Ordinance 97-65 ORDINANCE NO. 97-,, 6,5,
~. AN ORDINANCE AMENDING THE IMMOKALEE AREA MASTER
PLAN OF ORDINANCE NUMBER 89-05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN, FOR THE
UNINCORPORATED AREA Of COLLIER COUNTY, FLORIDA; BY
AMENDING THE IMMOKALEE AREA MASTER PLAN; BY
PROVIDING FOR SEVERABILITY; AND BY PROVIDING AN
EFFECTIVE DATE. ~ ~::
WHEREAS, the Board of County Commissioners adopted the Collier County~rowth
Management Plan on 3anuary 10, 19~9; and
WHEREAS, Collier County has held public hearings to provide for and encourage public
participation throughout the 1996-97 plan amendment process; and
WHEREAS, Collier County did submit the 1996-97 Growth Management Plan Amendments
to the Department of Community Affairs for preliminary review on April 29, 1997; and
WHEREAS, the Department of Community Affairs did review and make written objections to
IMMOKALEE AREA MASTER PLAN Amendments to the Growth Management Plan and
transmitted the same in writing to Collier County within the time provided by law; and
WHEREAS, Collier County has 120 days from receipt of the wdtten objections from the
Department of Community Affairs to adopt, adopt with changes or not adopt the proposed
IMMOKALEE AREA MASTER PLAN Amendments to the Growth Management Plan; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and did hold public hearings concerning the adoption of the
IMMOKALEE AREA MASTER PLAN Amendments to the Growth Management Plan on October
26, 1997; and
WHEREAS, all applicable substantive and procedural requirements of law have been met;
and
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA, that:
,~LO3~E: ADOPTION OF AMENDMENTS TO THE IMMOKALEE AREA MASTER PLAN
OF THE GROWTH MANAGEMENT PLAN.
This Ordinance as described herein, shall be known as the IMMOKALEE AREA MASTER
PLAN Amendments to the Growth Management Plan for Collier County, Florida. The Collier
County Growth Management Plan IMMOKALEE AREA MASTER PLAN Amendment Is attached
hereto as Exhibit A and incorporated herein by reference.
~;~[O3:J_~: 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.
.~: EFFECTIVE DATE.
The effective date of this Amendment to the IMMOKALEE AREA MASTER PLAN shall be
the date a final order is issued by the Department of Community Affairs or Administration
Commission finding the Element in compliance in accordance with Section 163.3184, Flodda
Statutes, whichever occurs eadier. No development orders, development pel rnits. or land uses
dependent on this Element may be issued or commence 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 Department of Community Affairs. Bureau of Local Planning.
2555 Shumard Oaks Blvd.. 3" Floor, Tallahassee. Flodda 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County
this .c~.~.. day of'October, 1997.
.'ATTtEST: '. BOARD OF COUNTY COMMISSIONERS
~. C. 'OCK
· - .. ,,,,/ 'I oTH
CHAIRMAN
APPROVED AS TO FORM AND T~,is ~,~di,~,~co ';:~,,
r~nr~ ockno',,/~ed,',~'m~.nt c~f f'hut
~,~n re,'~'ived this ~
ASSISTANT COUNTY ATTORNEY
1997 IMMOKALEE AREA MASTER PLAN
STATE OF FLORIDA)
CO~ OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth
Judicial Circuit, Collier County, Florida, do hereby certify that the
foregoing is a true copy of:
',RDINANCE NO. 97-65
Which was adopted by the Board of County Commissioners on the 28th day
of October, 1997, during Regular Session.
WITNESS my hand and the official seal of the Board of County
Commissioners of Collier County, Florida, this 5th day of November,
1997.
DWIGHT E. BROCK
Clerk of Courts and Clerk
Ex-officio to Board of
County Commissioners \~%\% ~ ~ ~ ~
s/Susan Barb~et6i i'~:~-~'!~
COLLIER COUNTY
GROWTH MANAGEMEN'I' PIAN
FUTURE IAND USE ELEMENT
IMM O KALEE AREA MASTER PIAN
IMMOKALEE MASTER PLAN
Prepared By:
COLLIER COUNTY
COMPREHENSIVE PLANNING SECTION
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
OCTOBER 1997
AMENDMENTS TO COLLIER COUNTY GROVVTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
Symbol Date Amended Ordinance No.
· INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT V/ILL BE UPDATED AS CURRENT
INFORMATION BECOMES AVAILABLE.
TABLE OF CONTENTS
Page
I. INTRODUCTION 1
II. OVERVIEW 2
*Ill. IMPLEMENTATION STRATEGY
*A. Goals, Objectives and Policies 6
°B. Land Use Designations and Future Land Use Map 9
SUPPORT DOCUMENT - STUDY AREA INVENTORY/ASSESSMENT
A. introduction 1
B. History of Immokalee 1
C. Demographics 4
D. Land Use - Exi~*ing and Future 7
E. Natural Resources 21
F. Public Facilities 33
LIST OF TABLES IN SUPPORT DOCUMENT
I Estimate of Permanent Population 4
2 Age Distribution (1980 and 1990 Census) 5
3 Racial Comparison (1980and 1990 Census) 6
4 Estimated Population: Permanent, Seasonal & Peak Season 7
Totals - Immokalee 1990, 1995 & 2000
5 Existing Land Use (1995) 10
6 Commercial Land Comparison 12
7 Future Land Use Designation Acreages 15
8 Residential Housing Potential 18
9 Park Acreage Demand 19
10 Suitability of Soil Associations for Septic Tank 26
Installation1
11 Projected Sanitary Sewer Demand 36
12 Traffic Counts (1997-2002) 46
13 Road Improvements (FY97-02) 46
15 Immokalee Student Enrollment (1989 & 1996) 51
Adopted Portions
TABLE OF CONTENTS
(continued)
LIST OF RGURES IN SUPPORT DOCUMENT
Pa~le
I Immokalee Planning Community Map 3
2 Immokalee Existing Land Use Map 11
3 Immokalee Traffic Analysis Zone (TAZ) Map 16
4 Approximate Locations of Major Freshwater Wetlands 22
5 Groundwater Availability in Collier County 21
6 General Soil Associations of Collier County Development 25
Potential
7 Commercial Mineral Extraction Sites in Collier County 28
8 Native Habitats in Colher County 29
9 Approximate Location of Major Remnant Xeric Oak and/or 30
Sand Pine Communities in Collier County
10 Approximate Locations of Major Hammocks 31
11 Wellfield Protection Zones - Immokalee Water &Sewer 34
District
12 Immokalee Water and Sewer District 37
13 Immokalee Water & Sewer District Potable Water Facilities 38
14 Immokalee Water & Sewer District Sanita~ Sewer Facilities 39
15 Major Drainage Basins - Collier County 41
16 Immokalee Landfill 43
17 Existing Roadway Network, Immokalee 45
18 Immokalee Bicycle/Pedestrian Facilities 52
APPENDICES
APPENDIX I : Detailed Population Study for Immokalee
APPENDIX I-A: Estimating Population in Immokalee
APPENDIX II: Public Participation Meetings
APPENDIX III: Building Immokalee Together Project
APPENDIX IV: Immokalee Main Street
APPENDIX V: Immokalee/Flodda Enterprise Zone Program
The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE
REDEVELOPMENT AREA STUDY are available as separate documents. Contact the
Collier County Comprehensive Planning Section for further information,
III. IMPLEMENTATION STRATEGY
This Section is where the plan is placed into effect. Implementation strategies include
Goals. Objectives, and Policies, and the Land Use Designation Section.
A. GOALS, OBJECTIVES AND POLICIES
POPULATION
e GoAL h TO MAINTAIN A HIGH QUALITY OF POPULATION E.qTIMATES THAT
EMPLOY AN APPROPRIATE MIX OF CENSUS METHODOLOGIES
CONSISTENT WITH FLORIDA STATE PLANNING REQUIREMENTS AND
THE UNIQUE NEEDS OF THE IMMOKALEE COMMUNITY.
OBJECTIVE 1.1:
Provide accurate annual estimates of the housing units and the population residing in the
Immokalee community. Estima.~s will be coordinated with Collier County and the State of
Florida's planning procedures. By 1998 population estimating standards and projection
procedures for the Immokalee community will be developed and implemented in a manner
that ensures that these standards and procedures are well maintained over time.
Policy 1.1.1:
Employ timely Immokalee population estimates in establishing and maintaining adequate
housing and Level Of Service (LOS) Standards to ensure the community is adequately
served by the Immokalee urban area's sanitary sewer, solid waste collection, sub-surface
drainage, and potable water systems; roads; and recreational facilities.
Policy 1.1.2:
Provide for an uncomplicated and efficient process of gathering and monitoring the
population-related information generated by the independent Immokalee Water and Sewer
and Fire districts; the Collier County Public Schools;. State of Flodda State~ntities including
but not limited to, the departments of Agriculture, Community Affairs, Health and
Rehabilitative Services, and Labor and Employment Security; and Federal entities including
but, not limited to, the Public Health Service and the U.S. Postal Service.
vv,,,.,,~,.,%l ~,~,~.-,.,~.,~ v~, ,,~v ~,;,~,v,, ,v __, .~v, ~ ,,,~ v~,,,7 ,~l:l,v,,~, .~,
,,, .'.,,-:, ..~, ~,,, ,,,..,,,d...,.~ =re3 * ....,~ ,.,~,;,.,;,, --.-,,,~ ......, ....~,~,~,~ s ....,~,-.., ....reS3tcd
ufaon the receipt '-~ *. '"~;-~ *-""" +~"' n ....,;,, !n ,h= region. T~ .......;~;:;h, ^t ......,
R-eOion. a! P!ann!ng Cc',:'nciL
OBJECT!VE
O~e~eaf~f~'-~.4996-Evaluation~nd~ppraisa~Report-submittal date:-the Growth
Dl,~nn;n,-s l""~n,.Jx4r.ne. ntehe. II ~,,,"~n,,41a~f ~ mlrl f4~/~,'aft~ f~ea,e/~l; th~ Imr.n,~b~le,,-~ .fr4n~n
~,-~-~-~ t.he-best-available-n~t~ics, to-ensure-that4h~ssi~e
~s-employed feFa~lequate-housin~~adoptedLeve4~Of
"ies4n-the-4mmok~!ce zrea.--..Soun~demogf~ data4s necessary
... and
Pc!icy !.2.!:
~nd,jcti. ' sof4he4mmokalee-Urban Areamust be
completed prier to
Polk;y !.2~2:
Ensure the avaifability-ol~alfr,,iemand-appropriatelyiocated land-for-the sanitary sewer,
................... ~, ...... pet aci!ities necessa~ry to su
re4~-:~,,al-arKN:levebpmem acti;~L ': .-sJay-~st available popu!atior+-pr~4er~
a,.qd ~-estimat~j, hs-~sd4or and
LAND USE
GOAL Ih ENHANCE IMMOKALEE'S QUALITY OF LIFE, NATURAL BEAUTY,
ENVIRONMENTAL QUALITY AND SMALL-TOWN CHARACTER, ITS
STABLE NEIGHBORHOODS, AND ITS STATUS AS THE URBAN HUB FOR
THE SURROUNDING AGRICULTURAL REGION.
OBJECTIVE I1.1:
Unless otherwise permitted in this Master Plan for Immokalee, new or revised uses of land
shall be consistent with designations outlined on the Future Land Use Map. The Future
Land Use Map and companion Future Land Use Designations, Districts and Subdistricts
shall be binding on all Development Orders effective with the adoption of the Master Plan
for Immokalee. Through the magnitude, location and configuration of its components. the
Future Land Use Map is designed to coordinate land use with the natural environment
including topography. soil and other resources; maintain and develop cohesive
neighborhood units; promote a sound economy; and discourage undesirable growth and
development patterns. (This objective shall supersede Objective I in the County-
wide Future Land Use Element of the Growth Management Plan.)
Policy I1.1.1:
The Immokalee Master Plan Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
A. Residential Desi~nation 1. Low Residential Distdct
2. Mixed Residential Distdct
3. High Residential Distdct
4. PUD Commercial
B. Commercial Desi.qnation
1. Commercial Distdct - State Road 29 and Jefferson Ave.
4
2, Neighborhood Center District
3, Commerce Center - Mixed Use District
4 r ' _ent ';jthin PUD S4abdistdct
8: Commer",ja! 'J.,'~der Criteria Subdistri~
C. Industrial Desiqnation
1. industrial District
2. Commerce Center - Industrial District
3. Business Park District
Standards and permitted uses for each Immokalee Master Plan Future Land Use Distdct
and Subdistrict are identified in the Designation and Description Section. (This Policy shall
supersede Policies 1.1 and 1.3 in the County-wide Future Land Use Element of the Growth
Management Plan. In addition, the Immokalee Master Plan Future Land Use Map shall be
used instead of the County-wide Future Land Use Map.)
Policy I1.1.2:
Collier County shall closely coordinate the location, timing, intensity and design of future
development. This policy shall b: implemented through the County's Adequate Public
Facilities Ordinance
Policy 11.1.3:
Land use transition between lower and higher intensity uses shall be achieved through the
use of natural vegetative open space buffers, physical barriers such as berms, hedges or
other landscape cover, setbacks and height limitations as described in the zoning and
landscape sections of the County Zoning Ordinar~e Land Development Code.
A~FFfixecl~sidentia! ~'~ use "~* ..... ~" ~a. established-,h~, ~,, ..... ;~, ,k~ mix-of
ree;d~s.r,('i,"~l eln ,r,(,I ,r~e A e r~,'~r~. P.f ;mnla.rr,~n!'e, li~.r', a.f lhie DI,sn tha. n.v;ee:n~ ~,lill~nz~
Residentia! -'-onin~ d!stdct sh3!! be re';iced te reflect the intent ef the .M!×ed
12-c!!cy !L!.5:
properties ,.~,k:,, .ha. n ....... r',,,,,,,, .;,,,,,~, ,oa. n;~,,~,4 ,k~,, ka. ~,-h; ....
~,eve~-of an are= ,,,;,4a. ,,i.,,, ;,-,,- ,ha. ,~;o,,~--, n .....,-,,,,,a.,a.,-, ,ha. ,,-,,,~,,-~-.,,,~, Mast~
· ,,~ vv,,,,,,~,,,~/~v,~,vl-,,,,~,,, ~,,~ ,..,~,,,w~ ~,,,w,v,, w7 v~l-,,~r,r~, ,~
~ ', .
pedest,'!an circulation
ec, o"nem~c incenti';es
Policy I1.1,~_
Land uses that meet the residential needs of the Immokalee community (e.g day care,
health care needs, schools, grocery shopping, recreation) shall be designated within a
reasonable walking distance of those portions of the community which are or will likely
become heavily pedestrian in nature.
Policy 11.1.7-5:
Existing agricultural activities may continue within the Urban Designated Area. New
agricultural uses are permitted as long as they do not become either a nuisance or create
noxious conditions.
Policy I1.1.6:
By 1998, the Comprehensive Planninq Section and the Housin.q and Urban Improvement
Department will review and make a recommendation on land designated and zoning
districts in relationship to the redevelopment efforts of South Immokalee and the economic
development efforts taking place within the Immokalee Enterprise Zone.
....................... ~ ............. ZOn
......................... , ~ ~~-~ ......... *~ that
Obje~ive 11.2:
Redevelopmerit of South Immokalee and the Main Street Area shall be supported by the
Coun~ and Io~1 ~mmunity or~anizations.
Policy 11.2.1
Be~innin~ in ~ gg7, ~he Buildinfl-lmmokalee Toqether Proje~ in conjunction with the Main
Street Project shall pro~de a ~mprehensive approa~ to the redevelopment of South
lmmokalee. Items to be addressed include:
compatibili~
tra~c impacts
pa~ing
buffe~ng
setbacks
architectural character
signage
re-use/redevelopment incentives
pedest~an cir~lation
e~nomjc in~ntjves
Policy 11.2.2
Alternative fundin~ sour~s ~11 be investiqated by ~gg8 in order to pro~de or e~edite the
implementation of the Buildinq Immokalee T~e~er Proje~ and the Main Street Pm~m.
OBJECTIVE 11.3:
Encourage innovative approaches in urban and project design which enhance both the
environment and the visual appeal of Immokalee.
~'--, Policy 11.3.1:
By September ~ 1998, the Public ,SeP~,es Works Division and T
the Community Development and Environmental Services Division shall seek to identify
alternative funding sources and implement a de~t, and f~nd program for green
i~, streetscape, linked open-space and ~estrian and bicycle amenities
that are compatible with the Immokalee Main Street program and Redevelopment Plan.
"'+*~ ....~+"'~ ..... '.'.'hiGh ,,,;, co~ntdb~tc to '~"- "-'-I"* .......
e 3nd enh3n'-..e the qu3Sity of 4ife:
Policy 11.3.2:
When a proposed project clearly demonstrates benefit to low to moderate income citizens
by promoting affordable housing or enhances the local economy by creating employment
opportunities, the Board of County Commissioners may direct, as necessary, amendments
to the Immokalee Master Plan or Zoning Land Development Code to provide for the
proposed proiect.
OBJECTIVE 11.4:
Provide land use designations, criteria and zoning which recognize the needs of that
significant portion of Immokalee's population which is pdmadly pedestrian in nature.
Policy 11.4.1:
provisic-n of f-,:.-~tiee.~hat~Ree~~std3n 3nd b!k!ng
Lmmok. a~,e-(i,e., bike r3cks, etc.). Implementation of the Comprehensive
Bikeway/Pedestrian Plan will be consistent with the goals of the Buildinq Immokalee
Together Project and the Main Street Project. These two projects should be considered
when funding priorities are reviewed to assure a concentrated approach to redevelopmerit.
OBJECTIVE 11.5:
Recognizing fie increasing need for farm labor, to ensure an adequate number of decent,
safe, healthful, and affordable housing units for farm workers in Immokalee, sites for
housing for farm workers which complies with section 10D-25 of Flodda's Administrative
Code and the Housing Code of Collier County shall be designated so as to keep pace with
the population.
Policy 11.5.1:
New development for housing for seasonal, temporary or migrant workers shall be
permitted in any land use designation provided they are permitted under Section 10D-25
and do not conflict with the zoning districts or Land Use map.
/IYl
~"', Policy 11.5.2:
Transient housinq for farm laborers as identified as "Migrant Labor Camps", as defined by
Section 10D--25 of F.A.C., can also be developed in 3ny commercial land use area if they
conform to the requirements delineated in the General Commercial Zoning District (C-4) of
Cc$Ser Co"nty's Zon:..'..':g Land Development Code regarding development standards,
parking, landscaping and buffedng requirements and are permitted under Section 10D-25
of F.A.C.
c.,!te.,!= t__. en..sure t~t-the~,, '~'- '""-, ~' ....er encourcge '~"'~
i~ ,-,,~...,, .....i,, ;,, ,,,, Urb3n
C:l,, I~n .....'qOQ"') com'-!ete 3 s-.~"een. and ~.
~,T v~,.ww,; ,vv&, I"-
identified, *""'- r ....+,, ~h--,: ........~ ........~ .....,;,,,-, ,,.,,, ,,,-,,hu,,-,, ~,-,~ -,,,~,h:;o,- 3
· ,,~ v~,,,! ~ ...., ,vvv,,,,,,v.,~ ,,~,l~ ~, ~,,v~,.,,~j
(-IX) --B. LAND USE DESIGNATION DESCRIPTION SECTION
The following section describes "?nd use designations shown on the Immokalee Master
Plan Future Land Use Map. These designations generally indicate the types of land uses
for which zoning may be requested. However. these land use designations do not
guarantee that a zoning request will be approved.
Residential Desi~nation
This designation is intended to accommodate a variety of residential land uses including
single-family. duplexes, multi-family, and mobile homes. which does not preclude seasonal.
temporary and migrant farmworker housing.
I~11~
~- '~ 1. Low Residential District
The purpose of this designation is to provide for a low density residential district.
Residential dwellings shall be limited to single-family structures and duplexes. Multi-family
dwellings shall be permitted provided they are within a Planned Unit Development. Mobile
home development shall be permitted in the form of mobile home sub-divisions or parks
and as a mobile home oreday as defined by the r,,,:,,,, r. .... +"' 7"";"" Orda Land
Development Code.
A density less than or equal to four (4) dwelling units per gross acre is permitted.
2. Mixed Residential District
The purpose of this designation is to provide for a mixture of housing types within medium
density residential areas. Residential dwellings shall include single-family structure.
multi-family dwellings, individual mobile homes. and duplexes on a lot by lot basis.
A density less than or equal to six (6) dwellings units per gross acre is permitted.
3. High Residential District
The purpose of this designation is to provide for a district of 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 r, .... ,...o 7,.,,,;,,g t",,..4; ....Land Development
Code. A density less than or equal to eight (8) dwelling units per gross acre is permitted.
IMMOKALEE FUTURE LAND USE MAP
W LR ' "-- ....
LR ~ I ~ LR
~-. ~ 4~;'"
:, ID ,'
~.~ ~t =~ --
~ ', · ~ ~i ... - --
Nonresidential Uses
Non-residential uses permitted within the Residential Designation classifications are limited
to those uses that are compatible and/or support the residential character of the area. The
allowed uses include: parks, open space and pablidy:owned recreational uses. churches.
libraries, cemeteries, public and private schools, day-care centers and essential services as
defined in the County's Zoning Ordff'~nce Land Development Code.
Special Provisions
1. Density Bonuses
a. Proximity to Neighborhood Center and Commerce
If 50% or more of a project ~s within a Neighborhood Center and/or the .Commerce
Center-Mixed Use District, then the maximum density allowed within the Neighborhood
Center or Commerce Center-Mixed Use Distdct of twelve (12) units per acre can be
averaged in with the density of the portion of the project outside of the Neighborhood
Center for the entire project; however, appropriate buffedng to adjacent lower intensity
uses must b__Le achieved.
b. Affordable Housing
Provision of Affordable Housin9 us defined in the Housing Element would add eight (8)
dwelling units per gross acre above the maximum density of the district; however, no
density may exceed sixteen (16) units per acre. This bonus may be applied to an entire
project or portions of a project provided that the project is located within Neighborhood
Center (NC), Commerce Center- Mixed Use (CC-MU). and all residential distncts.
c. Residential In-fill
~Fent=g~at~~m-f4~.,tt~_-e~~l-dwelling units-per-gfess~e-rr+ay-ba
a{~le~ if '.h.e prOjeC, t4S-t4s~-lg)-acres or less in size. The fgllewing con'.fit44sms m'ast-be--m~:
ll~H~-ja=q~st-lae compatible-wi~h-sgf~ing !and use~-the-~y4n question .hasae
sammen sile~eve4epme~-F!an ,,oh adjoinin ..... '*"' there is no common cwneFship,;~ ,.,:'~'
...... ~ e-,, vp~, ,7, - .....
acW-~ ; ' ~csticn w3s not created to take advanta~
i,q-4il~resi.~Rtia! density.
To encouraqe residential in-fill. three (3) residential dwellin.q units per .qross acre may be
added if the follawinq cdteda are met: the project is ten (10) acres or less in size; at the
time of development. the project will be served by central public water and sewer; at least
one abutting property is developed; the project is compatible with surroundinq land uses;
the property in question has no common site development plan with adjacent property;
there is no common ownership with any adjacent parcels; and the parcel in question was
not created to take advantage of the in-fill residential density bonus and was created pdor
to the adoption of this provision in the Growth Mana.qement Plan on January 10, 1989.
d. Roadway Access
If the project has direct access to two (2) or more artedal or collector roads or if there is
project commitment for provision of interconnection of roads with existing or future adjacent
projects, one (1) residential dwelling unit per gross acre may be added above the maximum
density of the district.
Commercial Desiqnation
The designation is intended to accommodate a variety of commercial land uses including
neighborhood oriented commercial uses, commerce center uses, general highway
commercial and commercial development within Planned Unit Developments. Migrant
Labor Camps are also permitted within the Commercial designations.
I1
1. Commercial District
The purpose of this designation is to provide for retail, office, transient lodging facilities and
highway commercial that serve the needs of the traveling public generally C-1 throuqh C-
4Commercial Zoninq Districts as identified in the Land Development Code. These
commercial uses must be located on a major arterial or collector roadway.
A. The fo~!~;:inG development criteda as established in Section 2.27 of the Land
Development Code must be met for future development within the Commercial
Distdct along SR-29 as identified on Zonin,q Maps: 6932N; 6932 S; 6933N; 6933 S;
7904 N; and 7905 N.
,,,, ,,,~ ,v v, ,~ ~. , I r''w' ~ .v
req~-emem4a?? within 5OJeeFof an-existing~road~,whether-on t.he-same-w'
ar-eas-~o-~ot~n, cet ,h,~ ,4 ~n foot sp~.c, ing ..... ~ ..... t ,h~, ~
offie~roadwa~.,s and sh3!! not po...'m~ac~e~
Projec,,,ts-shal4-make-provisiens for sha,~4~.~~ts with
developments.
projec, ts-shaY c ' '
Ek~i!dings--shaH--l~e-set~ad,J~cem~ . "
five (25)-4eet.
Buildings sh3!! b9 sot b3ck from the r93r ~t !i.,',e ~ ,,min, mq~mq-of
P-roje~s-sh8!! pr-ovids~4G)-feot b,Jffe~-between-,:ehic,,J!3r dght-of-w3y
a,qd~dewc~ks. Adj3ccnt ,-,,,.,i,,,-.~ ~h~n coordko, ate~
Preje~s sh3Y provide 3 ten (!3} foot ~3ndsca~pe b~adjac,.,~t
BuiJdmgs-sh3!! h3,;e a m3xim~m-,height-o,ctwe~y-fi-ve~5)
· ,, ,~vr ~"~"=~1 r"'--"""~·
A-rn,.inimum of 2.5% of the gross ore3 of the intodot ,.'ehicu!cr
be ~3nds",c3~pod to ~.
(V4)B. The ~"" ....,-,,-, development cdteda as established in Section 2.2.28 of the Land
,~,.~--,, ,~
Development Code must be met for future development within the Commercial
Distdct along Jefferson Avenue as identified on zon ng map 6933 S.
ACCESS OCt~!.n, tS for f~t4Jre ....... ;e,I ,,4 ....i .....t eh...~tl he. I;n,'tite.~ tH
· ,,~,,,.~,,, ~, v,,~ ~ '/r'~' ,v~
12
Pr-eje-ctc ~h~!! b~ ~ncour~ge{j~e-ma,ke-i~;-:~ions4oFeh~~~
Com~ ' ' ~~ J~A~
~mmercj3~ bu~ding~sh3~ have 3 m3ximum M-~' ~
, ,~,~, ,,
"'~ ~ I '~s~'~ ~" ~ '~1 ~' '~' ~"~' ~"~"'~ F~ ......
Te e~umge the ~ntegretbn e~ prop~unty ~nsid~
..... '~ *~ ~"~" ~, the~ ~nt~gueu~nt ~' .... n~,
,~,,,~ ~,,~ ~,,~] ,~,
~nd e~end to Jefferson~.
~~~~s ~a~ be 3v3~b~e pder tc deve~o~
projects.
........................................ g
i~ un~e~sssn/e~ u~ue h~r~i~
2. Neiqhbo~ood Cemer Dis[dcl
The pu~ose of ~his lend use classilluSion is Io pro~de for cemers of ec~Mty the: sere lhe
needs of ~he su~ounUing neighbomoods. The ~mers should comein s mix of
neighbomoo~ o~eme~ uses such ss ~sy ~re cemer, ps~s. schools. and govemmemsl
ectM~ies~~~ O~her developmere cdteds ~hs: sh~ll
apply ~o ell neighbomoo~ cemers includes ~he following:
s. To achieve ~ neighbomoo~ character, these cemers ere encoumgeU ~o be
snchore~ by elemems~ schools, neighbo~ooa s~le perks, and/or churches.
b. A cemer shoul~ be limited ~o 80-120 ecres in size. end will sere ~ populetion
ranging be~een S.O00 :o 7.S~ people. or eccommoUme e se~ce eres or
one (~) mile redius.
c. The Neighbo~ood Oemers should be no closer ~hsn one (1) mile.
d. Non-residemiel uses sh~ll be ~~ ~o~ ~..~ '~
~ ..........up ~e .......~et .... st le~sl
20% of ~he size of the Neighbo~ood Cemer.
e. Residemiel developmenl within ~he designated neighbomoods ~mer sh~ll
pe~i~ e m~imum density of ~elve (12) units per gross e~e.
Residemjel ~elling shall be limited ~o mul~-f~mily s~m~ures ~nU less
imensive units such es singl~fsmily end duplexes prodded lhey ere
~mpe~ble with ~he dis~d~. ~obile home de~lopmenls shell be periled
only in ~he fo~ of mobile home subdMsions or pe~s ss defined in
Coumy's ~ n~ .... Lend Developmere Code.
13
f. Commercial development shall be permitted within a Neighborhood Center
provided all of the following criteria are met:
1. Commercial uses shall be limited to barber and beauty shops; drug
stores; dell; meat market: bicycle services; restaurant; dry cleaning:
veterinary clinics: medical offices: laundry facilities; any other
convenience commercial uses which is compatible in nature with the
foregoing uses. The Collier County Schoot Board will be notified of
any proposed use to avoid conflict with the nearby schools; and
2. No commercial use shall be permitted within a ¼ mile of an existing
school property line within a Neighborhood Center; and
3. Access to the commercial development must in no way conflict with
the school traffic in the area; and
4 The design of any proposed commercial development must take into
consideration the safety of the school children.
5. The projects within the Neighborhood Centers shall make encoura.qe
provisions for shared parking arrangements with adjoining
developments;
6 Driveways and curb cuts shall be consolidated with adjoining
developments;
7. Projects directly abutting residentially zoned property shall provide, at
a minimum, a 50 foot setback and landscape buffer;
8. Projects shall provide a 10 foot wide landscaped strip between the
abutting right-of-way and the off-street parking area.
From time to time new Neighborhood Centers may be proposed. No two centers may be
closer than one mile from each other. New Neighborhood Centers would require market
justification and must meet size, spacing and use cdteda expressed eadier.
:T-her-e-c.-ep, e-~Ccnter ~cntified a!ong Carsor+-Reed~f~e-easbwest
~:: ..... n ,~ ~,,,~ ,,,h,,,, ,~, ..... !~jins- ' ' e,o~le{l-~-]l:la-dislri~t
(-sc,h"',,,,"d,~c l:~arks.. c~rc, heenete-~, it sha l! ~utgmatiSai~yd~some~:~Ne~~
at that ti.,me-besemeelieib4e4or ' ' sis,--T-he M~ster-P:~n ';;ill be
~cratc the new nc~Jhbo,,'t',oed ccntcr. The sp..~cing rc~4.~-~.men~for
3. Commerce Center- Mixed Use District
The purpose of this designation is to create a major actjvity center that services the entire
Immokalee Urban Designated Area and surrounding agricultural area. The Mixed-Use
District shall function as an employment center and shall encourage commercial and
institutional uses. Uses permitted within this subdistrict shall include shopping center,
governmental institutions, middle or high school, community park and other employment
generating uses. Other permitted commercial uses shall include transient lodging facilities
at 26 dwellinq units per acre. The appropriate zoning districts include C-1 through C-4 as
identified in the Land Development Code.
14
In considering new commercial zoning, pdodty shall be gi~,<:n to protecting existing
residential uses.
Residential development is permitted within the mixed-use subdistrict at a maximum
density of twelve (12) units per gross acre. Residential dwellings shall be limited to
multi-family structures and less intensive units such as single-family and duplexes provided
they are compatible with the district. Mobile home developments shall be permitted only in
the form of mobile home subdivisions or parks as defined in the County's Zoning
Ordinance.
The mixed-use distdct will be controlled via a sedes of performance standards that address
issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and
landscaping.
4. Planned Unit Development Commercial District
Commercial development shall be permitted within a Planned Unit Development provided
the following size and development criteda are met. There are three (3) categories for
PUD Commercial. The commer,.,~al component within a PUD will be allowed to develop up
to the maximum acreage specified in the table below.
CATEGORY I CATEGORY II CATEGORY III
PUD Acres 80+ 160+ 300+
Maximum Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C-2 C-3 C-2, C-3
& C-4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to the nearest
commerce center and no closer than one mile from the nearest PUD
commercial zoning of ten acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than
depth unless otherwise authorized by the Board of County Commissioners;
c. Commercial zoning or development shall be no closer than a ¼ mile from the
nearest existing elementary school boundary; and
d. No construction in the commercial designated area shall be allowed until 30%
of the project has commenced construction unless otherwise authorized by
the Board of County Commissioners.
Non-commercial Uses
In addition to those mixed-uses permitted within lh~s :ubdist.'!~ the Commercial
Desi.qnations, uses such as parks, open space and publicly-owned recreational uses,
churches, libraries, cemeteries, public and pdvate schools. day-care centers and those
essential services as defined in the Zoning OrdL-,3nce Land Development Code are
permitted.
5. Recreational/Tourist District
The purpose of this district is to provide centers for recreational and tourism activity that
utilizes the natural environment as the main attraction. The centers should contain low
intensity uses that attract toudsts and residents while preservinq the environmental
features of the area. Uses .permitted in this district include: passive parks; nature
preserves; wildlife sanctuaries; open space; museums; cultural facilities; madnas; transient
lodqin.q facilities indudinq: hotel/motel, rental cabins, bed & breakfast establis.hments,
campsites; restaurants; recreational vehicles; sporting and recreational camps; low-
intensity retail; sinfile family homes; agriculture; and those essenbal services as defined in
the Land Development Code.
Residential development is permitted at a density of less than or equal to four (4) dwelling
units per gross acre. Transient Iodqing is permitted at a maximum density of ei.qht (8) units
per acre. Rezones are encouraqed to be in the form of a Planned Unit Development
(PUD}. The minimum acreage requirement for a PUD shall be two (2} conti~uous acres.
Industrial Desiqnation
This designation is intended to accommodate a vadety of industrial land uses such as
Commerce Center - Industrial s ?-J Industrial. The Business Park Subdistrict is also allowed
within the Industnal and Commerce Center - Industrial desiqnations.
(IX)(X) 1. Industrial District
The purpose of this designation is to provide industrial type uses including those 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, limit commercial such as child care
centers, and restaurants and other basic industnal uses but not including retail. as
described in the Land Development Code for the Industnal and Business Park Zoning
Districts. Accessory uses and structures customarily associated with the uses permitted in
this district, including offices, retail sales, and structures which are customadly accessory
and cleady incidental and subordinate to permitted principal uses and structures are also
permitted c~,,,~ .... D~, are ~,-+~""'*"'~ +'"' ~,,-.h,,~,, 3 mix ~'~ ;,,,4, ,~,,~1 use*,. and-effic~
H,~,i,.,,-,.,.~ in an attrac.,tive ,'~'~- :;b.~ environment with ~ .... structura4-densit ..... h.~,,~ buildi..-~
cove~e range h.,,, ..... '~,~0/_ ,,, ,~=o/_ .-_,,., ~,-,-,,, ~,',a,,.~.-,~.,~ areas "" ~..,,h funC-tiOnah,Se
;,,, h, ,~,~,~ .... a ,~.,; ...... , h,, ,h .... ~ ....... ~ ,h., ...~ U ......... , ........ !and within
· .,v "'~"'~"i ~'~'"~'~ ~'~ '~' "'~ ""~"~ "'~"'~' ~ ~"~ ,v ~,,~,~
"'~"'""~"~, ~""~'~' '"~""'~ """ "" '~ ~"'~'~""~ ..... ~", """ ~""" ~"'l "~ t''~'''''''v-
ni.,~-~, ~,,,.,, ,,,, n..;~na,~. Business o~.~ ..... ' ~ a minimum '''~' ~ ac-es i^ .i.,,, ,,,,,.,
~'~"'~' ~--,'~ ~ ~'~1' "~". ' ""'~ "'"~' "~ ~' ~ "' "'~.
::'atc,hmen cr .... ,.-,b .....h ....... "*' requ!res ,,,,:,4 .... on ,h .... ~o,,~ The
__,~,~,,,,v ,,,,~ .,~.,, ,~.~,.~ ,,,~ ff.,~,,..~.
~.c.o~n te~:,~~'~uaOe~-reO~dm,9-~i,*t. ed non
Gha~s ccnsP,,tent ';;ith those stated-above:-.B,asiness P3~s -,.ha!!
req,a~4~Ne4:r~t4h~cempatibi!ity ~tandards a: stated under thc-F,-uture--Land--Use~km~nt
lnle~s~ate~,~i-v-ity Center--Designat-i~n for ~ ' ' riat4a4:~ses-
16
(-X-) 2. Commerce Center - Industrial District
The purpose of this designation is to create a major Activity Center that serves the entire
Immokalee Urban Designated Area and surrounding agricultural area. The Industrial
District shall function as an employment center and shall encourage industrial and
commercial uses as described in the Land Development Code for the Commercial (C-1
throu.qh C-5), Industrial and Business Park Zoning Districts. Higher intensity commercial
uses including packing houses, industrial fabrication operation and warehouses shall be
permitted within this District Accessory uses and structures customarily associated with
the uses permitted in this district. including offices. retail sales. and structures which are
customadly accessory and cleady incidental and subordinate Io permitted principal uses
and structures are also permitted. Bur:,~:~e~ten~.ed-to-ior,;Jude-a-m~x of
.d '-'~"es a,,~,,.,,,~ in an a~rastive ,-.~H, ,,. .... ,~,,,,,,.,.-,,, ...,~,, ....
~nd~c.3~y%.ed 3m. aas foNx~th4unction..-,t-use4or-buHer-i,qg-ae4~-enjeyment by '~' ....
.... e-- ............................. W
i,.,,-~,,,~-~ uSes ,,,-,H ~ ............. t;F, am, 9u.r.,incss ~
ascordanc-e wit,h--the-G~Ner-G~ -t~y-Ac.,c, ess Ma~ - ' sistent-with
· ' ' . -T4aff~-C4.rr.~latiorFE-iement.-Commer"j2a! uses s.ha44
~ offices, ~ .... i'-' '--"*. ,~; ...... ' .... ' f3ci!ities~
seme~s/faci!P, ies, ~"~ .F,=u ,,,,~,, ~ per,mitteaLw~hese are3s .... ~ c~, ,.;,.,... Pad~or
Business-Perks must be 3 ,.m, inim~m of 35 acre~-res~ent4a~~!! be
~osume~ a rid/. " ~~s-sl~3!! contain regardjn941a, e-per-m, itt~on ind, ' ~opment "~ ....
' ';'~"""'~ consistent '""'~' '" ...."~"~'~ a . ' at-ks--shale
g ............................
,,,~, ,,,v ~,,,i--~,,~,,,,2 ~ .... ~,~ ~ ~,u,~ ~,,~, ,, ,~ , ~,~,~ ~,,~ v~ ~,~,,,~,,,
A,-.,k,;.,, Ce~ter-G~signation i ......... ~'~' ~"'M indust.qa~
3. Business Park District
Business Parks are intended to include a mix of industrial uses and offices desiqned
in an attractive park-like environment with low structural density where buildinq
coveraqe ran.qes between 25% to 45% and where larqe landscaped areas provide
for bufferin.q and enjoyment by the employees and patrons of the Park. Business
Parks shall comply with the followinq:
a. Business Parks shall be permitted to develop with a maximum of 40% commercial
uses, of the type identified in "c" below, to reserve land within the industrially
designated areas for the intended industrial uses and to ensure compatibility.
b. Access to arterial road systems shall be in accordance with the Collier County
Access Manaqement Policy and consistent with Objective 7 and Policy 7.1 of the
Traffic Circulation Element.
c. Commercial uses shall include, and shall be limited to, uses such as offices,
financial institutions, cultural facilities, and fitness centers/facilities, and. shall only
be permitted within those areas zoned Business Park or Planned Unit
Development within the Industrial Desiqnation.
d. Business Parks must be a minimum of 35 acres in size. The Planned Unit
Development and/or rezonin.q ordinance document for Business Park projects
shall contain specific langua.qe re~ardinQ .the permitted non-industrial uses and
development characteristic .quidelines consistent with those stated above.
17
Non-Industrial Uses
In addition to those industrial uses permitted within this district: the Industrial Desiqnation
uses such as those essential services as defined in the Z-Oning~'dh"'~H",Ce Land
Development Code are permitted.
SpeGial-Pr-ovisior~s
1. Density Bonuses
a. Pro~T~ity4~heod Csmer--and Commerc, e-
l~-more~of-a-project is-withi+'~a-NeKjhborhood Cenler-and/o~ Commerce
genler~~~~en~ty -alloweG-within the-Negh~er-or
Co.,'nmerr_,e-Genter Mixed-Use-of-twelve+l~)~-unitsaoer--acre c,3~n be-averaged4n-withlhe
preje~wevee-ap~e~o adja6ent4ewei:-inlensily-uses-mu~ved-
__.. Affordable-Housinq
Pro:,isN~q-of-Affor~lable--Housir~as-degqed4n-the-Housing-Elementwould-addeight (8)
dcnsity-may~.;~~ units "~, acre. T~,;e ~kOnuS..may_be -~-~-
preiect Or portions~of-a projec4-provided that the prgjeet-~w~~
c. ~-Rcsiclentia~4n--fill
T~nti~! in fill.~siUe-nt~l ~ .... .~,',,- ~.pe~-gmss-a.~e-n'~y4)e
a~,ded4Nhej)reject is-ten~40)--acresor !e-..s in size. The fol4owing-condi. tionsmu~
Gem..mon si~~th-~dioining-prope~y-~qefe4~mon~th
~ny~:~n~Lthe-par~st~n w~s net-Greate~-t-o tak, c ~dvantage-oNhe
in. fi!! resident4abdens4,~
d. Rcadw..-y-AGGess
If the prciect ~ dirgGt-acees~ ~,', ~,.,,-'/'~ or ~or-eollector .,,.-.He or-if~here-is
project ,-,-,---nit,,,... ~ ....... :.:,,,, ,,~ :,,, ........ ,:,,,, ,,~ .,-,.--~ .... :.h ,~:.,:,,,, ,-,. ~, .. ..... ~; ....
projects, one/~ -"'-~'~'~"';~ dwelling-un~per gross ~cre may K~ ~dded~Jgove~he-maxh'n,.um
densit,, of -the-~istrict.
2. Cc..'TH'n..erci_--I n .... s ..... * withi~H:~anned ~ x.,;. n .... : .....
..................... permitted-within 3 D~ .... ,4 ~,-;. Dcve!o"ment
,~,,~..,,,,~ ~,...~.~,~p.,,.~,,. ~,,.~,._ ..,v~. ,,,v,~ ~.~ .,,,~ ~1 ~v~j~,,~_ .~.
DI In COr,p,,,.r,,~,.e.rCSa!. Th~ r,f,t ..... :~1 ...... ..+ ,.,:~h:.-, a D, sn ,.,,: ~,.. allowed to dcve!o
CATEGORY ! CATEGORY !! CATEGORY
PUD Acrcs 9.0-+ !60+ 300~
.M~ximum Cornmet"';,..3! Acres 5 acres !0 3~.Gr-es 20 ~cres
1;~ r-_,~ r, .~ r-3 C.-3
&
kq-a<~"P,e-the-a~~ fc!!owing st~andar_,ds
Gernmercia! zoning sha!~ be ..t~r-thaR-on6-(-l+n:~e-4o-the-nearest
r, gm~:~.R?~e~t-e+ and no c!o,'~cr t,he4:~GRe-rmh~rom~
co.,.'"nmer-"jab~enmg-cf tgn-ar=~s-er--gma~~
18
~ The """~ ..... '~'""' '"'~ ,h,~ c, om ....~ ,',ar-,c. ePsl-all be--no4ftofe fr~*than<jepth
ur.+le~~~u~iz~y-lhe-8oafd-oft_.,ounlyt_,omrm~s
(-V4)c Comme~ci3! zoninez-or~evelop~~Ro closer4han-aJ/.m44e from neares~ e4ementapi school within-a~~~nd
of*-the preJect-t~as~.A3mm~,ceOc, onstructio~-Lmiessotherw~seauthorized-by
t~rd-of-~y gommissKme~s.
;b.-- Commerci~!-Under-Criteria
Withi~tbe-immokalee4J4'ba~sign~ea~~filldevelopr,~ent may be permitted~.
This s.hall-ap~y4oamas-withe,.J,t Gom~Oesignationend only if-the-area
are-akea dy substamialb~eveleped4er s'...~h~~followin9 sta ndard~whic. h4imit4he
a- T-be proposed-gse-mus! be-b<>unded-by ex~stmcj c, ommer-ciabde~t-on
wi~tb-may4~,~:jrea,~r-at4he d~sc~et~n~of-the Boa~d-of Co,amy Com. mission~'~t~
~..~. T~, ........ H USe .,re, us ,revel of-Ger~
~le ' ' ' -previ<Je-aceess4o-,thel~oject; and
c. T~,.. pr~.USt ""' .... ~ 3 ~ ........ ~ ,~ nnn feel
HOUSING
GOAL IIh CREATE AN ENVIRONMENT WITHIN WHICH ALL WORKING, DISABLED
AND RETIRED RESIDENTS, AND THEIR IMMEDIATE RESIDENT
FAMILIES, WILL HAVE A REASONABLE OPPORTUNITY TO PROCURE
SAFE, HEALTHFUL, AND AFFORDABLE HOUSING CONSISTENT WITH
THE DESIRED DEVELOPMENT CHARACTER OF THE AREA AS
IDENTIFIED IN THE IMMOKALEE MASTER PLAN,
OBJECT!VE ~!L!:
By September ~aa'~ m~, r- .... *,,'* P ...... ~+" Devo!o ment c,,,,,;,-,~, DMsioR-wi4bhave
prepared ~ ~; .... ;~"" ~"~*;~'~ * ............. ~'~"";"~' ~' ....;'-'- "~" whicJ~ has a
recr, cr~b!e ,-h ..... , ...... :;,h;,,,-, Housing-Go3! ",,,,h;,, ,h,, ,,,,, ye3r ,i,,,,- ~ ......
~,~,,~ v, ~,,,p,,,~,,,,,~ .,, ,,,,,,,,, -,,~ -~,, ,.,,,~ ,,~,,,~ ~,,~
.t~,,,,~,,,,,,~j u,~, ~v~, ,,,v,v~,~v,. , ,,~ I.,,~,, ~,,~ ~,.j~, ,,,,, ~,vv~
~,,,,,,,~,,,,~ ,~,,4~,, ,~,~/.
gy-Septem~*~,e Community [~.ve~pmen~Se,"/ic,.q~Di,;ision s,hall-have*sompleted
-1. a4q-i4q*ve~op~of~~ hous:ng stock by h~usme4ype~e'nure~itio,~,
~,,~ h-,~J~, .... ~'
19
an-analys~s--of-ex-ist4ne-and-apl~ove~-subsidized-housmg,-m~rar+l ~.amp~nd
farmwerker-heusin,3 or other spesial-housing f~~
present-demand-4or-sc_,h ,heu sing~ir~ of clef_to..identify_ site~
3. ' 'nan",c,."-c as identif!e::l-.H~4:ha!icy !!. 2. ! 3p, et-an
idem.~ien-of-any obstacles~hat-may-Fevenl the-provision-of-ade~ate;
se~nG,-saf~-healt~uland-affordab|eJrtousing~,-e.g.-r finar'~alravailable-land,
4. implementation-strategy-te-implementd34an-.rec, ommendatFons and policies,
tt~>-sha!! inc!ude-measurab!er, anRuabta-Fgets-as-mdicated~F~-Se-~ie4~l=B-.of
an e,;a!u3tion of the-a~Pavei!abi!ity of !and for afford-
able housing-when~vet~vifenmenta~-sensitivearea,~,and
act ive-aer4cuktafal -land -uses-are--tak e~era tio n as-identified4n
Pc!icy n ,} ,~.
6. arFinver~tery of ';ac,.,;t !a,,'Kt-irF-theJJDA-by-4ecation;-owne~:ta~4iabilities-and
7. f:~ce~,e,94e~e~r~sh-~eport on strat~ies to increase the sup~
la,qd4er--residen. tial develepmem~w a.,-,¢very4ow ~
make-f~ndatiens-fo~-thelrnrnok, a,tee Area Fulufe Land-Use Map.
i=jf~;m~;~.~m-e-f--t. he-l:~usi,,,,g-study, the !mmoka!ee Master P!a,'~~in-the
ne~ amendment cye4e-to indude4he-st~ty-
The, r- .... ,,,,, h ....""' ~'~,~an,~ budget4eF4 ' ' t-least-~-~s,4emems
.......... · ......... ~ y .....
· ' ' tems. she';:n in Apla, en~x X.
t,he-q 'ty ~
n,,-,,,,-,,-, ~h~ ~,,..,s ......,,,-,, ,;,-~,.4 ,-,~ +h~./'t,, ,,,h, :,, A,-~,,,- ,.,, ,-,.,,-,,,-~,-,,,.'J'3!: At, hO'J'SiR
sis-~~the~,,ounty for~he-housing
c!ement in !ts cemprehen, sive-p!an.
VV~i~:FeR,9~,ear of adoptiorFef this-plarb,~yts-Selid4Nastedivision-shal~t.,reate-a
........... · ~ .... ~ ~ .... ~, program in !m,moka4ee-
OBJECTIVE 111.2 1_:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Policy 111.2.1.1:
Expansion of urban facilities and services should enhance or maintain the viability of
existing urban residential areas. Needed public infrastructure improvements in these areas
should receive pnodty in the Ceunty's Capital Improvement Element.
20
Policy Ill..!. 1_.2:
Assist in upgrading existing neighborhoods through active code enforcement. removing
blighting influences, e.g., abandensd ';shic!es, and concentrating capital improvements.
e.g., ..-,.,-m ....i ....'~' devc~o"'mcnt, in such neighborhoods.
· v~ P'~""'d, P'~"'
VV~,'thi. ' -lhisplan;-4heC_,ounty!s.So~PA/a~e~vi~~-c~eatc:~a
'~"'""" ..... '+"""~ p!=k p p,-ogram4n-4mmek.,
OBJECTIVE 111.3-2:
Collier County will respond to the housing needs identified in the Immokalee Mousing Study
ef !mmoka!ce by county initiatives which will reduce the cost of hous!ng development for
low and very low income households
,~f~.p, he44~a4.~ng Study is"
~Nl~;-t~4f~ening process {.-. adenrifled ..,.~...~h/..-. ....'- "~ '~"'~ "' in=-ease ,h.. amount
~" ~' '~v' ~'~ ~'~
h ....;.,-, .-, m .....~ .....t,-,,,; .....h .....h,-dHo in .....a .......;+h i,,,-~m;,,,, =fitsdo
established i..
Policy 111.3.3 2.1:
The County shall pursue research into initiatives as land banking of foreclosed land due to
County held liens, land grants from County and other public holdings. as well as tax
incentjves for private owners who commit to development for affordable housing for very
low and low income families.
predominanUy mobi)e-hc,,'*ne.~
Policy 111.2.2:
By 1998, the Community Development and Environmental Services Division will update the
1994 Immokalee Housing Study .and develop implementation strateqies based on the
revised recommendations.
OBJECTIVE*41k4~ 111.3
By January 4-rd93, 1998 the County will have in place a pilot plan of innovative programs
and regulator· reforms to reduce the costs of development and maintenance of safe,
healthful. and affordable housing for low and very low income households in Immokalee.
By-Ja,o~aa~heCounty-wi~-have-expedited-development~review-process for
{IX) Policy 111.4-:2-3.1:
By September-4994-~-Gel~ieFGountyt.,, Commur~ty~eve4opment~ic~s-will -furnish
pro 3pproved ''~ ..... A specffisa.tiens ~ ......... t mode!-.. for single4ami~
du-plexeeroF -,, ,,,L~,.,;,,, apartments -to-families ~.'-.' owne{
"-"' *~'-'~'~ or ~". .' bedroom"`,, .............. · ,v.
o.fi.Ldevelopers. By December 1997, the Community Development
and Environmental Services Division will develop two pre-approved housinq plans and their
specifications for use by low income families and non profit developers. The project will
explore the development of 1, 2, 3, and 4 bedroom housinq, expandable housinq and
duplex prototypes.
By Jan,.~a.,'..¢ l~3-lheCoun.ty shall-conside~-a-waiver-~-alHmpact4ees-levied~y.Gollier
~ of affords for !~ho~ls4n
Policy~ 111.3.2:
By September -1994 1998, the County Attorney's Office will research those steps under law
to provide deferral for at least two years the ad valorera taxes and special assessments for
new apartments built for and rented to very low and low income households.
Policy 14-k4~ 111.3.3:
""' September~993~, The Coumy~s Housing and Urban Improvement Department of the
Community Development and Environmental Services Division will continue to develop-and
~mprove and implement a for-mal-mec, han4sm process to network the resources among the
private developers and contractors especially among the ';eh.:ntocrs in the retired
....... ;*" appropriate County 3fficials, and those Immokalee residents in the market for
affordable housing so as to create a full public/private/pub~ partnership to address
housing starts.
Policy lik4~ 111.3.4:
D.. September ~ oo.~ ,.~. n .... ,,,.~ r',-,~.~ c..~ ....... , n~~~
owner~ ~ ".~-~and~-~ un~t~w~r %~o~tSens of ~ .... "' ordinan~~
· , .......~,, -, ,~ v~--,,,] ............. ~,,,~ ..... ~ -~,,~, ...... ~,~ ,v,, ~V~,,,~, ,, ,~
F,v~v.,i .~, _v.v _v,... ,, ~,,v Fv,,__,~; ,v ,v~v ,..~.. ,,,v ,,,v,,,, ,v ,v, ,t~ ,, ,v vv~,,~i v.,~,,
~"l ~"~ ~,, ~W,,,,,,,V,,~__,V WW,V ..... V F. VVWV,V,, W,,~,, .,V~ UF~'I 'V tVINIIIV llllV~V IVIVWITVI!
The Code Enforcement Depa~ment will pdo~tize the enforcement of codes related to
substandard housinq that are a sedous threat to the publi~ health, safeW and welfare and
~en needed will enforce policies on demolition of such structures and the Code
Enforcement Board will be used to le~ appropriate fines.
22
Policy 111.3..5
Community Development and Environmental Services Division will research and develop
strategies to replace and provide affordable housing through non-. profit providers in and
around the South Immokalee area that is compatible with the Redevelopment Plan.
OBJECTIVE 111.54:
Ey 2002 There shall be an continued effort to adequat-e supply of-- adequate housing to
assure safe, healthful and affordable housing for agdcu,'!tur~~ very low and low
income households in Immokatee.
Policy Ill.S,4_. 1:
The County's Housing and Urban Improvement Department of the Community
Development Services and Environmental Services Division will meet -' ""'~' '-";"" c .....
with representatives of the ~s Home--Adm, inistr---tion,, Rural Economic Development
Administration fcr ~'3cth mu~t! f3mily 3rid for slng!c f3mi!y heusin9 as well as with appropriate
officiais~>,qhe4;~nt of Community Affair-s-to improve the County's ability to attract
more government grants and loans to develop housing for fa4qnpavod,~e~ very low
and low income households.
Policy 111.,~_.2:
By September :l-9,94 1998,the GouRty's Code-Enfo~ce~he Community
Development and Environmental Services Division will review the State of Flodda's
Environmental Health and Housing Code requirements for those units licensed as miqrant
labor camps and make e-,,t3bSish 3- modifications as determined appropriate ekehose
pro:-:sions-ef to the Collier County Housing Code based on the review.
severe~n-the-sta~{Y:. of the-Stale-d,--F4odd~.~,ronmenlal--He3!th for those units
n ..... ,4 -~ ,-,,~ ....~ ,~-~ ..... ' ,- .,-, ,h ........ Of-the Cc!!!C," r- .... +" HOuS~R'"'
Policy i11.,5.4=3:
The County Manager or his designee shall be responsible for collaboratin9 to make an
annual report to the Board of County Commissioners on identified "living quarters for five or
more seasonal, temporary or migrant farm workers" as defined in 10D-25 F.A.C. and
prepared by HRS. The report shall include recommendations on improvements needed to
ensure County code and F.A.C. compliance and suggested amendments to County codes
which are restricting needed rehabilitation and new developments.
Policy 111.5.4_.4:
8y~a,q4~aq~f;42, in Continue to cooperate ion with all pdvate groups seeking to furnish
shelters for the homeless, and/or abused women and children or *"' '--*~"";-"'
...............
care csntcr f~ A~D-,, ,~ims in Immokalee. The Coun,~' ';;~H tcks effec'~,!,:e mec'-.urc'., to
est3b{ish or 3scest ';,",th the este~ishmcnt cf thcse
CONSERVATION
GOAL IV: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION,
CONSERVATION, MANAGEMENT OF ITS NATURAL RESOURCES AS
DICTATED BY TH-c-CURREN:i:-ADOP-'I:ED IN THE GROWTH
MANAGEMENT PLAN.
OBJECTIVE IV.1:
The County shall protect and preserve natural resources within and adjacent to the
Immokalee Urban Designated Area in accordance with the Growth Management Plan.
23
Policy IV.1.1:
The Immokalee Master Plan shall be updated as appropriate to reflect the
recommendations resulting from the programmatic commitments of the Conservation and
Coastal Management Element of the Growth Management Plan.
Po!icy F!.!.2:
By-September-$993;-~he-Environmental Servises-DivisK>n-sh. al{c, ondu~-an-environmental
de~ar~~ir~Pa~e~y-~eF~tive). The ~ur';ey ',,, ' he-data
provideatby-the*soil-conservation--survey~as4dentified-in-Appendix
RECREATION
GOAL V: PROVIDE AMPLE HIGH QUALITY AND DIVERSE RECREATIONAL
OPPORTUNITIES TYPICALLY PROVIDED BY THE PUBLIC IN A
COMMUNITY THE SIZE OF IMMOKALEE, FOR ALL IMMOKALEE CITIZENS
IN A COST EFFIC'.':NT MANNER.
OBJECTIVE V.I:
Collier County shall implement a parks and recreation program for Immokalee that is
equivalent to Collier County standards, taking into consideration plans that reflect citizens'
a-that~esults-~stem-of-parks-and4asilities-t.~onvenient-to-all4~a~~ts
recreational preferences and offer recreational opportunities to all age groups.
(IX-) PolicyV.l.l:
By September -1-988, 1998. Collier County's Public Services Division shall complete and
publish for public comment, and adopt a 5 year plan and budget for parks and recreation
that would meet the needs and characteristics of the total population (seasonal and
permanent) of Immokalee
The plan and budget will be based upon such things as a survey of the preferences and
priorities of Immokalee's seasonal and permanent population. The survey should include:
a. Questions concerning community-wide and neighborhood park recreation
issues.
b. Differentiates by neighborhood the estimates of the population's priorities
among alternative combinations of types of parks and recreation sites.
facilities, equipment, and services.
c. Be conducted dudng peak permanent and seasonal population pedods.
Policy V. 1.2:
Future parks will be encouraged to be-sit-ed located within the designated Neighborhood
Centers but will not be limited to these areas. This rnay be accomplished through funding
methods. including but not limited to, the County purchase of land, private sector land
donations, of through an intedocal agreement between Collier County and the Collier
County School Board.
24
TRANSPORTATION
GOAL VI: THE FUTURE LAND USE PATTERN SHALL BE SUPPORTED BY A
NETWORK OF ROADS, PEDESTRIAN WAYS, AND BIKEWAYS THAT
MAINTAINS IMMOKALEE'S SMALL-TOWN CHARACTER, YET ACHIEVES
EFFICIENT AND SAFE TRAFFIC MOVEMENT
OBJECTIVE VI.I:
The County shall provide for the safe and convenient movement of pedestrians, motodzed
and non-motodzed vehicles.
fiX-) Policy V1.1.1:
The County's Metropolitan Planning Organization Section of the Community Development
and Environmental Services Division shall complete a transportation study for the Immokalee
Urban Designated Area by September :1994 1999. Once completed and accepted by the
Board of County Commissioners, the Immokalee Master Plan shall be amended to
incorporate the transportation study. The study will review existing roadway conditions,
identify deficiencies and make ~ecommendations considenng all of the following:
a. Consider all recommendations in the Collier County 5 Year Bicycle Ways
Plan;
b. Give highest priority to completion of the grid network with consideration of
those segments identified in the Transportation section of the Support
Document:
c. Identify all right-of-way on a thoroughfare rights-of-way protection map; and
d. Establish a loop road.
(I-X-) Policy V1.1.2:
The Traffic Cir,:,ulation Map will graphically depict Immokalee's future roadway nehNork, and
identify specific roadway improvements needed to implement the Immokalee Master Plan
Future Land Use Map and will be updated as new information is available. These
improvements will be pnodtized and placed into the Capital Improvement Element after
further transportation analysis is completed. -T-he-prope~mor~ts sha!! be considered
as-t~etec4~y41ghts of-way, ~ bui!dh~cJs w~
pla.ge~qmsu.gh4~hts o~';ay for-t-hose-r-oads-pla~ncd and buclqeted for co,~struc, tio~.
sha~edic,,ated-to-~e-Coun-t~,4oFfutur~r-oedw3y -use:-
Policy V1.1.3:
The Collier County 5 Year Bicycle Ways Plan shall give pnodty to linking existing and future
residential neighborhoods to each other. designated neighborhood centers, commercial,
employment and public service areas. This plan will reflect the unique needs of the
Immokalee community and also take into consideration the need for pedestrian walkways
in Immokalee.
Policy Vl.1.4:
Exjsting and future bikeways shall be graphically depicted on the Traffic Circulation Map of
the Immokalee Master Plan, and shall become part of the Collier County 5 Year Bicycle
Ways Plan.
2,~
OBJEC-T-IVE--VII~.;
The- Count y-and/et- the South-Florid a Wate~-Manageme nt-Dir~rict {SF-WMD)-shall-as su re
t,t~t-the~ocm, .wa ~ :4em. s a re-adeq ua t~Hhe-need~he
surrounding
I:Zoticy V!!.2. !:
:T4ae-County-sha~ in:rude an evaluation-ofq~existi~ka~e~t~aterJ~t~s
· '"' its
m,v Cou~~Master-P~.-,d fo!l~;; up-¥,4th-~ai~e~Lstu~er~of
8Y-S~OgSqhe~,ounty'-.. En;4ronmen~s-DK4s~n ~ha!! ,...,ndertake-a
Dr, ainage-Sk~~~t !c ' ' ~ of-an-area-widedrainage
sy~emr4n~ea~Lof-I~a! d~~ystems~equi~ed-by-Soulh-Flo,-i~a Water
Management Di~,ldct and-Coflie r-Count ~
INTERC_.~VE R N MENTAL-COORDiNATION
GOAL--VIIk--EFFICIENT AND-EFFECTC4E-GOVEJ~NMENTAL (COUNTY, STAT~
FGDE~~~RCE ALLOCATIONS WH!CH-ARt::
THE~ E ~~N C O ~ETRACET-SE X ~ C~'_CA.~OAT!ONCDR
SPOKENI~ANGUAGE~
OBJECTIVE VI!!. !:
Es!ablish = public,-f~v~e-bed7 '."..'h. csc fu,"~ticn iz to improv~ thc effectivc,"m~s of and
coordination _mong-pub
(IX-)-Po!icy V!!!,! ,!:
B~Seplembcr !ee3Che-Board-ef County-Commisskmers-C, alPcreate-ar~ Information-and
Referr~~k
effec-tbeness--of all pu~~! s,hall-be-broad-bac~d~c,d~h~4nckKle
representatives-from-gov~ta! a~HRS & [¢,BOR)~ocal-goverrm~nt;-healt~
ho~~-so¢~! se Pvice-o rgani~yecr4-fam'cc,,e~err4qhe Collier-County
S¢,hooPBeacdfqn-order-lo-ensur~aticm,, !c c.."'ordination-4n-a¢,,h~ving-an-effecctiv~
0X)-pot~y Vl!!, t-,2+
Cause-lo-be-c, reated-by4heARfecmat ~eCecral-C&R~ ..... Forcc a,.mC-m,a,nta,ned
thereafter a :e,".~,c~~ =valuatior+,-p~n, ' , ' , ' ic~,,~ a,",dd~ogress
repocting-prec, e~p,~]l-~cJ~ would !nclud~a~, Icast4he-folk)wh3.g4.
notewo~h~tpUter-expe~t~a4 s, and~eve~
for ',,he-ne~ 3nn'~
(!X) ' · , ..... ,
~gar~ze-a~'nprehens~ve.-4nter-organ~zatm4'~-multi4~ngual.-case management
seP,,ice-(whic. h ir~,;,ludee~t~as-Outreaoh?AssessmenL-referrat~,
fo!!ew-up ~"'~ ........... M~,,,,~ to resear",,h-am~e~-~H'no~qsIra~e how
~' '~ I"' ~' ~ ~1''~' "' "~1
exi.~ing~e~ur~y4>e-betler organized~
m~intained ther~-~F~N~,b~~m~r~Vr~m-a~tion~,-a4~ec, ar~o~
pub{i~oilil~r eaGh-~Nhe-~Ne-yeam~ showir~ for e~h
sta~-rega{at -~o-aRy--pFiority-rankir, g-aRd/o r-budgeting- deoision-m-ade4ay-one or- mo,te-o~
the ,',, ,N;,- se.~ing4m. mokale~.
~ ..... 3gencies
Eetab!i~h 3 me3ns ~ ..... ~'ic..b t.hefe-c,a~e*,mor-e-effec4~ic. at44~-.s bet'; ;een
~.7 "'. ,
r-es~Je~~~-~~andwb,~eby Co-unty government c.3n mgFe-eff-es~,~:4y
Fef~e sem4b, e,-r~e~s-an~14esite s ef ¢esidems4~nc4e~.
ECONOMIC
GOAL IX-VII,I: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY.
OBJECTIVE VII! bY,.1:
Prepare a plan for economic development for the Immokatee Area.
IIV~
v--, Policy4X VII~I.1.1:
By-~Fp~mbe~ -~994 '1997. the Community Development and Environmental Services
Division shall prepare a~ county-wide economic plan that will include: -Gomponem/study4o
b. Prov!de an Action Plan with recommendations and incentives to enhance and
diversify the Ioc81 economy.-e-p.d
(-IX-) Policy4X VIII.1.2:
The Community Development and Environmental Services Division and the Airport
areas. -n,;, ~,,~, ,I,-I k,s ,s,.-p,-tR~r~tJeh,s~4 k~, i,,n~lesr~,snf;~,,,~ eh~ P"~ie,~l
.................. r- ........ · ....r- ............u .....r ........,- ............prc'gr.:.m as
set forth in the Immokalee Airport Master Plan. These-improvement: ~" ~,,~ made "'-'* '-'
~rlrllfls*tts, ,'~n cc. es~rsi-sl~d A~nnt~mi~ d~,nls~ ' ' '
Policy IX VII!.1.3:
Develop and initiate a program in 1997 ~ to promote the incentives of
Enterprise Zone designation.
27
Policy4,Y, VIII.1.4:
The Community Development and Environmental Services Division will coordinate with the
Collier County ,~heriff's Department on investiaatine and pursuine any fundin.q
opportunities available under the Safe Neighborhood Act, In%~sSg3tc the opp'~,.'t'_'njtic=
~,,~ ,v~v.v.w~,,.v,,, ~,,~vt ,,,v v~,v ,,v,~l,,~,,,vv-- · .~-. ,..~ v~,.,
p~rc'_'c ~ny .... 'o or f','nd!nG .... ~'~" .... '~'~' ~';~ ~ ''~ to assist with enhandng the
Immokalee community. Cdme Prevention Through Environmental Desi.qn (CPTED}
principles shall be encouraged in all development standards.
Policy-4X VIII,1,5:
Coordinate with the Collier County School Board to ensure that the employment skills and
training needed are available for the types of industries located in the Immokalee
community.