Resolution 2010-129
RESOLUTION NO. 10- 129
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA
PROPOSING AMENDMENTS TO THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS
AMENDED, SPEClFlCALL Y AMENDING THE IMMOKALEE
AREA MASTER PLAN, INCLUDING THE IMMOKALEE
AREA MASTER PLAN FUTURE LAND USE MAP, AND
FURTHERMORE TRANSMITTING THESE AMENDMENTS
TO THE FLORIDA DEPARTMENT OF COMMUNITY
AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3] 6], et. seq., Rorida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulalion Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Slatutes; and
WHEREAS, Collier County has prepared plan amendments 10 the following element of
its Growth Management Plan:
Immokalee Area Master Plan, including the Immokalee Area Master Plan Fulure Land
Use Map, and
WHEREAS. the Collier County Planning Commission has considered the proposed
amendments to lhe Growth Management Plan pursuant to the aulhority granted to it by Section
163.3174, Rorida Slatutes, and has made recommendations on said amendments to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendments, various State agencies and the Department of Community Affairs (DCA) have
Words underlined are additions; Words 6tr~ek Inroblgn are deletions
sixty (60) days to review the proposed amendment and DCA must transmit, in writing, to Collier
Counly, its comments along with any objections and any recommendations for modificalion,
within said sixty (60) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must
adopt, adopt with changes or not adopt the proposed Growth Management Plan amendments,
within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within fOrly-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendmenls, must review and determine if the Plan amendments are
in compliance with the Local Governmenl Comprehensive Planning and Land Development Act
of 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5,
Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY. FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan amendments, attached hereto as Exhibit A and incorporated by reference herein, for the
purpose of transmittal to the Deparlment of Communily Affairs thereby initiating the required
Stale evaluation of the Growth Management Plan amendments, prior to final adoption and Slate
determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J-5, Florida Administralive Code, Minimum
Criteria for Review of Local Governmenl Comprehensive Plans and Determination of
Compliance.
THIS RESOLUTION ADOPTED after mOlion, second and majority vote this 23 day of
June, 2010.
Words underlined are additions; Words str~GI, tbrg~!lb are deletions
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A TIEST:
DWIGHT E. BROCK, Clerk
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BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
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BY:
FRED W. COYLE, CHAIRMAN
Approved as to form and legal sufficiency:
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Heidi Ashlon-Cicko, Assislanl County Attorney
Land Use Section Chief
Ilem#
8
CP-2008-5 GMP Transmittal Resolution
Agenda (0-33' lO
Dale
Qale 'l-'a - rD
Rec'd
Words underlined are additions; Words 8tr~el< thro~gh are deletions
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TABLE OF CONTENTS
I. INTRODUCTION.......................................,............................................................. 1
II. NEW DIRECTIONS ......... ..................................., .....................................................2
III. IMMOKALEE AREA MASTER PLAN PRIORITIES ..........,......................... 4
GOAL 1. TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE
COMMUNITY AND THE IMMOKALEE PORTION OF THE COLLIER COUNTY
COMMUNITY REDEVELOPMENT AGENCY RELATED TO CAPITAL
IMPROVEMENTS AND OTHER ACTIVITIES THAT WILL FURTHER THE
GOALS, OBJECTIVES AND POLICES OF THE lAMP, IN RECOGNITION OF
LIMITED FUNDING AND STAFF RESOURCES. ......................................... 6
GOAL 2. ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY. ............................................................................................... 7
GOAL 3. TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA. ............................ 11
GOAL 4. TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA. .......................... 13
GOAL 5. TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS
AND POLICiES............................,............................................................... 17
GOAL 6. TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE. ............................................... 19
GOAL 7. TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE. ...................................................22
GOAL 8. TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY
PROVIDERS, NON-PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND
THE SEMINOLE TRIBAL COUNCIL THAT MAY BE AFFECTED BY THE
IMMOKALEE AREA MASTER PLAN. ........................... 24
LAND USE DESIGNATION DESCRIPTION SECTION......................................25
I. INTRODUCTION
Immokalee has lonq been recoqnized as a distinct community within Collier County.
Immokalee's economy. qeoqraphy. and demoqraphic make-up are different than the rest of
Collier County Approximately one-half of the land within the Immokalee Urban Area is presently
zoned and actively used for aqriculture. The urban area is surrounded by productive crop lands
and environmentally siqnificant habitat. Most Immokalee residents work within the aqricultural
industry, and the maiority of aqricultural laborers oriqinate from Mexico and Central America.
Statistics from the 2000 Census (the most comprehensive data for Immokalee currently
available). comparinq Immokalee to the County as a whole. reflect some of the key socio-
economic differences. includinq aqe distribution. race and ethnicity. income. education and
housinq.
The Immokalee Area Planninq Commission was formed in 1965, and Immokalee was qoverned
under separate Zoninq and Subdivision Requlations until 1982. While it is now included under
the county-wide Land Development Code. in 1991 the County aqain acknowledqed the need for
Immokalee-specific land use requlation with the adoption of the first Immokalee Area Master
Plan as an element in the County's overall comprehensive plan.
Collier County first established the Immokalee Area as a Planninq Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Manaqement Plan (GMP). which included a requirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan
(lAMP). as referenced in Policy 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban desiqnated area has been
developed and was incorporated into this Growth Manaqement Plan in February,
1991. Maior revisions were adopted in 1997 followinq the 1996 Evaluation and
Appraisal Report. The Immokalee Area Master Plan addresses conservation,
future land use. population, recreation. transportation, housinq, and the local
economy. Maior purposes of the Master Plan are coordination of land uses and
transportation planninq, redevelopment or renewal of bliqhted areas. and the
promotion of economic development.
The lAMP is in addition to and supplements the qoals. obiectives. and policies. of the Collier
County Growth Manaqement Plan. Due to the unique qeoqraphic, social. and economic
characteristics of the Immokalee Urban Desiqnated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole. the Board of County
Commissioners deemed it necessarv to restudy the Immokalee Urban Desiqnated Area. On
Mav 27. 2003, the Board of County Commissioners adopted Resolution 2003-192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisorv
committee to the board. The Committee was to serve for a period of one year. On September
28. 2004. the Board adopted Ordinance 2004-62, extendinq the timeframe for the advisory
committee and renaminq it the Immokalee Master Plan and Visioninq Committee (IMPVC). On
November 13. 2007. the Board adopted Ordinance 2007-69. which extended the timeframe
again. providinq for dissolution of the committee no later than December 31. 2009. The purpose
and duties of the Committee remain the same:
A. Assist in the development of anv necessarv Requests for Proposals (RFPs) for consultinq
services.
B. Assist Countv staff with the review of general planninq matters related to the Immokalee
Communitv. These could include housinq. zoning. economic and/or other issues as mav
be brought before the Committee.
C. Identifv and provide the Board of Countv Commissioners the Committee recommendations
relative to:
1. road improvements:
2. economic incentives:
3. increasinq the qualitv and quantitv of affordable housinq:
4. land uses and improvements relative to the Immokalee Regional Airport:
5. densitv increases in mixed-use districts
6. restructurinq of future land use desiqnations and desiqnation boundaries within the
Immokalee communitv:
7. the facilitation of construction of commercial development in commercial districts:
8. the preparation of revisions to current zoninq districts and the development of
associated lDC (Ordinance 04-41. as amended) standards: and
9. the review of the 5-vear Schedule of Capital Improvements relative to the Immokalee
communitv.
D. Assist in the development of revised goals. obiectives. and policies. and land use
desiqnation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updatinq of the Immokalee Area Master Plan in order to establish
consistencv between the Master Plan and the Countv Rural lands Stewardship Area
Overlav provisions.
The IMPVC has been working steadilv towards achievinq these goals over the last five vears.
The adoption of the revised lAMP and revised Immokalee Master Plan Future land Use Map
represents the first step in completing the obiectives of the Committee. The Collier Countv lDC
(Ordinance 04-41. as amended) will be updated next to implement the Goal. Obiectives. and
Policies of the lAMP. followed c10selv bv an update to the Capital Improvements Plan. and the
creation of a lonq-term transportation plan.
II. NEW DIRECTIONS
The residents of Immokalee see new possibilities for their communitv with the development of
this Master Plan. With the development of this new Master Plan. Immokalee has chosen to
focus on opportunities rather than challenqes. Immokalee is committed to redefininq its future.
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revitalizina its community. and developina a new mission that focuses on strenathenina and
diversifvina its economy. embracina cultural diversity. and welcomina visitors to "this place we
call home."
Economic opportunity lies in Immokalee's diverse community. Manv residents have roots in
Mexico. Central America. Haiti. and various other Caribbean nations. This multicultural heritaae
should be embraced and used to develop a local marketina strateav. This diversity should auide
the redevelopment and desian of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be desianed to
embrace this cultural diversity; take advantaae of the traffic aenerated bv the Immokalee
Seminole Casino and the arowina Stewardship Receivina Areas. includina the Town of Ave
Maria; and create new public plazas and aatherina spaces. These public plazas and spaces will
be desianed within an appropriate streetscape to foster walkabilitv and a mixture of uses.
includina entertainment and cultural events. and will position Immokalee to attract new residents
and visitors to the downtown area.
The diversity of Immokalee extends to its uniaue natural surroundinas. which can also be a
areat benefit to the local economy. Lake Trafford. at Immokalee's western boundary, as well as
other adiacent vast natural areas. which include historic workina ranches. provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a aateway to
the Everalades. a world-renowned ecotourist destination. Ecotourists come to an area to
experience the natural. rather than the built. environment. Lake Trafford and its environs offer
opportunities for boatina. fishina. campina. and hikina. and the chance to experience natural
Florida and this freshwater frontier.
Aariculture continues to be the maior local industry and Immokalee residents recoanize
emeraina opportunities for new aaricultural-related businesses. Increasina fuel costs.
apprehension related to food security. and environmental concerns have increased the demand
for safe. sustainable. and domesticallv produced foods and enerav sources. Immokalee has an
opportunity to create a new farmers' market or expand the existina state farmers' market to
serve the reaional demand for fresh produce.
Additionallv. residents see opportunities emeraina from the reaional economy and the strateaic
location of Immokalee in the reaion. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs throuah the downtown. while another ends iust three miles north of
downtown (SR 82). A maior county road (CR 846. Immokalee Road). connects Immokalee to 1-
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel.
and planned roadway expansions. includina a SR 29 Loop. will further improve the accessibilitv
to and from Immokalee. helpina it to become a tourist destination and a distribution center for
aoods and services.
Improvements to the roadway system. both reaionally and within the Immokalee Urban Area.
are iust one part of how the overall transportation will improve in the future. The Immokalee
Reaional Airport (IMM) is desianated as an official U.S. Port of Entrv. with its own full-service
Customs Office. supportina both international and domestic trade opportunities. and is a
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orowino caroo service airport. The Florida Tradeport operates within a Foreion Trade Zone
(#213). State Enterprise Zone. Federal Enterprise Community. and Hub Zone. It provides direct
access to over 2.000 acres of industrial-zoned property and two paved 5.000 x 150 foot
runways eouipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities available throuoh development of the Tradeport are particularlv sionificant
oiven that the Economic Development Council of Collier County (EDC) estimates the County will
need an additional 3.685 acres of new business park lands bv 2030. The EDC has been
workino to attract research clusters to Collier County to diversify the economy. which is currentlv
hiohlv dependant on on Iv three industries: aoriculture. construction. and tourism and services.
The three taroeted industry clusters are: health and life science; computer software and
services; and distribution. Given its location. access to maior roads. connectivity with other parts
of the state. availabilitv of developable land. and the airport. Immokalee is a prime location for
the new distribution industry that the EDC has identified as beino vital to the orowth and
diversification of Collier County's economy.
Another potential for economic orowth lies in anticipated development in areas surroundino
Immokalee. As new towns in eastern Collier County develop. needed oovernment services and
departments could be centrallv located in Immokalee to serve the eastern portion of the County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strenoths. The first ooal reouires the development of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall. each of the eioht ooals support economic development and diversity. but Goal Two.
specificallv makes economic development a priority. and the obiectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate.
The third ooal. and its obiective and policies. deal with housino. Mobile homes have historicallv
provided a sionificant percentaoe of the housino in Immokalee. and have provided affordable
homes. Adeouate housino for farmworkers must continue to be addressed. Gap housino and
other "market-rate" housino. which provides housino for middle-class families. has been
historicallv underrepresented in the Immokalee market. Affordable-workforce housino will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
Housino are defined in the Collier County LDC (Ordinance 04-41. as amended). The fourth ooal
and set of obiectives address infrastructure and public services. Parks and recreational
opportunities to serve the vouno families in Immokalee are the first public infrastructure item
discussed. Transportation is a maior component of any community's public infrastructure needs.
and while county-wide issues are still dealt with in the county Transportation Element. this
portion addresses Immokalee's local roads and needed public safety improvements to protect
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pedestrians and bicyclists. Other important public services include storm water manaqement and
solid waste. which are addressed as well.
The fifth qoal and related obiective deals with natural resource protection and how to promote
eco-tourism within Immokalee. While the Conservation and Coastal Manaqement Element still
applies. siqnificant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an inte(lral component of any master plan. and the sixth (loal and its obiective and
policies deal with this issue. Mixed-use. pedestrian-scaled development is important. as is
allowinq development in appropriate locations, at densities and intensities that will attract new
development.
Urban form and desiqn are addressed in the seventh qoal. These obiectives and policies are
qenerally concerned with how to create a theme or brand for Immokalee. provide safe multi-
modal transportation. and develop site desiqn and development standards appropriate for
Immokalee. rather than continuinq to apply standards developed for coastal Collier.
The eiqhth and last qoal. objective. and related policies are concerned with interlocal and
interqovernmental coordination. to address current service issues and to continue collaboration
with appropriate orqanizations in the future.
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GOAL 1: TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE COMMUNITY
AND THE IMMOKALEE PORTION OF THE COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY RELATED TO CAPITAL IMPROVEMENTS AND OTHER
ACTIVITIES THAT WILL FURTHER THE GOALS. OBJECTIVES AND POLICES OF THE
lAMP. IN RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES.
OBJECTIVE 1.1:
The Immokalee Portion of the Collier Countv Communitv Redevelopment Aqencv (CRA) shall.
on an annual basis, develop a prioritized list of Immokalee specific capital proiects and other
activities. proqrams. studies. and so forth that further the Goals, Obiectives. and Polices of this
Master Plan. The CRA shall also indentifv anv potential fundinq sources, for all or a portion of
the projected cost. associated with these projects and activities. This list shall be provided to the
BCC durinq its annual budqetinq process in order to allow the BCC to consider the Communitv's
priorities in relation to available fundinq and staffinq resources.
Policv 1.1.1 Fiscal and Operation Constraints
A number of Obiectives and Policies set forth in the lAMP provide for optimal timeframes within
which the Objective or Policv is intended to be accomplished. Given limited fundinq and staff
resources. and in consideration of the prioritized list submitted to the BCC annuallv bv the CRA.
the BCC mav extend these optimal timeframes pursuant to available fundinq and/or operational
constraints. Anv Objectives and Policies that have not been accomplished mav be reviewed and
reconsidered as part of the Countv's Evaluation and Appraisal (EAR) process.
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GOAL 2: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY
OBJECTIVE 2.1:
To activelv pursue, attract. and retain business enterprise in the Immokalee Area.
Policy 2.1.1: Commercial and Trade Hub
In recoqnition of Immokalee's strateqic location within Collier County and southwest Florida, and
the Foreian Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community, Historically Underdeveloped Buildina (HUB) Zone, and Rural Area of Critical
Economic Concern desianations, and the economic or fundina opportunities resultina from
those desianations, Collier County, subiect to Policy 1.1.1, will:
. Support the CRA and other economic development entities in actively promotina and
positionina Immokalee as a reaional commercial and trade hub for businesses seekina
to locate or expand into Southwest Florida:
. Encouraae the CRA and other economic development entities in the marketinq of
commercial and industrial opportunities in Immokalee:
. Support the CRA in pursuina arants and fundinq from aovernment. non-qovernmental
oraanizations, or private sector partnerships.
Policy 2.1.2: Florida Tradeportllmmokalee Reaional Airport
Collier County will encouraae the promotion of economic development opportunities at the
Immokalee Reaional Airport/Florida Tradeport and the surroundina commercial and industrial
areas.
Policy 2.1.3: Mitiaation Banking and/or Targeted Acquisition Lands
Within two (2) years of the effective date of this policy [effective 20111. and subiect
to Policy 1.1.1. Collier County will explore the feasibility of utilizina privately owned undeveloped
parcels with sianificant wetland, upland, or listed species habitat value, as a listed species
habitat conservation bank or wetland mitiqation bank to compensate for wetland or listed
species impacts associated with development within the Immokalee Urban Area, for mitiaation
reauired by state and federal aaencies. or for off-site preservation when allowed. The purpose
of such a mitiqation bank and/or identification of lands tarqeted for acauisition within the
Immokalee Urban Area, in addition to the ecoloqical benefits. is to facilitate and expedite
permittinq of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. Ourina this period. the County shall develop a map depictina the
preferred lands to be taraeted for mitiaation or acauisition by public or private parties. Incentives
and reaulatorv reauirements shall be included in the LOC (Ordinance 04-41, as amended) to
direct mitiaation to or acauisition of these taraeted lands and to direct development away from
such lands.
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OBJECTIVE 2.2:
To create a business climate that will enhance and diversifv the Immokalee Area economv and
increase emplovment opportunities. to improve the quality of life for Immokalee residents.
Policy 2.2.1: Expedited Review
Within two (2) years of the effective date of this policy [effective , 20111. subiect to
Policy 1.1.1. Collier County will review and amend or expand. as necessary. the fast-track and
expedited review proqram for proiects that provide a positive economic benefit to the Immokalee
economy, specifically includinq affordable. qap. and farmworker housing and tarqeted
industries. During this period. criteria will be developed to be used as a quide for determininq
what will qualify a proiect for this expedited review proqram.
Policv 2.2.2: Pre-Certified Commercial/Industrial Sites
Collier County will encouraqe the development of targeted manufacturing. liqht industrial. and
other similar uses by identifyinq appropriate locations for those uses, and by streamlininq the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area Collier County will review the existing Certified Sites Proqram.
presently administered by the Economic Development Council of Collier County (EDC). and
propose improvements to the proqram within two (2) years of the effective date of this policy
[effective ,20111 and subiect to Policy 1.1.1
Policv 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04-41. as amended), subiect to Policy 1.1.1. to
create more flexibility for home-based businesses in the Immokalee Urban Area. thereby
allowing additional opportunities for home-based occupations.
Policv 2.2.4: Financial Incentives
Collier County will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify fundinq sources to maintain adequate fundinq
of such incentive proqrams.
Policv 2.2.5: Aariculture-Related Business Uses
In recoqnition of the economic importance of aqriculture. the County will amend the LDC
(Ordinance 04-41. as amended) to allow aqriculture-related business uses, such as fruit and
veqetable stands. farmers markets. and aqritourism related uses. within certain. to be
determined, non-agricultural zoning districts, within two (2) years of the of the effective date of
this Policy [effective . 20111. subiect to Policy 1.1.1.
OBJECTIVE 2.3:
To promote and expand tourism. recreation. entertainment. and cultural opportunities in
Immokalee in order to diversify the Immokalee economy, and improve quality of life.
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Policy 2.3.1: Recreational, Entertainment and Cultural Opportunities
Collier County. subject to Policv 1.1.1. will encouraqe the expansion of entertainment. cultural
and recreational opportunities. such as restaurants. movie theaters. museums. and public
spaces. within two (2) years of the effective date of this Policv [effective . 20111. It is
anticipated that the County will work with the CRA. Chamber of Commerce. the Naples Marco
Island Everqlades Convention and Visitors Bureau. and other public and private orqanizations to
promote these opportunities.
Policy 2.3.2: Eco-tourism
Collier County. subiect to Policv 1.1.1. will encouraqe the development of ecotourism in the
Immokalee Area. with a particular focus on Lake Trafford and surroundinq RT desiqnated lands.
It is anticipated that the County will work with the CRA. Chamber of Commerce. the Naples
Marco Island Everqlades Convention and Visitors Bureau. and other public and private
orqanizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe to: a) inteqrate future plans
for the Casino and Reservation within an Immokalee-wide tourism development and marketinq
campaiqn; and b) address impacts of the expansion of the Casino. the Resort Hotel and other
resort structures and uses on the community and surroundinq area.
Policy 2.3.4: Entertainment Area
In recoqnition of the fact that the casino is a siqnificant attraction. Collier County. subiect to
Policv 1.1.1.. will encouraqe the development of an entertainment area near the casino that is
complementary and connected to Immokalee's existinq downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee
Policy 2.4.1: Research and Deyelopment
Collier County subiect to Policv 1.1.1. will seek to attract educational research facilities. similar
to the Southwest Florida Research and Education Center. to Immokalee. It is anticipated that
the County will work with the CRA. public and private colleqes and universities. and other public
and private orqanizations to promote these opportunities.
Policy 2.4.2: Cultural ProQrams and Facilities
Collier County will identify cultural proqrams and facilities to address the needs of Immokalee
residents and visitors subiect to Policv 1.1.1.
OBJECTIVE 2.5:
To promote and support development and redevelopment initiatives in the Immokalee Area.
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Policy 2.5.1: Technical Assistance
Within two (2) years of the of the effective date of this Policy [effective 20111,
sublect to Policy 1.1.1, Collier County will review existinq proqrams meant to provide technical
assistance for the establishment and permittinq of new or expandinq businesses and make
recommendations to better implement these proqrams. This technical assistance will be made
available throuqh the CRA. It is anticipated that Collier County will work with the CRA. and
public and private orqanizations. to complete this review and make recommendations.
Policy 2.5.2: Intill and Downtown Redeyelopment
Collier County will promote intill development and redevelopment within the Commercial-Mixed
Use Subdistrict throuqh amendments to the Land Development Code (LDC) (Ordinance 04-41,
as amended) that facilitate mixed-use proiects and provide for flexible performance-based
incentives.
Policy 2.5.3: Alternative Fundinq
Collier County may seek to partner with Front Porch Florida and other similar entities to promote
or expedite the development and redevelopment of residential structures and properties within
Immokalee by pursuinq alternative fundinq sources on an onqoinq basis.
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GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR All
RESIDENTS OF THE IMMOKAlEE URBAN AREA.
OBJECTIVE 3.1:
Collier County shall coordinate with federal. state, local and private aqencies to address
farmworker housinq and migrant labor camp needs for Immokalee.
Policy 3.1.1: Farmworker Housina land Development Reaulations
Collier County, subiect to Policy 1.1.1, will review and revise, as necessary, the LOC provisions
requlatina Farmworker Housina within the Immokalee Urban Area to eliminate reaulations that
are duplicative to Federal and State provisions, specifically in reqards to farmworker housina
and miqrant labor camps for seasonal workers with temporary, non-immiarant visas.
Policy 3.1.2: Aaricultural and Housina Partnerships
Collier County will encouraqe local aaricultural arowers to work in partnership with houslna
oraanizations to provide affordable and suitable housina for migrant and seasonal farmworkers.
OBJECTIVE 3.2:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Policy 3.2.1: Taraeted Redevelopment Areas
Collier County will promote the development and redevelopment of housinq within targeted
redevelopment areas. Tarqeted redevelopment areas include neiqhborhoods with occurrences
of substandard structures. vacant parcels or groups of vacant parcels, and areas where issues
of compatibility between land uses exits. Collier County, subiect to Policy 1.1.1, will review the
2004 Immokalee Housinq Condition Inventory to determine if the findinqs of the Inventory are
still valid, and, if necessary, update the Inventory to accurately identify targeted redevelopment
areas.
Policy 3.2.2: Fundinq Opportunities
Collier County, subiect to Policy 1.1.1, in coordination with federal. state, and other local
aaencies and private oraanizations will seek fundina for the housing needs identified in the
Immokalee Housing Condition Inventory.
Policy 3.2.3: Substandard Housina
Collier County. subiect to Policy 1.1.1, will periodically update its proqram for the repair,
removal. or replacement of substandard housing units, based on the most recent Immokalee
Housina Condition Inventory.
11
Policy 3.2.4: Displaced Occupants
Collier County will coordinate with local non-profit social service orqanizations to provide
relocation assistance for occupants who are displaced from substandard dwellina units, subiect
to Policy 1.1.1.
Policy 3.2.5: Housina Code Enforcement
Collier County shall make reasonable effort to reauire that substandard housina be brouaht into
compliance or eliminated. Enforcement efforts will focus on properties that are abandoned.
owned by an absentee landlord. or whose operation is not in compliance with the Collier County
Land Development Code.
OBJECTIVE 3.3:
The County will continue to explore and provide innovative proarams and reaulatory reforms to
reduce development costs and promote safe and sanitary affordable-workforce housina for
Immokalee residents.
Policy 3.3.1: HousinQ Grant Opportunities
Collier County, in coordination with the CRA, will pursue aovernment qrants and loans for
affordable-workforce housina.
Policy 3.3.2: Affordable-Workforce and Gap Housina Incentives
Collier County. subiect to Policy 1.1.1. will review its affordable-workforce housina (includina
aap) incentives to determine the effectiveness of existinq provisions and whether additional
incentives are necessary or desired.
12
GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 4.1:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the Immokalee area.
Policy 4.1.1: Priority Park Sites
Collier County will prioritize the development of future parks within. or adiacent to. the most
densely populated urban areas to ensure convenient access by the maiority of residents. and in
coordination with the CRA. will identify locations for public plazas. qreens. or urban parks.
Policy 4.1.2: Community Input
Collier County will solicit community input to ensure provision of appropriate facilities to address
the demoqraphics of the Immokalee Area.
Policy 4.1.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throuqhout the
community where appropriate and feasible. subiect to Policy 1.1.1. and as identified in the Parks
Master Plan. to be developed after adoption of this Master Plan.
Policv 4.1.4: Encouraae Active Lifestvles
Collier County will encouraqe outdoor activity and active lifestyles by creatinq new recreational
facilities. such as ball fields. soccer fields. basketball courts. tot lots. and iunqle qyms. as
appropriate to Immokalee's demoqraphics and as feasible. subiect to Policy 1.1.1.
Policv 4.1.5: Use of Vacant Residential Parcels
Subiect to Policy 1.1.1. Collier will consider acquirinq vacant residential parcels in order to
develop new neiqhborhood parks. These parcels may be small in size and should be evenly
distributed throuqhout the community.
Policv 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies. such as drinkinq fountains.
shelters. liqhtinq. sanitary facilities. and emerqency phones for the convenience and security of
park users. The list of needed improvements will be updated in the most recent Community and
Reqional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads. sidewalks. and bike paths to support qrowth. to provide for the
safe and convenient movement of pedestrians. motorized. and non-motorized vehicles.
13
Policv 4.2.1: Bicvcle and Pedestrian Pathways Plan
Related to pathways specificallv in the Immokalee Urban Area, the Collier County 5-Year
Pathways Plan will Qive priority to linkinQ existinQ and future residential neiQhborhoods with
commercial and employment areas, as well as schools, libraries, community parks, recreation
sites and other public service areas. Input will be SOUQht from landowners and residents to
identify priority. The Collier County 5-Year Pathways Plan will depict existinQ and planned
future pathways for the Immokalee community, subject to Policy 1.1.1.
Policv 4.2.2: Lona Ranae Transportation Improvements
Collier County will explore the possibility of acceleratinQ the implementation of the Collier
County Metropolitan PlanninQ OrQanization's LonQ RanQe Transportation Plan, subject to
available fundinQ, as a precursor to initiatinQ new investment in the Immokalee area. In
particular. the County will support and encouraQe:
. the Florida Department of Transportation in the wideninQ of SR 82 between 1-75 and SR
29 as a first step in improvinQ transportation access to Immokalee;
. the buildinQ of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from
the Immokalee ReQional Airport and Florida Tradeport;
. the Florida Department of Transportation to improve road conditions alonQ State-owned
roads;
. the creation of new, or expansion of existinQ, transportation corridors that improve
access between Immokalee, the City of Naples. and coastal Collier County; and
. the creation of new collector roads, includinQ the Little LeaQue Road extension near
Lake Trafford, to handle increased future population Qrowth and traffic in that area.
Policv 4.2.3: Access from Immokalee Airport to Future SR 29 Bvpass
Collier County will coordinate with the Florida Department of Transportation (FDOT), and with
landowners and other stakeholders, to identify one or more preferred routes to connect the
Airport and the future SR 29 Bypass. subject to Policy 1.1.1.
Policv 4.2.4: Safety Improvements
Collier County will develop a plan identifvinQ locations for new traffic siQnals, SIQnaQe,
crosswalks, bikepaths. and street liQhtinQ for the purpose of improvinQ pedestrian and bicycle
circulation and safety within prioritized areas within the Municipal Service TaxinQ Unit (MSTU)
as part of the Walkability Study funded by the Collier Metropolitan PlanninQ OrQanization.
subject to Policy 1.1 .1.
Policv 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect siQnificant employment centers and public facilities, and interconnect
to adjacent communities, where deemed appropriate and subject to Policy 1.1.1.
14
Policy 4.2.6: Enhanced Transit Services
Collier Countv will encouraae the provision of a wide arrav of transit services. such as bike-and-
ride and medical transport. subiect to Policv 1.1.1.
Policy 4.2.7: Transportation Concurrency Alternatives (for SR 29)
Within two (2) vears of the effective date of this Policv [effective 20111. Collier
Countv shall identifv alternatives methods to allow non-residential development in the
Immokalee Urban Area to proceed with limited exceptions and/or a mitiaated waiver from
existina concurrencv reauirements due to the economic and iob creation benefits such
development would provide. Fundina for the alternatives to concurrencv feasibilitv analvsis will
be provided bv the Immokalee CRA The followina shall be considered as a part of the analvsis:
a. Establishina a Transportation Concurrencv Exception Area (TCEA) or Transportation
Concurrencv Manaaement Area (TCMA) or other alternative that would allow limited
exceptions and/or mitiaated waivers from concurrencv for economic development.
diversitv and iob creation in the Immokalee Urban Area: and
b. Potential limitations on such exceptions and/or waivers from concurrencv includina:
1. Limitina applicabilitv to certain locations in the Urban Area such as the Airport!
Tradeport other lands around the airport. and the Central Business District
corridor (Urban Infill desianated lands):
2 Reauirina a case-bv case approval of anv such exception or waiver based upon
certain taraeted and measurable obiectives. includina Transit Oriented Desian.
iob creation and other commitments bv the developer that would be deemed to
be beneficial to the communitv: and
3. Limitina the duration. or reauirina mandatorv periodic reviews. of the continued
feasibilitv of anv such exception or waiver process
OBJECTIVE 4.3:
To improve stormwater manaaement and surface drainaae in Immokalee.
Policy 4.3.1: Immokalee Stormwater Master Plan
Within two (2) vears of the effective date of this Policv [effective . 20111. subiect to
Policv 1.1.1. Collier Countv will implement. to the dearee necessarv on a phased schedule. the
Immokalee Stormwater Master Plan and its recommendations for the particular locations (Lake
Trafford. Fish Creek. Madison Creek Ditch. and Sanitation Road Slouah Cross-Drain Additions)
where sianificant drainaae issues are known.
OBJECTIVE 4.4:
To provide an efficient and economical solid waste manaaement svstem that ensures public
health and safetv. and protects the environmental resources of the area
15
Policy 4.4.1: "Clean Immokalee" Plan
Collier County will develop a "Clean Immokalee" Plan to improve the physical appearance of the
streets and lots throuqh education. enforcement. and clean-up activities by 2011. This proqram
will solicit input and participation from community orqanizations and neiqhborhood associations.
16
GOAL 5: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 5.1:
To address the protection of natural resources in Immokalee. including Lake Trafford and
connected wetland svstems and listed species habitat includina upland habitat used bv listed
species. throuah incentives and innovative techniaues not otherwise addressed in the
Conservation and Coastal Manaaement Element.
Policv 5.1.1: Incentives and Innovative Land Development Reaulations
Collier Countv will promote the preservation of native veaetation in the Immokalee Urban Area
exceedina the minimum reauired amounts set forth in CCME Policv 6.1.1. and pursuant to lAMP
Policv 2.1.3. This mav be accomplished bv utilizina incentives and innovative land development
reaulations. includina but not limited to: cluster development. transferable development rights.
densitv bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR. HR. C-MU and I-MU desianated lands.
Within two (2) vears of the effective date of this Policv [effective 20111. subiect to
Policv 1.1.1. the Countv will explore the feasibilitv of adoptina a TOR proaram in the Immokalee
Urban Area to further this Obiective and Policv 2.1.3.
Within two vears of the effective date of this Policv [effective 20111 the LOC
(Ordinance 04-41. as amended) subiect to Policv 1.1.1. shall be amended to provide for other
incentives and innovative land development reaulations. including but not limited to cluster
development and flexible development standards, that do not reauire an amendment to the
lAMP.
Policv 5.1.2: Lake Trafford Development
Recoanizina the importance of Lake Trafford. and the surroundina wetlands and natural habitat
to the ecosvstem. economv and ecotourism activities in Immokalee. proposed development
adiacent to Lake Trafford will conform to best manaaement practices reaardina water aualitv in
order to avoid or minimize adverse impacts to the lake and its surroundina wetlands or natural
habitat. Within two (2) vears of the effective date of this Policv [effective 20111.
subiect to Policv 1.1.1. the Countv in coniunction with anv applicable state or federal aaencies.
will amend the LOC (Ordinance 04-41. as amended) to establish specific best manaaement
practices and will identifv the specific locations where such best manaaement practices shall be
reauired.
17
Policy 5.1.3: lake Trafford Remediation
Collier County will. subiect to Policy 1.1.1, continue to cooperate with aaencies on remediation,
restoration, and lona term manaaement efforts at lake Trafford (e.a.. oraanic sediment and
invasive plant removal) to improve the health and recreational potential of the lake.
Policy 5.1.4 Conservation Desianation
Durina the next Evaluation and Appraisal Report (EAR) cycle. and at least durina each
subseauent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban
Area owned by a public entity, where such lands were acauired for the purposes of
conservation, provided for in the Collier County Future land Use Conservation Desianation. The
County shall then consider whether such lands should be desianated Conservation on the
FLUM.
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GOAL 6: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
The Immokalee Area Master Plan and its Future Land Use Map will applv to all Development
Orders within the Immokalee Urban Area The Future Land Use Map is desianed to coordinate
land use with the natural environment; maintain and develop cohesive neiahborhood units:
promote a sound economy: and encouraae desirable arowth and enerav efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Desianation Description Section.
Policv 6.1.1: Future Land Use Desianation
The Immokalee Area Master Plan's URBAN Future Land Use Desianation includes the followina
Future Land Use Districts. Subdistricts. Overlavs and Features:
A. URBAN - MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Medium Residential Subdistrict
3. Hiah Residential Subdistrict
4. Commercial - Mixed Use Subdistrict
5. Recreational/Tourist Subdistrict
B. URBAN - INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial- Mixed Use Subdistrict
3. Industrial- Immokalee Reaional Airport Subdistrict
C. OVERLAYS AND FEATURES
1. Lake Trafford ICamp Keais Strand System Overlav
2. Seminole Reservation
3. Urban Infill and Redevelopment Area
Policy 6.1.2: Compatibility between Land Uses
Compatibility between lower and hiaher intensity uses will be achieved throuah land
development reaulations specificallv applicable to the Immokalee Urban Area.
Policy 6.1.3: Riaht to Farm
Lawfullv existina aaricultural activities may continue within the Urban Desianated Area as
provided bv the State of Florida Riaht to Farm Act. 823.14. F.S
Policy 6.1.4: Farmworker Housina
Collier County recoanizes the need for farm labor to support the County's aaricultural industry.
Collier County will encouraae the provision of housina for seasonal. temporarv or miarant
19
farmworkers. provided that such housinq is consistent with Miqrant Labor Housinq provisions of
Section 64E-14. Florida Administrative Code. and does not conflict with the existing zoninq
districts or the Immokalee Area Future Land Use Map.
Policv 6.1.5: Compact Mixed-Use Development
Gollier Gountv will encourage compact mixed-use development in appropriate zoninq districts
and particularlv within the HR and C-MU desiqnations. as an innovative planninq technique to
create walkable communities, reduce vehicle miles traveled. and increase energv efficiencv.
Policv 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporarv residence as
identified in LOG Section 5.04.02 G: or within an existinq mobile home park or subdivision as
identified in Policv 6.1.7: or as part of a new mobile home park or subdivision approved in the
Low Residential (LR) or Medium Residential (MR) Subdistricts. Within two (2) vears of the
effective date of this Policv. reffective . 20111. the Gountv will amend LOG to
prohibit the placement of new mobile homes within the Immokalee Area except as provided for
in this Policv and in Policv 6.1.7. Until such LDC amendment is adopted, new mobile homes
shall be permitted as provide herein or in Policv 6.1.7. or if the use is allowed with the applicable
underlvinq zoninq district. as is the case in the Aqricultural district with a Mobile Home Overlav
(A-MHO) and the Villaqe Residential (VR) district.
Policv 6.1.7: Existing Mobile Homes within the Immokalee Urban Area
!L Existinq mobile homes located on individual lots or parcels and not located within an
approved mobile home park or subdivision mav continue in anv Future Land Use
Subdistrict however. said mobile homes mav onlv be enlarqed. altered, improved or
replaced in accordance with the nonconforming provisions provided in LOG Section
9.03.00.
~ Existinq mobile home parks that have an approved Site Development Plan (SOP) or Site
Improvement Plan (SIP) as of the effective date of this Policv are allowed in all
subdistricts that allow residential development.
c. Additionallv. within two (2) vears of the effective date of this Policv, reffective
, 20111. the Gountv will amend LOG Section 2.03.07 G.6. Nonconforminq Mobile
Home Park Overlav Subdistrict. to include mobile home subdivisions as well as mobile
home parks, and to extend the compliance deadline for an additional two (2) vear period
from the date of that LOG amendment for mobile home parks and subdivisions that do
not have an approved SOP or SIP, and which are located within subdistricts that allow
residential development.
Policv 6.1.8: Public Educational Plants
Public educational plants and ancillarv plants shall be allowed as provided for in Policv 5.14 of
the Future Land Use Element.
20
Policy 6.1.9: Rezoninas
A. All rezoninas must be consistent with the Growth Manaaement Plan. For properties that
have zonina in place prior to a chanae in Land Use Desiqnation where the prior zonina
allows for a hiaher densitv or intensitv than the new Land Use Desianation. the property
mav be rezoned as follows:
1. For such commerciallv-zoned properties. zonina chanaes will be allowed provided the
new zoninq district is the same or a lower intensitv commercial zonina district as the
existina zonina district. and provided the overall intensitv of commercial land use allowed
bv the existina zonina district is not exceeded in the new zonina district A zonina
chanae of such commercial-zoned properties to a residential zoninq district is allowed as
provided for in the Densitv Ratina System of this Master Plan.
2. For such industriallv-zoned properties. zonina chanaes will be allowed provided the new
zonina district is the same or a lower intensity industrial or commercial zonina district as
the existina zonina district. and provided the overall intensity of industrial land use
allowed bv the existina zonina district is not exceeded in the new zoninq district
3. For such residentiallv-zoned properties. zonina chanqes will be allowed provided the
authorized number of dwellina units in the new zonina district does not exceed that
authorized bv the existina zonina district and provided the overall intensity of
development allowed bv the new zonina district does not exceed that allowed bv the
existina zonina district
4. Properties subiect to the above limitations may be combined and developed with other
property. whether or not such other property has had a chanae in Land Use Desianation.
For residential and mixed use developments onlv. the accumulated density between
these properties may be distributed throuahout the proiect. as provided for in the Densitv
Ratina System or the underlvina subdistrict. as applicable.
5. Overall intensity of development shall be determined based upon a comparison of public
facilitv impacts as allowed bv the existina zonina district and the proposed zonina
district
6. This Section does not applv to chanaes to the Land Use Desianation initiated bv the
property owner.
B. Anv property owner who believes that they have been adverselv affected bv this lAMP may
utilize the procedures set forth in Chapter 9 (Vested Riahts and Takinas Determinations) of
the LDC. All applications must be submitted within one year from the effective date of the
lAMP or applicable lAMP amendment. This procedure shall be considered supplemental to
anv other claim or remedy that the property owner may have. Notice of the Adoption of this
Plan and the one-year time frame within which any property owner who believes that they
have been adverselv affected bv this lAMP may utilize the procedures set forth in Chapter 9
(Vested Riahts and Takinas Determinations) of the LDC shall be provided with a minimum
1/8 paae notice in one or more newspapers of aeneral circulation in the Immokalee area
within 15 days of Adoption of this plan bv the BCC.
21
GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKAlEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee-specific land development reaulations to the extent
reauired by this Master Plan. and which reflect the uniaue character and cultural diversity of the
residents. encouraae pedestrian-friendly urban form. and promote eneray efficiency.
Policy 7.1.1: Development of land Development Code Standards
Within two (2) years of adoptina this Policy [effective . 20111 and subiect to Policy
1.1.1. Collier County. in coordination with and fundina from the Immokalee Community
Redevelopment Aaency. will develop LDC standards specific to Immokalee to address the
uniaue needs of the Immokalee Urban Area. These standards include those related to
permitted and conditional land uses: density and intensity: sianaae: landscapina and bufferina:
native preservation retention: off-street and on-street parkina and loadina: architectural desian:
development standards. includina setbacks to Lake Trafford: floor area ratio for certain
nonresidential uses: site access: and treatment of existina nonconformina uses and structures.
Policy 7.1.2: location of Service Uses
Collier County will encouraae parks. and other community facilities to be placed within one-half
mile of residential and mixed-use centers in order to encouraae walkina. bicyclina and non-
vehicular access to and from these service uses Collier County shall reauire interconnection of
pedestrian facilities to the existina pedestrian network.
Policy 7.1.3: Innovative Desian
Within two (2) years of the effective date of this policy [effective . 20111 and subiect to
Policy 1.1.1. Collier County and the Immokalee Community Redevelopment Aaency will develop
incentives and/or reaulations to promote: enhanced pedestrian access: pedestrian-friendly
desian: compact mixed-use development and redevelopment: shared infrastructure: enhanced
public spaces and sianaae: and use of public transit.
Policy 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy [effective , 20111 and subiect to
Policy 1,1.1, Collier County. in coordination with the Immokalee Community Redevelopment
Aaency. will evaluate the need for additional passive recreation and outdoor dinina and
entertainment opportunities alona downtown streets, and. if warranted. adopt amendments and
incentives to the Collier County LDC (Ordinance 04-41. as amended) to encouraae the
development of these amenities provided the free and safe movement of pedestrians is
maintained.
22
Policv 7.1.5: Central Business District
Within two (2) years of the effective date of this policv [effective . 20111, subject to
Policv 1.1.1.. Collier County will amend the LDC (Ordinance 04-41, as amended) to include a
Central Business District Jn Immokalee. The District will be depicted in the LDC and will
encouraae hiah-intensitv, multi-story. and pedestrian-oriented commercial and mixed-use
development.
Policv 7.1.6: Safe Neiahborhood Initiatives
Collier County. subiect to Policy 1.1.1, will coordinate with local and state law enforcement.
developers, and citizens to seek fundina opportunities available under the Safe Neiahborhood
Act (Section 163.501, F.S.) or other proarams to improve safety within the Immokalee
community and to provide for safe streets. This may include implementation of CPTED (crime
prevention throuah environmental desian) strateaies, where such strateaies are compatible with
the community desian objectives set forth herein.
23
GOAL 8: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES. UTILITY PROVIDERS. NON-
PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL COUNCIL
THAT MAY BE AFFECTED BYTHE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 8.1:
Pursue effective interlocal and inter-qovernmental coordination in order to provide a ranqe of
human services to Immokalee residents.
Policv 8.1.1: Regional Economic Development Initiatives
Collier Countv will collaborate in reqional initiatives with with local and reqional economic
development orqanizations and the State of Florida to assist the Immokalee area in attractinq
businesses. marketinq, and developina infrastructure.
Policv 8.1.2: Redevelopment Implementation Partners
Collier County, in coordination with the CRA Immokalee Enterprise Zone Development Aaency,
local and reaional economic development orqanizations, and other local oraanizations, will
actively coordinate efforts to implement the Immokalee Area Master Plan, the Community
Redevelopment Area Plan. and the Enterprise Zone.
Policv 8.1.3: Immokalee Government Services Center
Within two (2) years of the effective date of this Policy [effective , 20111. subiect to
Policy 1.1.1. Collier County will consider the establishment of an Immokalee-based aovernment
service center that would allow co-location of the various county entities and departments to
ensure effective collaboration, and where utilization warrants. This office may include but is not
limited to the followinq services:
a. Animal control
b. Child support enforcement
c. Code enforcement
d. Court
e. Domestic violence services
f. Emeraency manaqement services
q. Emeraency medical services
h. Permittina, planninq, and economic development needs
I. Public health services
I. Housina and Human Services
k. Board of County Commissioners Office
I. Immokalee Community Redevelopment Aqency
m. Branch Office of the Collier County Tax Collector
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LAND USE DESIGNATION DESCRIPTION SECTION
The lmmokalee Area Master Plan Future land Use Desianations include the followina Districts
and Subdistricts. The followina describes land use desianations shown on the Immokalee
Master Plan Future land Use Map. These desianations aenerallv indicate the tv pes of land
uses for which zonina may be reauested. However, these land use desianations do not
auarantee that a zonina district reauest will be approved.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses. includina mixed
uses. Mixed uses can be located within individual buildinas and/or proiects in areas deemed
appropriate and identified on the FLUM. Nonresidential uses allowed in the Residential
subdistricts include. but are not limited to: aariculture. home-based businesses. recreation and
open space. churches. libraries. cemeteries. public and private schools, day-care centers. and
essential services. as defined in the land Development Code. except as may be limited within a
specific subdistrict or overlay
New commercial development I may be allowed in the low Residential. Medium Residential or
Hiah Residential subdistricts throuah Planned Unit Development (PUD) zonina. subiect to the
followina limitations:
Commercial development may be permitted within a PUD, provided the followina size and
development criteria are met. The commercial component within a PUD may be allowed
to develop UP to the maximum acreaae specified in the table below:
PUD Acres
Min. Gross Densitv
Max. Commercial Acres
Permitted Zonina
CATEGORY I
>80
2.5 du/aross acre
5 acres
C-2
CATEGORY II
>160
2.5 du/aross acre
10 acres
C-2, C-3
CATEGORY III
>300
3.0 du/aross acre
20 acres
C-2 throuah C-4
In addition to the above criteria. the followina standards must also be met:
a. Commercial zonina shall be no closer than one (1) mile to any lands desianated C-
MU and no closer than one mile from the nearest PUD commercial zonina of ten
acres or areater in size;
b. The confiauration of the commercial parcel shall be no more frontaae than depth
unless otherwise authorized bv the Board of County Commissioners;
c. Commercial zonina or development shall be no closer than a Y. mile from the
nearest existina elementarv school boundary, unless otherwise authorized bv the
Board of County Commissioners:
25
d. The commercial development shall be inteorated with the residential portion of the
proiect includino common elements such as sionaoe. and providino vehicular and
non-vehicular interconnection: and
e. No construction in the commercial desionated area shall be allowed until
construction has commenced on at least 30% of the proiect's residential units
unless otherwise authorized bv the Board of County Commissioners.
1. Low Residential Subdistrict ILR)
The purpose of this subdistrict is to provide for low-density residential development and
supportino ancillary uses. All types of residential dwellinos are allowed: however. mobile
homes are only allowed pursuant to the provisions of Policies 6.1.6. and 6.1.7.
Residential densities are allowed as provided below. except for properties within the
Lake Trafford/Camp Keais Strand System Overlay.
Since aoriculture is a sionificant economic driver in Immokalee. aoricultural research and
technolooy facilities focusino on aori-business and reliant upon proximity to active
aoriculture are also allowed throuoh a Conditional Use process. Such facilities must
demonstrate compatibility with adiacent properties
Base Density: Four (4) dwellino units per oross acre.
Maximum Density: Eioht (8) dwellino units per oross acre. inclusive of all density
bonuses. Densities above the base density can only be achieved throuoh available
density bonuses.
2. Medium Residential Subdistrict IMR)
The purpose of this subdistrict is to provide for a mixture of housino types and
supportino ancillary uses. Mobile homes are allowed pursuant to the provisions of
Policies 6.1.6 and 6.1.7. Residential densities are allowed as provided below. except for
properties within the Lake Trafford/Camp Keais Strand System Overlay.
Base Density: Six (6) dwellinos units per oross acre.
Maximum Density: Fourteen (14) dwellino units per oross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved throuoh available
density bonuses.
3. Hioh Residential Subdistrict IHR):
The purpose of this subdistrict is to provide for a mixture of housino type and suooortlno
ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6
and 6.1.7. Residential densities are allowed as provided below. except for properties
within the Lake Trafford/Camp Keais Strand System Overlay.
26
Base Density: Eiaht (8) dwellina units per aross acre.
Maximum Density:
bonuses. Densities
density bonuses.
Sixteen dwellina units per aross acre. inclusive of all density
above the base density can only be achieved throuah available
4. Commercial - Mixed Use Subdistrict (C-MU):
The purpose of this Subdistrict is to provide for pedestrian-scaled. hiaher density
residential and mixed-use development. employment and recreational opportunities.
cultural and civic activities. and public places to serve residents of. and visitors to. the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict,
except that mobile homes are only allowed as provided by Policy 6.1.6 and 6.1.7.
Residential densities are allowed as provided below. except for properties within the
Lake Trafford/Camp Keais Strand System Overlay. Nonresidential uses allowed within
this Subdistrict include those uses allowed in the C-1 throuah C-4 zonina districts in the
Collier County Land Development Code. Ord. No. 04-41. as amended.
Base Density: Sixteen (16) dwellina units per aross acre.
Maximum Density: Twenty (20) dwellina units per aross acre. inclusive of all density
bonuses. Densities above the base density can only be achieved throuah available
density bonuses.
Transient lodaina is allowed at a maximum density of thirty-two (32) units per acre.
5. RecreationallTourist Subdistrict (RTl
The purpose of this Subdistrict is to provide for recreational and tourist activities related
to the natural environment and to allow for limited compact residential development.
Uses allowed in this Subdistrict include. but are not limited to passive parks: nature
preserves: wildlife sanctuaries: open space: parks: museums: cultural facilities: marinas:
transient lodaina facilities (includina hotel/motel. rental cabins. bed and breakfast
establishments. campsites): restaurants; recreational vehicle parks: sportina and
recreational camps: low-intensity retail directly associated with the purpose of this
Subdistrict: aariculture; and essential services as defined in the Land Development
Code. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6 and 61.7.
Sinale and multi-family dwellina units are allowed. To minimize impacts on the natural
environment. residential development shall be clustered subiect to the followina:
. Within any proiect the averaae sinale family home parcel shall not exceed 6.000
sauare feet. and in no case shall any individual sinale family lot or parcel exceed
12.000 sauare feet: and
. Multi-family development proiects shall be submitted in the form of a Planned
Unit Development.
27
Base Density: Four (4) dwellina units per aross acre.
Maximum Density: Four (4) dwellina units per aross acre. Density bonuses do not apply
in this subdistrict.
Transient lodaina is permitted at a maximum density of twenty-six (26) units per acre.
Rezoninas are encouraaed to be in the form of a Planned Unit Deyelopment (PUD). The
minimum acreage reauirement for a PUD within this Subdistrict will be two (2)
contiauous acres.
Density Ratina System
The Density Ratina System is applicable to areas desianated Urban - Mixed Use District. as
identified on the Immokalee Future Land Use Map. Except as proyided below, the final
determination of permitted density yia implementation of this Density Ratina System is made by
the Board of County Commissioners throuah an adyertised public hearina process (rezone).
Density achieyed by right (as may be permitted for aualifyina Affordable Workforce Housina
proiects) shall not be combined with density achieved throuah the rezone public hearina
process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a. Within the applicable Urban desianated areas, the base density of the subdistrict
is allowed, thouah not an entitlement. Density may be increased usina applicable
density bonuses. For purposes of calculatina the eliaible number of dwellina units
for the proiect. the total number of dwelling units may be rounded UP by one unit if
the dwellina unit total yields a fraction of a unit 0.5 or areater. Acreaae used for
the calculation of density is exclusive of commercial portions of the proiect. except
within the Commercial Mixed-Use Subdistrict. wherein residential proiect densities
will be calculated on total gross acreaae, and portions of a proiect for land uses
having an established eauivalent residential density in the Collier County Land
Deyelopment Code.
b. This Density Ratina System only applies to residential dwellina units. This Density
Ratina System is not applicable to accessory dwellina or accessory structures that
are not intended and/or not desianed for permanent occupancy. nor is it
applicable to caretaker residences.
c. All new residential zoning located within the Urban Mixed Use District shall be
consistent with the Density Ratina System. except as provided for in Policy 6.1.9.
28
fL Within the applicable areas of the Urban Mixed Use District all properties zoned
A. Rural Aaricultural. and/or E. Estates. and/or RSF-1. 2. 3. Residential Sinale
Family. for which an affordable workforce housina proiect is proposed and
approved. in accordance with Section 2.06.00 of the LDC (Ordinance 04-41. as
amended. adopted June 22. 2004 and effective October 18. 2004). shall be
permitted the base density of four (4) dwellina units per aross acre by riaht except
in the case of lands desianated LR on the lAMP Future Land Use Map (FLUM).
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zonina district for the subiect property: that is. a rezone public hearina shall not be
reauired. Such a proiect must comprise a minimum of ten acres. Density
achieved by riaht shall not be combined with density achieved throuah the rezone
public hearina process. The Table below illustrates the maximum "by riaht"
density based on the FLUM subdistrict and the zonina district
Zoned Maximum Densitv
Zonina Maximum (oer acre) with "Bv Maximum Densitv (oer
District Densitv Riaht" Densitv acre) with "Bv Riaht"
Bonus Outside of LR Within LR Desianation
(Per Acre) De!!:ianatian
A 0.2 4 0.3
E 0.46 4 0.69
RSF-l 1.0 4 1.5
RSF-2 2.0 . 4 3.0
RSF-3 3.0 4 4.0
2. DENSITY BONUSES
In order to encouraae infill development the creation of affordable-workforce housina. and
preferred roadway access. certain density bonuses are available. If these bonuses are utilized.
base densities may be exceeded. In the Low Residential Subdistrict the base density of four
(4) units per acre may only be exceeded if utilizina an affordable-workforce housina bonus. In
no case shall the resultina density exceed the maximum density specified in each sub district
a. Proximity to Commercial-Mixed Use
If 50% or more of a proiect is within the Commercial - Mixed Use Subdistrict then
the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwellina units per acre applies to the entire project except that this bonus
cannot be used to increase density on lands within the project desianated Low
Residential. Bufferina to achieve compatibility with adiacent lower intensity uses
shall be reauired
b. Affordable-Workforce HousinG Bonus. by Public HearinG
To encouraae the provision of affordable-workforce housina within certain
Subdistricts in the Urban Desianated Area. a maximum of up to eiaht (8) dwellina
29
units per qross acre may be added to the base density if the proiect meets the
definition and requirements of the Affordable-Workforce Housinq Density Bonus
Ordinance (Section 2.06.00 of the Land Deyelopment Code. Ordinance 04-41, as
amended, adopted June 22, 2004, and effectiye October 18, 2004). This bonus
may be applied to an entire proiect or portions of a proiect provided that the proiect
is located within the Commercial - Mixed Use (C-MU) Subdistrict or any residential
subdistrict.
c. Affordable-Workforce HousinQ Bonus. by Riaht
To encouraqe the provision of affordable-workforce housinq within that portion of
the Urban Mixed Use District. properties zoned A Rural Aqricultural. and/or E,
Estates, and/or RSF-1, 2, 3.4,5.6, Residential Sinqle Family, Villaqe Residential.
and/or RMF-6, Residential Multi-Family, for which an affordable-workforce housinq
proiect is proposed in accordance with the definitions and requirements of the
Affordable-workforce Housinq Density Bonus Ordinance (Section 2.06.00 of the
Land Development Code, Ordinance 04-41, as amended, adopted June 22, 2004
and effective October 18, 2004). a maximum of four (4) residential units per qross
acre shall be added to the base density of 4 dwellinq units per acre, except in the
case of lands desiqnated LR on the lAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoninq
district for the subiect property. Therefore, the maximum density that may be
achieved by riqht shall not exceed eiqht (8) dwellinq units per acre. Such a proiect
must comprise a minimum of ten acres. Density achieved by riqht shall not be
combined with density achieved throuqh the rezone public hearinq process. The
Table below illustrates the maximum "by riqht" density based on the FLUM
subdistrict and the zoninq district.
Zoned Maximum Densitv
Zonina Maximum (oer acre) with "Bv Maximum Densitv (oer
District Densitv (Per Riaht" Densitv acre) with "Bv Riaht"
Acre) Bonus Outside of LR Within LR Desianation
Desjnnatjnn
A 0.2 8.0 0.3
E 0.46 8.0 0.69
RSF-l 1.0 8.0 1.5
RSF-2 2.0 8.0 3.0
RSF-3 3.0 8.0 4.5
RSF-4 4.0 8.0 6,0
RSF-5 5.0 8.0 7.5 ,
RSF-6 6.0 8.0 8.0
RMF-6 6.0 8.0 8.0
VR 7.26 8.0 8,0
30
d. Residentiallnfill
1. To encouraqe residential infill. three (3) residential dwellinq units per qross
acre may be added if the followinq criteria are met: The proiect is twenty (20)
acres or less in size: at the time of development. the proiect will be served bv
central public water and sewer: at least one abuttinq property is developed:
the proiect is compatible with surroundinq land uses: the property in question
has no common site development plan with adiacent property: there is no
common ownership with any adiacent parcels: and the parcel in question was
not created to take advantaqe of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Manaqement Plan
on Januarv 10, 1989. This bonus cannot be used to exceed the base density
in the Low Residential (LR) Subdistrict.
2. This Residential Infill bonus shall onlv be applicable on a one time basis and
shall not be expanded or continued to other adiacent properties, except for
additional properties not exceedinq 20 acres in aqqreqate when added to the
oriqinal application of this provision and meetinq all the above criteria.
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if
there is project commitment for provision of interconnection of roads accessible to
the public with existinq or future adiacent proiects, one (1) dwellinq unit per qross
acre may be added above the base density of the district. This bonus cannot be
used to exceed the base density in the Low Residential (LR) Subdistrict.
3. Density and Intensity Blendinq
a. This provision is intended to encouraqe unified plans of deyelopment and to
preserve the hiqh qualitv wetlands. wildlife habitat. and other natural features that
exist within areas of the Immokalee Urban Area, which are proximate to Lake
Trafford and Camp Keais Strand. In the case of properties which are contiquous
to Lake Trafford or Camp Keais Strand, which straddle the Immokalee Urban
Area and the Rural Lands Stewardship Area Overlav (RLSA) as depicted on the
countywide Future Land Use Map, and which were in existence and under
unified control as of October 22, 2002, the allowable qross density and/or
intensity may be shifted from the Urban desiqnated lands to lands within the
RLSA which are contiquous and under unified control. and which are desiqnated
as a Stewardship Receivinq Area (SRA) in the RLSA. The density and/or
intensity may be shifted on an acre per acre basis. This Densitv and Intensitv
Blendinq provision is further subject to the followinq conditions and limitations:
I. The proiect in aqqreqate must be a minimum of 200 acres in size and the
Urban portion must be desiqnated RecreationallTourist subdistrict (RT) or
Low Residential subdistrict (LR) in the Immokalee Area Master Plan:
31
ii. It must be demonstrated the lands desiqnated Urban have a hiqh natural
resource value as indicated bv the presence of Group 1 or Group 2
FLUCCS Codes and a score of qreater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA
iii. Densitv and Intensitv may onlv be shifted from lands within the
Immokalee Urban Area containinq this hiqh natural resource value (as
measured above) to the lands within a contiquous SRA on an acre per
acre basis. providinq such lands were under unified control as of October
22. 2002: and
IV. Lands within the Urban area. from which the density and/or intensity has
been shifted. shall be placed in a conservation easement in perpetuity.
b. For properties containinq two or more Future Land Use Subdistricts. the overall
density and intensity that could be achieved in aqqreqate. may be distributed
throuqhout the proiect provided the total allowable density and intensity is not
exceeded. and subiect to the followinq:
i. The proiect furthers the protection. enhancement or restoration of wetlands.
listed species habitat. or other natural features.
ii. The proiect is consistent with and furthers the applicable obiectives of the
Immokalee Master Plan and is compatible with surroundinq properties and
environment.
iii. The proiect is approved as a Planned Unit Development:
iv. The protect mitiqates for any neqative impacts on adiacent properties throuqh
appropriate measures. such as bufferinq, separation, or other land desiqn
techniques, adequate to lessen these effects.
B. URBAN-INDUSTRIAL DISTRICT
The purpose of this District is to function as a maior employment center and is intended to
accommodate industrial. distribution. trade. aqriculture, and manufacturinq uses. essential
services. as well as office and commercial uses as limited within each Subdistrict.
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial. distribution trade and
manufacturinq uses. Allowed uses include a variety of industrial. limited commercial. and
associated uses. includinq: manufacturinq: processinq' storaqe and warehousinq:
wholesalinq; distribution: packinq houses: recvclinq; hiqh technoloqv industries'
laboratories; assemblv: storaqe; computer and data processinq; and services intended
to serve the needs of emplovees and visitors. such as davcare centers. restaurants. and
convenience stores. Accessorv uses and structures customarilv associated with these
principal uses include ancillarv offices and retail sales.
32
2. Industrial - Mixed Use Subdistrict (I-MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adiacent commercial and residential land uses. The State Farmers Market
and related facilities are located in this Subdistrict This Subdistrict allows for: hiqher
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for
Commercial (C-4 and C-5) and Research and Technoloqv Parks and Business Park
Districts. subiect to development standards set forth in the LDC. This Subdistrict also
allows for Iiqht manufacturinq, processinq, and packaqinq in fullv enclosed buildinqs:
research, desiqn and product development printinq, lithoqraphv and publishinq; and
similar industrial uses: aqriculture and aqricultural-related uses, such as packinq houses;
warehousinq: and tarqeted industries. Tarqeted industries include distribution: medical
laboratories. research, and rehabilitative centers: hiqh technoloqv; computer software,
services, and processinq, and similar uses.
Within certain IMU desiqnated lands denoted on the lAMP Future Land Use Map,
commercial uses are permitted on UP to 30% of the total IMU acreaqe. The percentaqe
and mix of each cateqorv of use shall be determined at the time of rezoninq in
accordance with the criteria specified in the Land Development Code. The acreaqe and
buildinq square footaqe fiqures and percentaqes shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this requirement
In order to ensure compatibilitv and ameliorate impacts on adiacent residentiallv zoned
properties (includinq A-Rural Aqricultural or E-Estates zoned properties), a minimum 75-
foot buildinq setback within which a minimum 20-foot wide veqetated landscape buffer
shall be provided. This veqetated buffer shall be located adiacent to the property line
and shall contain, at a minimum, two staqqered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedqe at least 24 inches in heiqht at time
of plantinq and attaininq a minimum of three feet heiqht within one year. Existinq native
trees must be retained within this 20-foot wide buffer area to aid in achievinq this buffer
requirement other existinq native veqetation shall be retained, where possible, to aid in
achievinq this buffer requirement. Water retention/detention areas shall be allowed in
this buffer area if left in natural state, and drainaqe conveyance throuqh the buffer area
shall be allowed if necessary to reach an external outfall For properties adiacent to
residentiallv zoned property, includinq properties zoned Aqriculture (A) and Estates (E).
the required 75-foot setback may be reduced to 50 feet if a minimum a-foot tall
decorative wall or fence providinq at least 80 percent opacity is installed within the
reduced setback, and providinq that the required 20-foot wide landscape buffer and all
required veqetation is located between the wall and residential zoned properties.
33
"~,"--~-----'-"""""'"-"-'-'-"--~~-"'~-"~-~.""-".'~"."- "
3. Industrial - Immokalee Reaional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCM)
and leaseholders to deyelop the Immokalee Reaional Airport and surroundina lands for
the economic health and deyelopment of the areater Immokalee area and Collier County
as a whole. Because the CCM needs to retain flexibility to proyide yarious aeneral
ayiation and reyenue-aeneratina opportunities yia land leases as the Airport arows and
chanaes over time. a broad ranae of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict. allowable uses include all other uses
deemed to be compatible and consistent with the adopted Airport Master Plan, as may
be amended.
C. OVERLAYS AND FEATURES
1. Wetlands Connected To Lake Trafford/Camp Keais Strand Svstem Overlav
The Conservation and Coastal Manaaement Element of the GMP, Policy 6.2.4(4), identifies
possible hiah auality wetland systems connected to the Lake Trafford/Camp Keais Strand
system within the Immokalee Urban Area. These wetlands reauire areater protection
measures than wetlands located in other portions of the Urban Desianated Area, and
therefore the wetland protection standards set forth in Policy 6.2.5 of the CCME apply to this
area. These wetlands are identified on the Immokalee Future Land Use Map by the Lake
Trafford/Camp Keais Strand System Overlay (L T/CKSSO).
The Density and Intensity Blendina proyisions of this Master Plan may be utilized for lands
within this L T/CKSSO. The maximum allowable aross density for lands within the
L T/CKSSO is the base density established for the applicable subdistrict. Lands within the
L T1CKSSO are not eliaible for any density bonuses, includina by riaht. Essential Services
shall be limited to: those necessary to ensure public safety: and, those necessary to serve
permitted uses, such as, private wells and septic tanks. utility lines. lift stations, and water
pumpina stations.
The additional wetland protection measures do not apply to properties within the L T/CKSSO
that have been leaally cleared of native veaetation as of the adoption of this Master Plan,
but do apply to all new deyelopment and redevelopment pursuant to the applicable
nonconformina provisions set forth in the LDC (Ordinance 04-41, as amended).
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the L T/CKSSO, east of the Reservation. the additional
wetland protection measures will not be applied to those severed eastern wetlands. The
standard measures for wetlands in Urban desianated lands shall be applied as described in
the CCME to those seyered eastern wetlands.
34
2. Seminole Reservation (SRI Feature
The Seminole Reservation within Immokalee comprises approximatelv 600 acres of larqelv
undeveloped land owned bv the Seminole Tribal Council and located on the east side of
First Street. South of (SR 29). The Seminole Reservation is not controlled or requlated bv
the Collier County Growth Manaqement Plan or LDC (Ordinance 04-41 as amended) and is
identified on the Future Land Use Map for illustrative purposes onlv.
3. Urban Intill and Redevelopment Area Feature
In order for local qovernments to desiqnate a qeoqraphic area within its iurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4). Florida Statutes. it
must amend its comprehensive land use plan to delineate the boundaries within the Future
Land Use Element. The Urban Infill and Redevelopment Area is consistent with criteria
outlined in Section 163.2514(2) (a)-(e). Florida Statutes. The intent of this delineation is to
comprehensivelv address the urban problems within the area consistent with the qoals of
this plan. The Urban Infill and Redevelopment Area was adopted bv Ordinance 2000-66 and
the Urban Intill and Redevelopment Plan was adopted bv Ordinance 2000-71.
This desiqnation is informational and has no requlatorv effect.
35
,..____._..............." ~,_..._m___..".".._.,.,"..._."..__._,__".~,,_~_.,
TABLE OF CONTENTS
Pae:e
* III. IMPLEMENT/.nON STRf.TECY
"i\. Gllals, Oejeetives aRd Plllieies
"E. LaRd Use DesigRatioRs; and
Futare LaRd Use Map
3
HI
19
SUPPORT DOCUMENT STUDY ARE.". INVENTORYlf.SSESSMENT
f" IRtroduetion 1
E. History llfImmllkalee 1
C. Demllgraphies ~
D, Land Use EJdstiRg and Futare 7
E Natural Resourees 21
F. Publie Faeilities 33
LIST OF Tf.BLES IN SUPPORT DOCUMENT
I Estimate of Permanellt PopulatioR
2 ,,\ge Distributillll (19&0 and 1990 Census)
3 Raeial Comparisoll (19&0 and 1990 Cellsus)
1 Estimated Populatioll: PermaneRt, Seasllllal & Peal; SeasllR
Tlltals Immokalee 1990, 1995 & 2000
5 EJ[isting Land Use (1995)
6 Commereial Land ComJ3ariSllll
7 Future Lalld Use Desigllation ,^,ereages
& Residential Housing Potential
9 Park ,^.ereage Demand
10 Suitability of Soil ,,\ssociations f{)f Septie Tank
Installation I
II Projeeted Sallitary Sewer Demafld
12 Trame COUlltS (1997 2002)
13 Road ImJ3rll'iements (FY97 02)
15 Immokalee Student Emollmeflt (19&9 & 1996)
~
5
6
7
10
12
15
18
19
26
36
~6
~6
51
TABLE OF CONTENTS
(continHed)
LIST OF FICURES IN SUPPORT DOCUMENT
I
2
3
1
5
6
Immokalee Planning CommHnity Map
Immokalee Existing Land Use Map
Immokalee Traffic i\nalysis Zone (T,'\Z) Map
,'\pprmclmate Locations of Major Freshwater Wetlands
Groundwater /.vailaeility in Collier COURty
General Soi I ,'\ssociations of Collier County DevelopmeRt
PoteRtial
Commercial Mineral Elltraction Sites in Collicr County
Native Habitats in Collicr County
/.pprmclmate Location of Major Remnant Xeric Oak and/or
Sand Pine CommHnities in Collier County
/.pproximate Locations of Major Hammocks
Welltield Protection Zones Immokalee Water & Sewcr
District
Immokalee Watcr and Sewer District
Immokalee Watcr & Sewer District Potable Water Facilities
Immolcalee Watcr & Sewer District Sanitary Sewer Facilities
Major Drainage Basins Collier Cmmty
Immokalee Landfill
E)listing Roadway Network, lmmokalee
lmmokalee Bicycle/Pedestrian Facilities
7
8
9
10
II
12
13
14
15
Hi
17
18
APPENDICES
f.PPENDIX I
APPENDIX I f. l
f.PPENDIX II
APPENDIX III
APPENDIX IV
APPENDIX V
Detailed Population Stady for Immokalee
Estimating PopHlation in lmmokalee
PHelic Participation Meetings
Bailding Immokalee Together Project
lmmokalee Main Street
Immokalee/Florida Enterprise Zone Program
~
3
11
Hi
22
21
25
28
29
30
31
34
37
38
39
H
43
15
52
THE IMMO~\LEE HOUSINC STUDY ami the SOUTH IMMOK.A.LEE
REDEVELOPMENT ARE!. STUDY are ayailable as scparate lIoeuments. Contact the
Collier County Comprehensive Planning Seetion fer further inf-ormation.
III. IMPLEMENTATION STRATEGY
(VI) TRis sectioR JJlaces tRe JJlaR into effect. ImJJlementation strategies incl~ge tRe Goals,
Objectives aRd Policies, ang tRe LaRg Use Designation DescriJJtion Section.
(VI) GOALS, OeJECTIVES AND POLICIES
(VI) GO.^.L 1: TO GUIDE LJ'.ND USE SO .'\S TO ENHANCE IMMOKALEE'S QUALITY OF
LIFE, NATURAL BE.''.UTY, ENVIRONMENT, SM:\LL TO\N~J CHAR/'.CTER,
ST.^.BLE NEIGHBORHOODS, STATUS AS AN URB.^.~J HUe FOR THE
SURROUNDING AGRICULTUR.''.L REGION, TOURISM INDUSTRY, .^.ND THE
IMMOKALEE ^,RPORT'S DESIGNATION AS A PORT OF ENTRY.
('II) OeJECTIVE 1.1:
Un loss othorNiso pormittod in this MClstor Pleln for Immoldoo, now or revised uses of kind ShCll1
be consistent with design3tions outlined on tho Future L3nd Use M3p. Tho Futuro LClnd Use
Map 3nd compClnion Futuro L3nd Use Dosigmtions, Districts Clnd Subdistricts shCll1 bo binding
on ClII Devolopmont Orders effective with tho 3doption of tho M3ster Pbn for Immok310e.
Through tho mClgnitude, 10G3tion 3nd configumtion of its compononts, tho Future Land Uso MClp
is dosigned to coordimto 13nd use w'th tho n3tur3l environment including topogr3phy, soil 3nd
other resources; mClintClin and develop cohosivo noighborhood units; promoto 3 sound
oconomy; 3nd discour3go undesimblo growth Clnd dovolopmont -pCltterns. StClndClrds Clnd
permitted usoc for eClch ImmokClleo M3ster Pleln Futuro LClnd Use Dictrict and Subdistrict 3ro
idontifiod in the Design3tion and Doscription Soction
('II) Policy 1.1.1:
The URB/'.~J Futuro LClnd Uso Dosign3tion sh31l includo Futuro L3nd Uso Districts and
Subdistrictc for:
(VI) A UReAN MIXED USE DISTRICT
1. Low Residential Subdistrict
2 Mbwd Rosidontl31 Subdistrict
3. High Residential Subdistrict
1. ~Jeighborhood Centor Subdistrict
5. Commorce Contor Mbwd Uso Subdistrict
6. Pbnnod Unit Devo',opmont Commmcd Subdistrict
7. RocroationClI Tourist Subdistrict
(VI) B. URB.''.N COMMERCI:\L DISTRICT
1. Comrnorci3l Subdistrict S.R. 20 Clnd Jofferson ,^.o/O.
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November 2009
(VI) C. URBAN INDUSTRIAL DISTRICT
1. Industri:l! Subd;strict
2. Commerce Center Industri:ll Subdistrict
3. Business Park Subdistrict
(I)(VI) Policy 1.1.2:
Overbys :lnd Speci:ll FO:ltures include:
1. Urb:ln Infill :md Redevelopment /\re3
(VI) Plllicy 1.1.3:
Collier County sh:lll clesely ceordimte tho locatien, timing, intensity :lnd design of future
dovelopment. This pelicy sh31! bo implomonted through tho /\dequ:lte Public F:lCilitios
Ordinanco in the L:md Devolepment Code, adopted by Ordin::mco ~Jo. 01 11,- as amendod, on
June 22, 2001 :md offoctivo October 18, 2001, :lS :lmondod.
(VI) Policy 1.1.4:
L:lnd uso tr:lnsition botwoon 1000'ier :lnd highor intensity usos sh:lll bo :lchio'lod through tho use
of n:ltur:ll '/ogel:ltivo opon Sp:lCO buffors, physic:l1 b:lrriors such as berms, hodgos or othor
l:lndsc:lpo cover, sotbacks :lnd hoight limit:ltions :lS doscribod in tho zoning :lnd landsc:lpo
soclions of tho Land Dovolopmont Codo.
(VI) Policy 1.1.5:
L:lnd usos th3t moot tho rosidenti31 neods of tho Immol,aloo community (o.g. d:lY C:lro, hO:llth
C:lro neods, schools, grocory shopping, rocro:ltion) shall bo dosign:ltod within a rmsomblo
walking distanco of thoso pertions of tho community '""hich aro or will likoly bocomo hOJvily
podostri3n in mluro.
('II) Policy 1.1.6
El\isting agricultural activitios m:JY continuo within tho Urb:Jn Dosigmtod 1'.[8:l. ~Jew :Jgricultur:J1
USOS :Jro pormittod :lS long :JS thoy do not bocemo oithor a nuisance or cro:lto noxious
conditions.
(V)(VI)(VII) Pelley 1.1.7:
Tho sitos cont3ining oxisting public oduc:Jtional plants and :Jncillori pbnts, and tho undovolopod
sitos owned by the Collier County School B03rd for futuro public oduc:ltion:ll plonts :lnd ancill:lry
plants, within the lAMP :lroa, :lro depictod on tho Futuro L:lnd Uso M:lp Sorioe in tho
countY'Nido FLUE and on tho Public School F:lcilitios Elomont M:lp Sorios, :md roferonced in
FLUE, Policy 5.14 :lnd Intorgovornmont:ll Coordin:ltion Element, Policy 1.2.6 All of thoso sitos
:lro subjoct 10 tho goner:lllntorlocal Agreomont, :ldoptod on M:lY 15, 2003 by tho Collior County
School Bomd and on ~by 27, 2003 by tho B03rd of County Commissioners, and :lS
subsoquontly :lmondod :lnd rost:ltod, with :In offoctivo dato of Docombor 2008, and subjoct to
tho implomonting l:lnd dovolopmont rogul:ltions to bo :ldoptod; and, sh:lll bo SUGjoct 10 tho
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November 2009
School B03rd Review (SBR) Interloc31 .^.groement, 3dopted on M3j' 15, 2003 by tho School
B03rd and on May 27, 2003 by tho B03rd of County Commissionors, :md cubjoct to tho
implementing land developmont rogulations. 1\\1 future educ3tional plants 3nd 3nel113!)' pl3nts
ch311 be allowod ;n zoning districts 3S set forth in FLUE, Policy 5.11.
(VI) OBJECTIVE 1.2:
Roinst3te tho formor M3in Stroet Program under 3 new n3me to provido a me::ms for improving
tho physic31 3ppear3nce of the commerci31 building stock 310ng the M3in Stroet corridor, from
First Stroot to Westclox Streot
(VI) PoliGY 1.2.1:
The Immokaleo ~,13stor Plnn ::md Visioning Committeo, in coordination with the Community
Rodevelopment I\gency I\dvisory Committoe, sh311 'Nork with 3 consult3nt to devolop 3 pl3n th3t
focusos on the dovolopment 3nd/or rodevolopment of commorci31 structuros 3nd businossos
310ng M3in Streot
(VI) Policy 1.2.2:
Collier County st3ff, in cooper3tion with v3rious Immoldee community groups, m3j' soek
p3rtnorship opportunitios with the loc31 Communit)' Redovolopment .^,genc)' Advisory
Committee, Front Porch, Weed 3nd Seed 3nd othor 3ltorn3tive funding sourcos to prornBle
3nd/or expedito tho dovelopment or rodevelopment of commerci31 businosses 3nd structuros
within the M3in Street Progr3m 3re3.
(VI) OBJECTIVE 1.3:
Encour3ge innovative approachos in urb3n and project design that enh3nce both the
onvironmont 3nd the visu31 3ppoal of Immok31ee
(VI) Palicy 1.3.1:
Collier Count)' staff will continue to work with tho Immoldee community to identify 31tornative
funding courcos to implement programming for, streetscape, linked open Cp3CO 3nd podestri3n
and bicycle amonities that are compatible with an overall redevelopment str3tegy.
(VI) OBJECTIVE 1.4:
Provide I3nd use designations, criterIQ and zoning that recognizes the noeds of pedostri3ns.
(VI) PoliGY 1.4.1:
Comprohensive PI3nning staff will continue to coordin3to with tho Transportation Division
regarding its existing and future pl:ms for sidoW311\s, pathways 3nd othor forms of 3lternative
transport3tion for the Immokaloo community.
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November 2009
(VI) Policy 1.4.2:
Collier County Et:Jff, in cooporJtion with the.locJI Immoldoe Community Redevelopmont
Agency Advisory Committee, shJl1 consult with the Collier County PJthwo)'s I\dvisori
Committee rogJrding enhJncing Jnd improving the~fl3lhwJY Jnd sidewJlk fJcilities.
(VI) Pelisy 1.4.J:
Collier County shJII encourJge pedestrbn friendly design for future projects 10cJted within the
Immokoleo Urban !\reJ.
(VI) OBJECTIVE 1.5:
The Collier County BOJrd of County Commissioners recognizes the need for fJrm lobar to
support the County's JgriculturJI industry Jnd encourages the provision of docent, sJfe Jnd
JffordJble housing units for klrm workers in Immokolee. The pro'/ision for fJrm labor housing, JS
identifiod in Section 505.03 of the Collier County Land Developmenl Code, complies with
Section 10D 25 of the Florida l\dministrJtive Code (F.!\.C.).
(VI) Policy 1.5.1:
~Jew housing for seJsonol, temporJry or migrJnt workers shJl1 be permitted in Jny IJnd use
designJtion provided thJt such housing is permitted under Section 10D 25, F./\.C., ond does not
conflict with the existing zoning districts or the Immokalc!C l\reJ Future LJnd Use Map.
(VI) Policy 1.5.2:
"TrJnsiont Housing" or "MigrJnt LJbor Camps", os defined by Section 10D 25, F./I.C., mJY olso
be developed in areJS designJted for commerciJI IJnd uses on the Immoldee l\reJ Future
LJnd Use MJp. Such housing must meet the requirements of the GenerJI Commercbl Zoning
District (C 1) of the Collier County LJnd Devolopment Code, JS Jmondod.
GOAL 2:
CREP.Te AN ENVIRONMENT 'I'JITHIN WHICH ALL WORKING, DISABLED
AND RETIRED RESIDENTS, AND THEIR IMMEDIATE FAMILIES, '."lILL
HAVE f'. REASONABLE OPPORTUNITY TO PROCURE SP.FE, SANITARY,
AND AFFORDABLE HOUSING CONSISTENT '1'lITH THE DESIRED
CHARP.CTER OF THE ARE.^. AS IDENTIFIED IN THE IMMOKALEE AREA
MASTeR PLAN.
('II) OBJeCTIVE 2.1:
Collior County shJl1 promolo the eansor/JUan and rohJbiPtotion of housing in Immokaloo
noighborhoods.
(VI) Pelicy 2.1.1:
Expansion of urban fJcilitios Jnd sor/icos shall onhJnco Jnd mJintJin tho viJbility of oxisting
urban rosidential JrOJs. Noedod public infrclstructuro improvomonts in thosa arms shJl1 rocoi'iO
priority in tho CJpitollmpro'/omont Elomont.
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November 2009
(VI) Policy 2.1.2:
Collier CDunty shall assist in upgr::lding oxisting noighbDrhoDds through ::lctivo cDdo
onforcement, ::lnd providing capit::ll improvoments in such neighborhDods.
(VI) Policy 2.1.J:
Collior County sh::lll onsure th::lt gDvornmont services ::lnd f::lcilities noeded to support housing
::lro provided concurront with devolopmont and meot the dom::lnds of the Immol\::llee
Community.
(VI) OBJECTIVE 2.2:
Collior County h::ls collected ::lnd will uco tho dat::l resulling from tho Immol\alee Housing
I niti::ltivo Progr::lm Survoy to idontify the current housing stock in ordor to address tho affordablo
workforco housing noods of tho ::lrO::l.
(VI) Polisy 2.2.1 :
Tho County Oporations Support ::lnd Housing Departmont will ::lnalyzo tho d::lta collectod from
tho Immokaleo Housing Initi::ltive Program Sur/ey and ost::lblish a process for rovitalizing
Immok::llee's neighborhoods.
(VI) Policy 2.2.2:
The County shall continue to reso::lrch initi::ltives such 3S I:Jnd banking of foreclosod upon l::lnd
due to County hold lienE, I:Jnd gr3nts from County and othor public holdings, and t::lX incentives
for private owners whD commit tD developing ::lffordablo workforco housing.
(VI) OBJECTIVE 2.J:
The County will continue to explore and provido innovativo progr3ms and regulatory roforms
th3t reduco the costs of devolopment 3nd m3inten::lnce of s::lle and s::lnit::lry ::lfford::lblo
workforco housing for Immoll::lleo rosidents.
('II) Polis)' 2.J.1:
On Novomber 18, 2003, tho B03rd of County Commissioners approved $1.85 million in
economic and housing incentives. Thoso incentives sh::lll continue to provido for 100 payment
assistance, property t::lX EtimuluE, impact lee deferrals, ::lnd economic development.
(VI) Polis)' 2.J.2:
Tho County Oper::ltions Support ::lnd Housing Dep3rtmont will continuo to promote publiclpriv::lto
p::lrtnerships th::lt 3ddress tho ::lv::liI3bility of 3fford::lblo worl<forco housing by improving O)dsting
proceEsos and implementing now procoscoE of not...vorl<ing resourcoc among priv::lte
dovelopors, contr::lctors, County DHi,cials, and Immok3100 residents coolling housing.
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5
November 2009
(VI) Policy 2.:U:
Tho Coda Enforcomont Dop3rtment will prioritizo tho onforcement of codes rol:Jtod to
subst:Jnd3rd housing that constitutos :J serious thr03t to tho public's hoalth, s3fety 3nd welf3ro.
Policies on domolition of such structures will 00- onforced 3nd the Code Enforcoment B03rd
used to Ie'.')' 3ppropri3to fif\B&
(VI) Policy 2.3.4:
The Communit)' Dovelopmont 3nd Environmental Services Division will rase3rch 3nd dovolop
ctr3tegies to roplace 3nd/or provide afford:Jble workforco housing through non profit providers
throughout tho Immokalee Community Redevolopmont l\ro:J.
(VI) OBJECTIVE 2.4:
Thoro sh:J1I bo an :Jnnual offort to coordinato with fodoral, st3tO, 10c:J1 :Jnd priv:Jto :Jgoncios to
sool\ funding to moot tho housing noods :JS identified in the Housing Eloment of tho Growth
M:Jn3gemont Pl3n :Jnd 10 :Jssuro consiston€}'-.....wiffi.. foderol, stoto 3nd locol rogul3tions
con corning migr3nt 13bor c:Jmps.
('II) Policy 2.4.1:
The County Oporations Support and Housing Doportment will moet ',vith reprasentatives of the
RHral Economic Dovelopment I\dministrotion- to improve tho County's :Jbilit)' to ottr3ct
govornmont gr:mts 3nd loons to dovolop affordoblo workforco housin~
(VI) Policy 2.4.2:
By Soptomber 2007, tho Community Dovolopmont and Environmontal Sorvicos Division will
roviow tho St3te of Florida's Environmontal HO:Jlth :Jnd Housing Codo roquiromonls for thOGO
units licensed :JS migrant I3bor comps. If w:Jrrantod b:JGod upon th31 roview, tho Di'.'ision ',viII
initiato :Jpprapriato modific:Jtions 10 tho Collier County Housing Code-,
(VI) Policy 2.4.3:
The County Monogor, or his dosignee, in cooporotion with tho Florido Department of Hoolth,
sholl bo responsible for on annu31 report to tho Boord of Count)' Commissionors on identified
"living quortors for four or mora Gooson31, tomporar,' or migr:Jnt f3rm workors" os dofinod in
Ch:Jptor 10D 25, F./I.C. Tho roport sholl includo rocommondotions on improvemonts to onsuro
County code and F,,^..C. compli:Jnco and suggostod omondments to County codos thot mol'
rostrict needed rohobilitotion ond now development.
(VI) Peliey 2.4.4:
Continue to collaborote with 011 privote groups seeking to furnish sheltors for the homeless,
and/or obused women ond children in Immohaleo.
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November 2009
("I) GOAL J'
. ...
TH\< COUNTY SH.'\LL CONTINUE TO PLAN FOR THE PROTECTION,
CONSERVATION AND MJ'.NAGEMENT OF ITS NJ'.TURAL RESOURCES AS
REQUIRED IN THE GRO'NTH M^N.'\GEMENT Pl.'\N.
(VI) OBJECTIVE J.1:
The County shall continue to protect ::md precer/o natural resources within the Immol\Olee
Urban Design:Jted l\re:J :Jnd on :Jdj:Jcent l:Jnds within the Rural L:mdc Stew:Jrdship l'.re:J
Overby.
(VI) Policy J.1.1:
Tho Immok:Jlee .^ore:J M:Jstor Plan ch:J11 be upd:Jted as :Jppropri:Jte to roflect the
recommend:Jtions roculting from the programm:Jtic commitmentc ef tho Consorv:Jtion :Jnd
CO:Jst:J1 M:Jnagoment Element of the Growth M:Jn:Jgoment Pbn.
(VI) Policy J.1.2:
Collier County sh:J11 ensure th:Jt govornmont services :Jnd f:Jcilities rel3ted to the concerv:Jtion
:Jnd m:Jn:Jgement of n:Jtuml resources :Jre m:Jde :Jv:Jil:Jble to the Immok:Jloe Community.
("I) GOAL 4'
- ...
IN !'. COST EFFICIENT M.'\NNER, PROVIDE AMPLE, HIGH QUALITY AND
DIVERSE R\<CRE/'.TION/\L OPPORTUNITIES FOR THE IMMOKALEE
COMMUNITY.
(VI) OBJECTlV\< 4.1:
Collier County sh:J1I imploment :J p:Jrks :Jnd recre:Jtion progr:Jm for Immok:Jlee th:Jt is equiv:Jlent
to Collier County st:Jnd:Jrds, t:Jking into consider:Jtion pl:ms th:Jt roflect citizens' recre:Jtion:J1
preferences and offer recre:Jtien:J1 opportunities for all :Jge groups.
('.'1) Pelisy 4.1.1:
In accord:Jnce '....ith Objoctive 3.1, :Jnd subsequent policies, of the Recre:Jtion :Jnd Open Space
Element, the County P:Jrks and Recre3tion Dep:Jrtment chall, by 2010, develop :J Community
:Jnd Region:J1 P:Jrk Plan
The pbn and budget will be baced upon such thingc :JS :J curvey of tho preferences and
priorities of Immok:Jlee's se:Jsoml :Jnd perm:ment popul:Jtion. The survey chould include
:J. Quectionc concerning community wide and neighborhood pm" recre:Jlion iscuec.
b. Difforentbtos by neighborhood the estimatec of the population'c prioritiec :Jmong
altern:Jtivo combin:Jtions of types of p:Jrks :Jnd recre:Jtion cites, f:Jcilities, equipmont, :Jnd
sorvices.
c. Be conductod during peak permanont :Jnd se:Json:J1 popubtion periods.
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November 2009
(VI) Policy 1.1.2:
Tho County Public Sorvicos Division m3Y loc3tO future p3rks with;n dosign3tod Noighborhood
Contore :md within--etl1er 3r03S th3t sor'.'o tRe noods of tho community This m3Y bo
3ccomplishod through funding mothods including, but not limitod to, tho County's purch3so of
bnd, priv3to soctor 13nd domtions or through 3n intorloc3\ 3greomont botwoen Collior County
3nd tho ColPor County School fJo:Jrd.
(VI) Polisy 1.1.3:
Collior County shall ensuro th3t govornmont corvicos 3nd f3cilitios rol3tod to parks 3nd
recreation are provided concurront with the impacts of dovolopment.
("I) GO^L ".
. . ~ ..
FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A
NETWORK OF ROADS, SIDEW.^,LKS, AND BIKEPJ'.THS TH.'\T .^.RE
EFFICIENT AND SAFE, ".ND ENHANCE J\ND PRESERVE IMMOKALEE'S
SM.^.LL TOWN CHAR!\CTER.
(VI) OBJECTIVE 5.1:
The County Sh311 provide for tho s3fo 3nd convoniont movomont of podostri3nc, motorizod 3nd
non motorizod vohiclos.
(VI) Polisy 5.1.1:
Tho Traffic Circul3tion Map in tho Tr3nsport3tion Elomont will gr3phic311y dopict Immol,3100's
futuro road'....3y notwork, 3nd idontifj' spocific roadw3Y improvomonts noodod to implomont tho
Immokaloo /\re3 M3ster PI3n's Futuro L3nd Uso M3p 3nd will bo updatod 3S now inform3tion is
3v3ibblo. Thow improvomonts will bo prioritizod 3nd pl3cod into tho C:lpit:ll Improvomont
Elomont :lltor furthor tr3nsport3tion 3n3lysis is complotod.
('11) Policy 5.1.2:
Tho Collior County 5 YO:lr PathwClYs P13n, propClrod by tho MetropolitCln Pl3nning OrgClnizCltion
with tho ClssistClnco of tho PClthw3Y .^.dvisory Committoo, Sh311 give priority to linking oxisting 3nd
futuro rosidential neighborhoods to oach othor, dosign3tod noighborhood contors, commorciClI,
omploymont Clnd public sorvice ar03S. This plCln will rofloct tho uniquo noods of tho ImmokClloe
community :md 31so t:lko into considor3tion tho nood for podostrbn w:JlI<w:JYs in Immoldoo.
(VI) Polisy 5.1.3:
Existing Clnd futuro bikopaths for tho Immok:Jloo community shall bo graphic:Jlly dopictod within
tho Collior County 5 YO:Jr P:Jthw:JYs P13n.
(VI) Polisy 5.1.1:
Tho County Tr:Jnsportation :md tho Community Devolopmont Clnd Environmont:J1 Servicos
Divisions shall onsuro th3t sidow:Jlks and bikop:Jths constructod by or for tho County 3ro
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November 2009
providad concurront with the impoctc of dO'lelopmont ond meet the demondc of tha Immoldee
Community.
("I) GOAL 6'
. ...
ENI-I,^,NCE I'-ND DIVERSIFY THE LOC,^,L ECONOMY OF THE
IMMOKJ'.LEE COMMUNITY AS DET/IILED I~J THE ECONOMIC
ELEMENT OF THE GRO'NTH M.^,NAGEMENT PLNI.
(VI) OBJECTIVE 6.1:
The County sholl promota aconomic de'lelopmont opportunities throughout the_lmmokolee
Urbon /\roo.
(VI) PaliGY 6.1.1:
The County, in cooperotien with the Immoldee Chombor of Cemmerce, the Cellier Ceunty
/\irport I'-utherity, ond the Ecenomic De'ielepment Council, sholl continue to promote ecenomic
opportunitios ot the Immokolae Regionol /\irport ond tho surrounding commerciol 3nd industrkll
area&.
(VI) PaliGY 6.1.2:
The Community De'ielopmont 3nd En'lironment31 Services Divicion will coerdin3ta with the
Colliar County Shariff's Department on invastlgating and pursuing 3ny funding opportunities
avail3ble undar the S3fo ~Joighborhood Act to 3scist with enh3ncing tho Immok3100 community.
Crimo Provontion Through En'lironmont31 Dosign (CPTED) principlos shall be oncour3god in all
dO'iolopment st3nd:Jrds
(VI) PaliGY 6.1.3:
Colliar County stoff in cooperation with tho Economic Davelopment Council 3nd othor
Immoknleo community 3goncies shnll coordinnte with the Collior County School B03rd to
ensure thnt the omploymont skills 3nd trnining noodod mo o'lnil3blo for the typos of industrios
loc3ted in tho Immok31ee Community.
(VI) PoliGY 6.1.4:
Ensure th3t economic policios, progr3ms nnd incenti'las pursuod by Collier County within tho
Immok31ee Urb3n .^ore3 me m3mged so ns to provide n benefit to the community.
LAND USE DESIGNATION DESCRIPTION SECTION
The following section describes 13nd use design3tionc shown on the Immoldoe Mnster Plnn
Future L3nd Use Mnp. These desigmtions genor311y indic3te the types of 13nd uses fer which
zoning mny bo requacted. However, these 13nd use dacignCltions do not gU3r3ntee thnt 3
zoning roquest will be 3ppro'iOd.
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November 2009
(VI) P.. Urban Mixed Use District
The purpose of this District is to pro'/ide for residentiJI Jnd non residentiJ! bnd uses, including
mixed use developments such JS PIJnned Unit Developments CertJin recreJtion/tourist Jnd
commerciJ! usos Jre Jlso JI!owed subject to crit&fitt
(VI) 1, Low Residential Subdistrict
The purpose of this dosignJtion is to provido J Subdistrict for low donsity rosidentiJl
devolopment RosidentlJI dwellings shJl1 be limited to single bmily structures and
Duplexes. Multi Family dwellings shJl1 be permittod to provide they are within J Pbnned
Unit Development Mobile Home development shall be permitted in the form of mobile
home sub divisions or pJrl<s and JS J mobilo home overby JS defined by the LJnd
Development Code. ^ density less thJnBF equJI to four (1) dwelling units per gross Jcro is
pormitted.
(VI) 2. Mixed Residential Sulldistrict
The purpose of this designJtion is to provide for J mixture of housing typos wilhin medium
density fOsidentiJl JfOJS ResidentiJI dwellings shJl1 include single bmily structuro,
multi fJmily dwellings, indlviduJI mobilo homos, Jnd duploxos on J lot by lot bJsis. ^
donsity loss thJn or equal to six (8) dwellings units por gross Jcre is pormitted.
(VI) :!. Hiqh Residential Subdistrict
The purpose of this deGigmtion is 10 pro'iido J Subdistrict for high density fOsidentiJI
devolopment. ResidentiJI dwellings shall be limited to multi bmil\, structures ::md less
intensive units such JS single bmily Jnd duplexes provided thoI' JfO compJtible with the
district Mobile home dovelopments shJII be pormilled only in the form of mobilo homo
subdivisions or parks JS dofined in tho LJnd Development Codo. /\ density lOGS thJn or
oqual to eight (8) dwelling units per gross Jcre is pormitted.
(VI) 4. Neillhborhood Center Subdistrict
Tho purposo of this bnd use clJssification is to provide for centers of activity thJt serve
the needs of the surrounding noighborhoods. The centers should contJin a mix of
noighborhood oriented uses such JS dJY care centor, p3rks, schools, Jnd govornmontJI
Jctivities. Othor devolopment critoriJ th3t ehJl1 3pply to JII noighborhood contors includos
tho following:
J. To Jchieve J neighborhood ch3rJcter, these centorc Jre encour3ged to be
Jnchored by olomontJry cchools, noighborhood SCJlo parks, Jnd/or churchos.
b. ^ centor should be limited to gO 120 acree in sizo, Jnd will sorve J popubtion
rJnging betwoen 5,000 to 7,500 poople, or JccommodJte a service Jrea of one (1)
mile rJdius
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November 2009
c Tho Noighborhood Contors should bo no closGr than ana (1) milo.
d. Non rosidontiClI usos sholl bo at loast 20% of lho size of tho Noighborhood
Contor.
o. Rosidontial dovolopmont within tho dGsignCltod ~Ioighborhoods Contors shClII
pormit Cl maximum donsity of twolvo (12) units pm gross Clcr",
RosidontiClI dwolling units shCll1 bo limitod to multi fClmily structures and loss
Intonsi'io unite such Cle single fClmily Clnd duplGxoe provided they Clro comp3tible
with tho dietrict. Mobilo homo dovolopmonts eh311 bo permitted only in the form of
mobilo homo subdivieions or parke ae dofinod in tho LClnd DO'lelopmGnt Codo.
f. CommorciClI dovolopmont ehall bo pormittod within 3 ~Ioighborhood Conter
providGd 311 of tho following criteri3 ore mol;
1. CommerciClI ueos ehCll1 bo limitod to bClrbor Clnd bOClutl' shops; drug stores;
doli; mOClt m3rkot; bicyclo sorvicos; rost3urant; dry cloClning; votorinClry
clinics; modicClI officos; IClundry bcilitios; Clny othor convonionce
commorcbl usos which is compCltiblo in naturo with tho forogoing uses
Tho Collior Counll' School BOClrd will bo notified of Clny proposod uce to
Clvoid conflict with tho ne3rby--sffiools; 3nd
2. ~Jo commercial use sh311 bo permitted within 0 ;( milo of Cln m<isting school
proporty line within 0 Neighborhood Contor; Clnd
3. Accese to tho commGrCi31 dovelopmont must in no WCll' conflict with the
school trClffic in tho 3reo; Clnd
1. Tho dosign of Clny proposed commerciClI developmont must tClko into
considorCltion the sClfoty of the school children; and
5. The projocts within tho ~Joighborhood Cantors Sh311 oncourClgo pro'lisions
for shClrod pClrking ClrrClngomonts with Cldjoining dovolopmonts; Clnd
8. DrivowQYs Qnd curb cuts ShCll1 bo consolidQtod 'Nith adjoining
dovolopmonts; 3nd
7 Projocts directly Qbutting residontblly zonod proporty shQII provido, 3t 3
minimum, Q 50 foot sotbClCk Qnd 13ndscape butler; and
8 Projocts Sh311 provide 0 10 foot wide landscQPod strip botwoon tho Clbulting
right of way Clnd tho off stroot p3rking or03.
From timo to timo now ~Joighborhood Centers mClY bo propoeod. No two contors m3Y be closor
than one mile from each other. ~Jew ~Joighborhood Contors would require mQrkot juetific3tion
and must mool size, spacing and uce critoria oxprosced oQrlier.
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11
November 2009
5. Commerce Center Mixed Use Subdistrict
Tho purposo of this dosign:Jtion i&40 cro:Jto :J m:Jjor :Jctivlty centor th:Jt sorvicos tho ontiro
Immoka'oe Urb:Jn Dos:gn:Jted Aro:J :Jnd surrounding :Jgricultur:J1 :Jro:J. The Mlxod Uso
District sh:J11 ~&-':Jn omploymont contor :Jnd sh:J1I oncour:Jge commorci:J1 :Jnd
institut'on31 usos. Usos pormittod -witllifl.. this Subdistrict sh:J1I include shopping centor,
govornmont:J1 institutions, middlo or high school, commun:ty p3rk 3nd other omploymont
genorating usos. Other permittod commorci31 uses sh:J11 include tr:Jnsiont lodging f:Jcilitios
:Jt 26 d'....olling units per-aBfe-c.....:j:fle..3ppropri:Jto zoning districts includo C +~
idontifiod in the L:Jnd Developmont Codo.
In considoring now commercial zoning, priority sh311 bo given to protocting m<isting
rosidontial usos. Residontial devolopment 's permittod within the mixod uso Subdistrict :Jt
:J m:Jximum density of 11','01'10 (12) units per gross :Jsro. Rosidonti:J1 dwellings shall be
limiled to multi f:Jmily structures :Jnd less intonsivo units such 3S singlo f3mily :Jnd
duplexos provided thoy :Jro comp:Jtible with the district. Mobilo homo dovolopments sh:J11
bo permitted only in tho form of mobile home subdivisions or p3rks :JS definod in the-baOO
Dovo'opmont Codo.
Tho mi)wd use district will be controlled ':i:J :J sories of perform:Jnco st:Jnd:Jrds that
:Jddross issues of bufforing, noiso, sign:Jgo, lighting, :Jrchitectur31 comp:Jtibility, lot sizo,
p3rking :Jnd landsc:Jping.
6. Planned Unit De'/elepment Commercial Subdistrict
Commercial devolopment Sh311 be pormittod within :J Planned Unit Dovolopmont provided
tho following sizo 3nd developmont critoria 3re mot. Thore 3ro throo (3) c:Jtegorios for
PUD Commorci31. The commorci31 componont within :J PUD '....ill bo :Jllowod to dovolop
up to tho mClximum Clcroage spocified in tho t:Jblo bolow:
PUD Acres
MClximum Commercial ,^,cros
Pormitted Zoning
CATEGORY I
80~
5 ClCroS
C2
CATEGORY II
160~
10 Clams
C3
CJ'.TEGORY III
200+
20 Clcres
C 2, C 3 g, C 1
In Clddition to the Clbove critoriCl, tho following stClndords must Cllso bo met:
Cl. Commorci:J1 zoning shCll1 be no closor thCln ono (1) milo to the noarost commorce
contor Clnd no closor th:Jn one mile from the nOClrost PUD commorcial zoning of
ton :Jcres or groCltor in size;
b. The configuration of tho commorcial p:Jrcol shClII bo no moro front:Jgo thCln dopth
unloss othorA'iso authorized by tho Boord of County Commissionors;
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12
November 2009
c Commorci31 zoning or dovolopmont sh311 bo no c!osor th3n 3 ~I, milo from tho
n03rost m<isting 010mont3ry school bound3rj;-aAEl
d. ~Jo construction in tho commorci31 dos'gn3tod 3roa Sh311 bo 3110wod until :lOS( of
tho projoct h3S commoncod construction un loss othorwiso 3uthorizod by tho B03rd
of County Commissionors.
(1'1)('11) 5. ReGre:ltiElR:ll/Tollrist SllbdistriGt
Tho purposo of this Subdistrict is to provido contors for rocr03tion31 3nd tourism 3ctivity
th3t utilizo the n3tur31 onvironmont as tho m3in 3ttr3ction. Tho contors shou',d cont3in low
intonsity us os th3t 3ttrGCt both tourists and rosidonts whi',o prosor/ing tho onvironmont31
f03turos of tho 3re3. Usos 3110wod within this Subdistrict includo: passive parks; n3ture
prosorvos; 'Nildlifo s3nctu3rios; opon Sp3CO; museums; cultur31 f3cilitios; m3rims; tr3nsiont
lodging f3cllitios (including: hotol/motol, rontal c3bins, bod 3nd br03kf:Jst ost3blishmonts,
3nd c3mpsitos); rost3ur3nts; rocroation31 vehiclo p3rl<s; sporting and rocr03tion31 c3mps;
low intonsity rotail usos; singlo family homes; 3grlculturo; 3nd ossonti31 sor/icos 3S
dofinod in tho L3nd Dovolopmont Code.
Rosidonti;]1 dovolopmont is pormittod 3t 3 density of four (1) rosidonti31 units por gross
3cro, or loss. Tr3nsiont lodging is pormittod 3t 3 maximum donslty of ton (10) units por
3Cro. Rozonos 3ro oncour3god to bo in tho form of 3 Plannod Unit Dovolopmont (PUD).
Tho minimum 3cr03go requiromont for 3 PUD within this Subdistrict Sh311 bo two (2)
contiguous 3CFe5c
NOR residenti:lIUses
Non residonti31 usos pormittod within tho Rosidential dosign3tion aro limitod to thoso usos that
aro comp3tible 3nd/or support tho rosidonti31 ch3r3ctor of tho 3r03. Tho allowod usos includo:
p3rks, open Sp3CO 3nd recr03tion31 uses, churches, libraries, cemoterios, public and pri'/3te
schools, day C3ro contors :md ossonti31 sorvicos 3S dofinod in tho Land Dovolopmont Codo.
('II) DeRsit\' RatiRQ S'/stem
Tho Donsity R;]ting Systom is only 3pplicablo to are3S dosignatod Urb3n, Mixod Use District, 3S
idontifiod on tho Immok31eo Futuro L3nd Uso M3p. The Donsity R3ting System is 3pplic3blo to
tho Low Rosidonti31 Subdistrict to tho oxtont th3ttho rosidontial donsity C3p of 1 d'Nelling units
por 3cro is not oxcoodod, oxcopt for tho donsity bonus provisions for 3fford3blo workforco
housing. Excopt 3S providod bolow, tho fin31 dotormin3tion of pormitted donsity vi3
implomont3tion of this Donsity R3ting System is m3do by tho B03rd of County Commissionors
through 3n 3dvortisod public h03ring process (rozono). Density 3chiovod by right Sh311 not be
combinod with donsity achlovod through tho rozono public h03ring procoss.
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13
November 2009
(VI) 1. The Densitv Ratln!! System is alllllied in the followin!! manner:
a. Within the applicable Urban des',gnated areae, a b::Jeo density of 1 roeidonll::J1 dwelling
unite por grose ::Jcre is ::JlloweG,--tf\B\Jg4--RBl--an ontitlomont. The b::Jse -level--8f deneity
m::JY be ::Jdjustod dope~n the 10c::Jtion ::Jnd ch::Jr::Jctorietics of tho projoct For
purposes of C::Jlculating the eligible number of dwelling units for the project, the total
number of dwolling units may be roundod up by one Unit if the dwelling unit total yields ::J
lr::Jction of ::J unit .5 or gro::Jter. .A,cre::Jge usod for the c::Jlcul::Jtion of density is exclusive of
commercial portlOI1&--Bf--lRe- projoct, excopt mixed reeidontial ::Jnd commercial uses as
provided for in tho C 1 Ihrough C d zoning district in the Collier County Land
Dovolopment Codo; :md, portions of a project for kmd uses having an establishod
oquiv::Jlent residonti::J1 density in the Collier County L:md Devolopment Code.
b. This Density R::Jting System only ::Jpplies 10 rosidenti::JI dwolling units. This Density
R::Jting Systom is not ::Jpplic::Jble to ::Jccessory dwelling or ::Jccescory structuros th::Jt ::Jro
not intended ::Jnd/or not dosigned for perm::Jnent occupancy, ::Jnd is not applic::Jble to
::Jccessorj dwelling or ::Jccessory structures intended for rent::J1 or other commerci::J1 uee;
euch accessory dwellinge ::Jnd structures include guost houeee, gueet suitee, ::Jnd the
liJ4a
&--A1+ new residonti::J1 zoning .ffi€a\e{j within the Mixed Use District eh::J1I be consistent with
the Deneity R::Jting System, excopt as provided in Policy 5.1 of tho Futuro L::Jnd Use
Element
d. Within the ::Jpplic::Jble ::Jroas of the Mixed Use Dietrict, ::JII propertiee zoned ^, Rur::JI
/\gricultur::JI, ::Jnd/or E, Est::Jtes, and/or RSF 1, 2, d, Residonti::J1 Singlo F::Jmily, for which
::In ::Jffordable workforco housing project is proposed :md ::Jpprovod, in ::Jccord::Jnce with
Soction 2.0600 of the Land Development Code (Ordin::Jnco D1 11, ::Je ::Jmended,
adopted June 22, 2001 ::Jnd effective-Gctobor 18, 2001), sh::J11 be permitted the base
density of four (1) dwelling units par grose acro by right; that ie, a rozone public hearing
shall not be roquirod. Such a project must comprise a minimum of ton ::Jcres. Density
achioved by right shall not be combined with density achieved through the rezone pUblic
hearing process.
(VI) 2. Density Bonuses
a. Proximity to Neighborhood Center and Commerce Center Mixed Use
If 50% or moro of a project ie within ::J ~Jeighborhood Center or the Commerce Center Mixed
Use District, then the maximum density ::Jllewed within tho Neighborhood Centor or Commerce
Centor Mixed Uso District of twelve (12) units per ::Jcro c::Jn be ::Jver::Jgod in with tho deneity of
tho portion of the projoct outside of the Noighborhood Conter for tho ontire projoct; haY/over,
appropriate bufforing to ::Jdj::Jcont lower inteneity uses musl be ::Jchievod.
(VI) b. Affordable .....orkforce Housing Bonlls, By Public Hearing
To oncoura~e the provision of afcfordClble workforce housing within certClin Subdislricls in tho
UrbCln Designated AreCl, Cl mClximum of up to eight (8) residential unite per grose ClCro mClY be
added to the baee density if the project meets Ihe definition Clnd requiroments of the Affordablo
lAMP
14
November 2009
workforco Housing Donsity Bonus Ordin:Jnce (Soction 2.06.00 of tho L:Jnd Dovolopment Code,
Ordin:Jnce 04.41, :JS :Jmondod, :Jdopted June 22,2004 :Jnd offecli'/o October 19,2004). This
bonus m:JY bo :Jppliod to :m ontiro project or portions of :J projoct provided th:Jt tho project is
10c:Jted within tho ~Joighberhood Centor (~IC) Subdistrict, Commorco Centor Mxed Uso (CC
MU) Subdistrict or 3ny residonti31 subdistrict.
(VI) c. Affordallle workforce HousiRg Bonus, By Right
To enceur3go the provision of :Jfford:Jble workforce housing within that portiDn of the Urb3n
Mbmd Uso District, proporties zoned ^, "ur::li ,^.gricultur31, :Jndier E, Est:Jtoc, andior "SF 1, 2, 3,
4, 5, 6, Rosidonti:J1 Single F:Jmily :Jndior RMF 6, Residonti:J1 Multi Fami!y, for which ::m
affDrdablo wDrkforce housing projoct is proposod in accord:Jnco with the definitions :Jnd
roquiremonts of the ,^,fford:Jble workforco HDusing Donsity Bonus Ordinance (Soction 2.06.00 of
the L::md De...elopmont Codo, Ordimnce 04 41, :JS amonded, :Jdopted June 22, 2001 :Jnd
effecti...e October 18, 2001), :J maximum Df four (4) residentbl units per gross :Jcre shall be
added tD the b:Jse density Df 4 dwelling units per :Jcre. Therefore, the maximum density th3t
m:JY be :Jchie...ed by right shall not exceed eight (8) dwelling units per :Jcre. Such:J project must
cDmprise a minimum Df ten :Jcres Density :Jchie...od by right sh:J1I not be combined with density
:Jchic'ied through the rezone publiC he:Jring prOGeS&
(VI) d. ResideRtiallR fill
TD encour:Jge residenti:J1 in fill, lhroe (3) residDntial d.....elling units per gross acro m3Y be added
if the following criteri3 3re met: tho prDject is ten (10) 3cros or less in size; :Jt tho time of
developmDnt, the project will be sor/ed by centr:J1 public water :Jnd sewer; :Jt le:Jst Dne abutting
prDperty ie developed; the projoct is comp3tiblo with surrounding l:Jnd uees; the property in
question h:Js no common site de...elopmont pl:Jn with 3djacent property; there is no common
ownership with any adj:Jcent p:Jrcele; :Jnd tho parsel in question W3e not created to take
advant3ge Df the in fill residenti31 deneity bonus and W:JS cre3ted prior to the adoption of this
pro...ision in the Growth Man3gemont Plan on J3nu3ry 10, 19B9
(VI) e. Read'Nay Access
If the project has direct access to two (2) or more arterial or collector ro3ds or if thero ie project
commitmont for provision of interconnection of roads with oxisting or future adj3cont projects,
one (1) reeidenti31 dwelling unit pm grose acre m3Y be added abovo the m3ximum density of
the district.
(VI) 3. Maximum Density
The maximum permitted donsity Sh311 not excoed 16 rosidenti31 d.....elling units per gross acro
within the Urbcm design3ted 3rea, Q)(copt when utilizing the Transfer of Development Rights
(TOR) Chapter 2.03.07 of the L3nd Development Code, adopted by Ord. No. 91 102, 3S
3mended.
lAMP
15
November 2009
(III) 4. Density 3nEllntensity Blending
This pro'/ision is intended to encour::Jge.unified pbns of development ::Jnd to proserve the high
qU::Jlity wetl::Jnds, wildlifo h::Jbit::Jt, ::Jnd ether n::Jtur::JI fe::Jtures th::Jt eKist 'Nithin ::Jre::Js of the
J.mmek::Jleo 'Jrb::Jn Ne::J, which ::Jre proxim::Jte to*Jl<o Tr::Jfford ::Jnd C::Jmp KO::Jls Str::Jnd. In tho
c::Jse ef proporties which Jro contiguous 10 L::Jko TrJfford Of C::Jmp KO::Jis Str::Jnd, which str::Jddlo
IRo Immol<::JIee Urb::Jn ,II,rO::J ::Jnd tho Rur::J1 L::Jnds Stew::Jr~,II,rO::J O\'erl::JY (RLS/'.) ::JS depicted
on the countywide Futuro L::Jnd Uso M::Jp, Jnd which wore in m<istence ::Jnd under un;.fied control
::JS of Octobor 22, 2002, the ::Jllow::Jblo gross density ::Jnd/or mtenslty m::JY be shifted from the
Urb::Jn design::Jted l::Jnds to bnds within the RLS,^, which ::Jro contiguous ::Jnd under unified
control, ::Jnd which ::Jre design::Jted ::JS ::J Stew::Jrdship Receiving /'.ro::J (SRA) in the RLS/'.. The
density ::Jnd/or intensity m::JY bo shifted on ::In Jcre por ::Jcre b::Jsls. This Donsity ::Jnd Intens;t)'
Blending provision is further subject to the following conditions ::Jnd limit::Jtions:
Q. Tho project in ::Jggrog::Jte must bo ::J minimum of 200 ::Jcres in size ::Jnd the Urb::Jn
portion must be designQted Recro::JtionQI/Tourist District (RT) in the Immok::Jlee
AreQ M::Jster PI::Jn;
b. It must be demonstr::Jted the bnds designated Urb::Jn h::J'/e Q high nQtur::J1
resource v::Jlue ::JS indicQted by the proconce of Group 1 or Group 2 FLUCCS
Codes :Jnd ::J score of gre3ter th3n 1.2 (beth::Js identified on the Stew3rdship
Crodit Worksheet in the RLS,^,;
c. Density 3nd Intensity m::JY only be shifted from l::Jnds within the Immoldee Urb::Jn
,^.re::J cont::Jining this high n3turJI resource vQlue (::Js m03surod 3bove) to the
IQnds within ::J contiguous SRA, on 3n 3cre per ::Jcre b::Jsis, providing such l::Jnds
woro under unified control 3S of Octobor 22, 2002; 3nd
d. L::Jnds within the UrbQn 3re3, from which the density 3nd/or intensity h::Js been
shifted, sh::J11 be pl::Jced in 3 conser/3tion e3sement in perpetuity.
(VI) B. Urban Cemmercial District
The purpose of this Districl is to 3ccommod::Jte 3 v3riety of commercbl bnd uSGS, including
neighborhood oriented commorcbl uses, commerce centor uses, gener31 highw::J)' commerci31
ucos ::lnd commorci31 de'/elopment within Pbnned Unit Developments (PUDs). Migr::Jnt bbor
c3mps 3re ::Jlea permitted within this designation
(VI) 1, Commercial Subdistrict S.R. 29 aAd Jeffersen I'.venue
The purpose of this Subdistrict is to provide for ret3il ::Jnd office uses, tr::Jnsient lodging f3cilities
3nd highw3Y commerci31 uses th3t serle the needs of tho tr3veling public. Commercbl uses
::Jllowed within the Subdistrict Qre gener311)' similar te the C 1 through C 4 Commerci::J1 Zoning
Districts, ::JS identified in the Collier County L3nd Development Code. Theso commorcial uses
must be 10c::Jted on ::J m::Jjor ::Jrteri::J1 or collector rO::Jdw::J)',
("I)
.
A. The dovelopment criterb cent::Jined in Section 2.03.07.G.1 of the Collier
Land Development Code must be met for fulure development within
County
---!he
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16
November 2009
Commerci:J1 Subdistrict :Jleng SR 29, :JS Identified en Zoning
6933N; 6933S; 7901~J; :Jnd 7905N.
M:Jps: 6932~1; 6932S;
("I)
.
B. The development criteri:J eent:Jinod in Sectlen 2.03.07.G.2 ef the Cellier
L:Jnd Development Cede must be met for futuro develepment within
Commercbl Subdistrict :Jlong Jeffersen ("'jenue :JS identified on Zoning
6933S.
Ceunty
the
M:Jp
NOR commercial Uses
In :Jdditien to theec mixod uses permitted 'Nithln the Cemmerci:J1 Design:Jtions, uses such :JS
p:Jrks, epon sp:Jce :lnd recro:ltion:J1 uses, churches, libr:lries, cemeterios, public :Jnd priv:Jte
schoels, day care centers and those essenti:J1 services :IS defined in tho Land Develepmont
~
(VI) C.
Url:lan Imlustrial Oistrict
(VI) 1.lndustrial Sul:ldistrict
The purpese ef this Subdistrict is te previde for industml typo uses, including: :lirperts;
uses rel:Jted tD light m:Jnubcturing, procossing, stDr:lgo :lnd warehousing, whDles3ling,
distribution, packing hDuses, recycling, high technolDgy, bbDr:ltories, 3ssDmbly, stor3ge,
computer :Jnd d:lt:J processing, business GDrvicDs; limited cDmmorci31 uses, such 3S
child core centers, rest:Jurants :Jnd other b:Jsic commDrcial uses, except rot:Jil uecs, :IS
described in the L3nd Dovelopment Code for the Industri:J1 3nd Business Park ZDning
Districts; 3nd, vehicle r:Jaing, subject to conditien:ll use :lpproV:l1. .'\ccesGOry uses and
structures custDm:lrily associ:lted with the uses :JIIDwod in this Subdistrict includo, but
3re nDt limited to, offices :lnd rDt3il s:Jles; c:Jmpgrounds 3CCGSSDry tD vehicle racing; and,
campgrounds 3ccessor)' tD spocbl events 3t tho 3irpert, such 3S :Jir shows.
(VI) 2. Commerce Center IRdustrial Sul:ldistrict
The purpDso Df this Subdistrict is te croate 3 major ('-ctivit)' Center th3t serves the entire
ImmDk:Jlee Urb3n Design:Jted Aro3 :lnd surrounding :Jgricultural aro3S. The Commerce
Center Industrbl Subdistrict sh311 function os 0 m:Jjer em pi Dyment center for induetriol
ond cemmercial usee :JS deecr'bed in tho Lond DevelDpment Cede for the Commerciol
(C 1 through C 5), Industri31 :Jnd Businees P:lrk ZDning Districts. This Subdietrict
includes the Immeldee Formere Market :Jnd roloted focilities The Subdistrict alse
permite highor intensity usee, including packing heuses, industrial f:lbricatiDn eporations
and warehDusee. /\ccesGOry uees and etructures custom:Jrily aseocbted with the uees
olle'tled in this Subdistricl include, but net limited tD, Dffices 3nd retail s:Jloe, 3re alse
allDwod.
lAMP
17
November 2009
(VI) J. Bllsiness Park Sllbdistrict
Bueiness P:!rl<s :!re intended te include.:! mix of industri:!! uses :!nd officee dosigned in
:!n :!ttr:!ctivo p:!rk !il<e environment with low etructural density where building coverage
ranges between 25% to 15~/o :!nd where I3rge I:!ndscaped areas provide for buffering
:!nd enjoyment by the employeee :!nd p:!trons of the P:!rl< Business Parks shall comply
with the following:
a. Business P:!rke sh:!11 be permitted to develop with:! ma)dmum of 10% commerci:!1
uees, of the type idontified in "c" below, to reserve I:!nd within the industrl3!ly
design:!ted :!reas for the intended industrl3l uses :!nd to eneure comp:!tibility.
b. /\ccess te arteri:!1 r03d systems sh:!11 be in accord:!nce '.\lith the Collier County
Access Man:!gement Policy and consistent with Objective 7 :!nd Policy 7.1 of the
Traffic Circul:!tion Element.
c. Commerci:!1 ueee shall include, and sh:!1' be limited to, uses such as offices,
fin:!ncial institutions, cultur:!1 facilities, and fitneee centers/facilities, and ehall only be
permitted within-thoco :!reas zoned Business -P:!rk or Pl3nned Unit Development
within the Industrial Design:!tion
d. Business -P:!rks muet be :! minimum of 35 :!cres in size. The PI:!nned Unit
Developmem-andlor rezening ordinance documont for Bueinoss P:Jrk projocts ehall
contain specific I:!nguage rogarding the permittod non industrial uses and
development characteristic guidelines cons;slef1t-wi4R.thoee st:!ted :!bove.
NOA Industrial Uses
Eseentl3l services as dofined in tho Land Dovolopment Codo :!re :!lIowod within tho Industrl3l
Designation.
(I) Overlays aAd Sllecial Featllres
1. Urban Infill and Redevelellrnent !\re3
The Urban Infill :!nd Redevolopment Are:! is consietent with criteria outlined in Section
163.2511(2) (al (ej, Florid:! Statutes. Tho intent of this doline:!tion is to comprehensively
:!ddross the urb:!n preblems within tho 3re:! consistont with tho go:!ls of thie pl:!n. This
design:!tion is informatioml :!nd h:!s ne rogul:!tory offoct.
lAMP
18
November 2009
"APLES DAIL\ '\EWS
Puhhsllt~c1 !)ai h
~<ln-I~: :::, :'-J.l (;,=
Affidavit of Pub
State of Florida
Counties of Collier and
i
B~forc tIlt' undersigncd tl1::': servc.j
uppeared l' fa;:'.\ P.e~'\'e. \\'/1C' on oi
3:; th::.' Se1l1\lr Accnuntam c/'the N;
;.; daily nC:WSr:.lTle:' puhllshed a1
Fil)ndJ.: cii~[rihuL:cl in Collie:" and
the (Jtw=ht~(~ C:OP: 0' tlY ~ld'.':nis,
PlLBUC ~()TI;J~
In the matte, cd PtBUC NOTICr
was publi~;hec1 In sai(~ nev,'spaper
on JUl1('/.2()1('
Alrl<ln\ lurtIlC!" says tnaI11l~' ;;aid l\ur1es 1
punllslwd a; Naple;., ill sui(j Colhcr Count"
n~~wspapc:r n<lc. herctolilt"e heet1 C(1ntlnllOU~1
C(lun!'. Fj(\rid,,~ lhstrinmct: 11l (oll1c" and;
l::JcL d<l;' and 'na~, heen entcrcci a.' secomi cl
(ljflCC ill )\i;Jp1e~. il~ ~;<lid Colill.:r Coun!\ F
VW' next nrecedm1' the fIrs; pllbir,;atio]l
advcrtlsclnc:nL anD affmnl fU11her says \ll;:
rl()mlS~C <111\ 11ersOl~. hll1~ nr Cl1ffJnf<nH
cnmmlSS101. or reiund 1m 111:: (lU1TlOS~' oj SCI;
nuhil;.;:l1H1I1 In tiK [;aid newspapc:'
Slgnature of affiant i
Sworn 1(\ and sub~cribed hefore me
Ti11~ LJthda\ 0:' June. 201(1
I I
r"CV\\141
of notar~ oubiJ::l I
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NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO CONSIDER RESOLUTION
Notice is hereby given that a public hearing will be held by the Collie I' Count:.' Board of County Commis-
sioners on Wednesday. June 23, 2010 at 1 :00 p.m. If) the Collier County COrT.lmissloners Boardroom,
3rd Floor, W. Harmon Turner Building, IBldg. P.). County Government Cente~, 330~ East Tamiami Trail,
Naples, Florida 3411 2,
The purpose of the hearing IS to consider the Rdoption of Petition CP-2008-5 amendments to the
Growth Management Plan; specifically to the Immokalee Area Master Pian and Future Land Use Map;
The Resoiution title is as follows:
RESOLUTION NO.1 0
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN. ORDINANCE 89.05,
AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MAS.
TER PLAN, INCLUDING THE IMMOKALEE AREA MASTER PLAN FUTURE
LAND USE MAP; AND FURTHERMORE RECOMMENDING TRANSMITTAL
OF THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMU'
NITY AFFAIRS.
CJ CP-2008-5. Petition requesting an amendment to the lID1I!9M~e Area Master ~d lmmokalee
Area Master Plan Future Land Use M-illl. to make revisions to the entire Master Plan to include: in-
creases to commercial acreage, industrial acreage. and allowable residential density; elimination of
some existing designations; creation at a new designatIon for the Immokalee Regional Airport site; and,
addition of approximately 103 acres presently deSignated Agricultural/Rural within the Rural Lands
Stewardship Area as identified on the countywide Future land Use Map. [Coordinator: Carolina Val-
era, Principal Planner]
C".2008-~
-qJ
ColliEr County
Florid_
"
o
"---,,~,,,
All interested parties are invited to appear and be heard. Copies of the proposed amendment are avail-
able for inspection at the Land Development Services Deoartrnent. 2800 N. Horseshoe Drive, Naples,
Florida between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday. Any questions pertain-
ing to these documents should be directed to the Land Development Services Department. (239-252-
2387). Written comments filed with the Land Development Services Department priol. to Wednesday,
June 23, 2010, will be read and considered at the public hearing_
It a person decides to appeal any decision made by the Collier County Board of County Commissioners
with respect to any matter considered at such meeting or hearing. he will need a record of that proceed-
ing, and for such purpose he may need to ensure that a verbatim record of the proceedings is made,
which record includes the testimony and evidence upon which the appeal is to be based'.
If you are a person with a disability who needs an accommodation in order to participate in the pro~
ceeding, you are entitled, at no cos' to VQU, to the provision of certain assistance. Please contact the
Collier County Facilities Management Department. located at 3301 Tamiami Trail East, Building W,
Naples. Florida 34112. (239) 252-8380. Assisted listening devices for the hearing impaired are available
in the County Commissioners' Office.
BOARD OF COUNTY COMMISSIONERS, COLLIER COUNTY, FLORIDA
FRED W COYLE, CHAIRMAN
DWIGHT E. BROCK. CLERK
By: IslPatricia Morgan
Deputy Clerk {SEAU
NQ~llf,i314.3______ _
._...~!JlliU~010