Trail East, Suite 303
Naples, Florida 34112
I am a life member of the Salvetion Army Advisory Board in Naples,
l!119r,., non-profit orsanization. t,. ;"ir;;i il;ylu approve rreapplication of Immokalee Fair Housing Altia;;.., i; develop affordablehousing on Lake Trafford Read in fmriokafe.--"-
--
The._salvatrbn Army Board is aware of the injustice to farmworkers and theirfamilies to fined decent, safe and aforOaUfe''nJuJi-ng^-. otfrer man tnedeplorable, mold infested, over-crowded, unsafe trjers.
our goal is to build and rent to farmworker famiries and other row incomeand moderate income indMdual and families that fi"e in fmmotai.;t;;
3Jolndj We believe everyone deserves to live in descent safe trouriig,caring for each other and their families.
Our missjon is to provide secure, affordable hunicane resistant rentalhotlsing for farmworkers and other row
"no moo"."ie incorne residents oflmmokalee.
Richard Grunert
4195 Saint George Lane
Naples. FL,34119
239/591-3636
Thank vou.#-
17.A.11
Packet Pg. 3171 Attachment: Attachment J - Approval letters (11592 : Immokalee Fair Housing Alliance (PUDZ))
17.A.12Packet Pg. 3172Attachment: Legal Ad - Agenda ID 11592 (11592 : Immokalee Fair Housing Alliance (PUDZ))