Agenda 04/12/2011 Item #8C (CP-2008-5 IAMP)BCC
REGULAR
MEETING
AGENDA
Item #8C
Immokalee Area Master Plan
April 12, 2011
Clerks Office
Minutes & Records Dept. 4th Floor
Administration Building (F)
Attn: Patricia Morgan
IMMOKALEE AREA MASTER PLAN
GROWTH MANAGEMENT PLAN
ADOPTION CYCLE
AMENDMENTS
PETITION CP-2008-5
CCPC: February 17, 2011
BCC: April 12, 2011
COLLIER COUNTY
Board of County Commissioners
Community Redevelopment Agency Board (CRAB)
Airport Authority
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AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples FL 34112
April 12, 2011
9:00 AM
Fred W. Coyle - BCC Chairman; Commissioner, District 4
Jim Coletta - BCC Vice-Chairman; Commissioner, District 5; CRAB Chairman
Donna Fiala - BCC Commissioner, District 1; CRAB Vice-Chairman
Georgia Hiller - BCC Commissioner, District 2
Tom Henning - BCC Commissioner, District 3
NOTICE: All persons wishing to speak on Agenda items must register prior to speaking.
Speakers must register with the Executive Manager to the BCC prior to presentation of the
Agenda item to be addressed. All registered speakers will receive up to three (3) minutes unless
the time is adjusted by the chairman.
Collier County Ordinance No. 2003-53 as amended by ordinance 2004-05 and 2007-24,
requires that all lobbyists shall, before engaging in any lobbying activities (including but not
limited to, addressing the Board of County Commissioners), register with the Clerk to the Board
at the Board Minutes and Records Department.
Requests to address the Board on subjects which are not on this agenda must be submitted in
writing with explanation to the County Manager at least 13 days prior to the date of the meeting
and will be heard under "Public Petitions." Public petitions are limited to the presenter, with a
maximum time often minutes.
Any person who decides to appeal a decision of this Board will need a record of the proceeding
pertaining thereto, and therefore 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 any accommodation in order to participate in this
proceeding, you are entitled, at no cost to you, the provision of certain assistance. Please contact the
Collier County Facilities Management Department located at 3335 East Tamiami Trail, Suite 1,
Naples, Florida, 34112-5356, (239) 252-8380; assisted listening devices for the hearing impaired
are available in the County Commissioners' Office.
Lunch Recess scheduled for 12:00 Noon to 1:00 P.M
1. INVOCATION AND PLEDGE OF ALLEGIANCE
A. Reverend Bruce Frogge - First Christian Church
2. AGENDA AND MINUTES
A. Approval of to day's regular, consent and summary agenda as amended (Ex Parte
Disclosure provided by Commission members for consent and summary agenda.)
3. SERVICE AWARDS
4. PROCLAMATIONS
A.
Proclamation designating April 15 and 16,2011 as Relay For Life Days. To be
accepted by Melissa Wolf, Community Representative, Kathleen Coppola, Event
Chairman and Mary '0 Thurston, Survivor. Sponsored by Commissioner Fiala.
Pg. 1 - 2
B.
Proclamation designating April as Water Conservation Month. To be accepted by
Paul Mattausch, Water Department Director, and Lisa Koehler from SFWMD.
Sponsored by Commissioner Fiala.
Pg. 3 - 4
5. PRESENTATIONS
A.
Recommendation to recognize Tona Nelson, Senior Administrative Assistant, Parks
and Recreation Department as the Employee of the Month for February 2011.
Pg. 5 - 5
B. Presentation of Collier County "Business of the Month" award to Fischer
International. Accepting the award will be Andrew Sroka, CEO and President.
6. PUBLIC PETITIONS
7. BOARD OF ZONING APPEALS
Item 7 to be heard no sooner than 1:00 pm unless otherwise noted.
A. This item requires that ex parte disclosure be provided by Commission members. Pg. 6 - 224
Should a hearing be held on this item, all participants are required to be sworn in.
DOA-PL2010-1052: Olde Cypress Development, LTD and Vita Pima, LLC, represented
by Chris Mitchell of Waldrop Engineering, P.A. and Richard D. Yovanovich of Coleman,
Yovanovich & Koester, P.A., is requesting a change to the previously approved Olde
Cypress Development of Regional Impact DRI, in accordance with Florida Statutes,
Subsection 380.06(19). The proposed modifications will add 63.9 acres into the DRI
boundary, amend Map H, and remove the 3.9 acre park requirement to incorporate
this change. The subject property consisting of 602:t acres is located in Sections 21
and 22, Range 48 South, Township 26 East, Collier County, Florida. (Companion to
PUDZ-PL2010-1054 and PUDA-PL2010-388)
8; At>V;E~fI$EJ)POBL(C H~iuNG~
Item 8 to be heard no sooner than 1:00 pm unless otherwise noted.
A. This item requires that ex parte disclosure be provided by Commission members. Pg. 225 _ 371
Should a hearing be held on this item, all participants are required to be sworn in.
PUDZ-PL2010-1054: Vita Pima, LLC, represented by Christopher R. Mitchell, P.E. of
Waldrop Engineering, P.A., and Richard D. Yovanovich, Esquire of Coleman,
Yovanovich & Koester, P.A., is requesting a Rezone from the Residential Planned Unit
Development (RPUD) zoning district with a Special Treatment (ST) Overlay for a
project that is known as the HD Development RPUD, and the Agricultural (A) zoning
district, to the RPUD zoning district to allow for development of a maximum of 125
single-family residential units and 33 multi-family units, and associated accessory
uses. The 65.291: acre subject property is located along the north side ofImmokalee
Road (CR 846) approximately 330 feet east ofOlde Cypress Boulevard in Section 21,
Township 48 South, Range 26 East, Collier County, Florida. (Companion to DOA-
PL2010-1052 and PUDA-PL2010-388)
B. This item requires that ex parte disclosure be provided by Commission members. Pg. 372 _ 577
Should a hearing be held on this item, all participants are required to be sworn in.
PUDA-PL2010-388, Olde Cypress Development, LTD, represented by Chris Mitchell of
Waldrop Engineering, P.A. and Richard D. Yovanovich, Esquire of Coleman,
Y ovanovich & Koester, P .A., is requesting a PUD Amendment for the Olde Cypress
PUD. The PUD Amendment request is to reduce the project density from 1,100
dwelling units to 942 dwelling units and remove the requirements of trails and a
park (3.9 acres minimum) within the Olde Cypress PUDjDRI. The subject property is
located in the Olde Cypress subdivision, Sections 21.and 22, Township 48 South,
Range 26 East, Collier County, Florida. (Companion to: DOA-PL2010-1052,Olde
Cypress DRI and PUDZ-PL2010-1054, HD Development RPUD)
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9. BOARD OF COUNTY COMMISSIONERS
10. COUNTY MANAGER'S REPORT
A.
Recommendation to approve a form Easement Agreement for use between Collier
County and the Beachfront Property Owners requiring the Property Owners to
provide public beach access in exchange for publically funded major beach
renourishment, vegetation planting and dune restoration to the subject property.
Pg. 613 - 617
TABLE OF CONTENTS
Bee - Immokalee Area Master Plan GMP Adoption Amendments
April 12. 2011 BCC Al?:enda:
1) TAB: Table of Contents.
DOCUMENT: Adoption Petition CP-2008-5 Table of
Contents
2) TAB: Executive Summary.
DOCUMENT: CP-2008-5 Executive Summary
3) TAB: CP-2008-5 Ordinance
DOCUMENT: Adoption Ordinance w/Exhibit 'A'
Text and Maps
4) TAB: ORC Report.
5) TAB: CP-2008-5 Staff Reports.
6) TAB: Legal Advertisements.
7) TAB: CP-2008-5 Petition.
8) TAB: Data & Analysis
DOCUMENT: DCA's Transmittal Objections,
Recommendations and Comments Report
DOCUMENT: CCPC Staff Report Addendum;
CCPC Staff Report; EAC Staff Report
DOCUMENT: CCPC/BCC Legal Advertisements
DOCUMENT: LA.M.P. Amendment Petition
DOCUMENT: Data and Analysis: Supporting
Density and Intensity Blending Language Change
[WilsonIMiller]
EXECUTIVE SUMMARY
CP-2008-5, Petition requesting amendments to the Immokalee Area Master Plan and
Immokalee Area Master Plan Future Land Use Map, to make revisions to the entire
Master Plan to include: increases to commercial acreage, industrial acreage, and allowable
residential density; elimination of some existing designations; creation of a new designation
for the Immokalee Regional Airport site; and, redesignation of approximately 103 acres to
Immokalee Urban Area from Agricultural/Rural within the Rural Lands Stewardship
Area as identified on the countywide Future Land Use Map. Additionally, staff requests
amendments to the Future Land Use Map and Map Series of the Future Land Use Element
to show the redesignation of the 103 acres to the Immokalee Urban Area. (Adoption
Hearing).
OBJECTIVE:
To have the Board of County Commissioners (BCC) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission
(CCPC) and the Environmental Advisory Council (EAC) regarding the above referenced petition
and render a decision regarding the amendment petition; and ensure the proposed plan is in
harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS:
The proposed lmmokalee Area Master Plan (lAMP) intends to implement the lmmokalee
community's vision, as approved by the lmmokalee Area Master Plan and Visioning Committee
(lMPVC), by promoting economic development and efficient delivery of services through
greater density and intensity that encourage dense, clustered development along major
thoroughfares that transition to lower densities; incorporating smart growth principles; and by
providing greater development flexibility through mixed-use Subdistricts. The revised
lmmokalee Future Land Use map provides integrity to the geographic region.
In general, the amendment to the lAMP element of the Growth Management Plan (GMP)
proposes eight new goals, each with respective objectives and policies; followed by the revised
Land Use Designation Description Section which includes and describes the proposed land use
designations that will guide patterns of development within the lmmokalee urban area and
further the proposed goals through standards set forth within such land used designations, and
the types of allowed land uses that could be requested.
Additionally, per request of the BCC at transmittal hearing of this amendment petition, the Plan
allows density and intensity blending for properties contiguous to Lake Trafford/Camp Keais
Strand and which straddle the lmmokalee Urban area and the Rural Lands Stewardship Area
Overlay (RLSA). The Board's decision to re-include this language after the CCPC had
recommended exclusion from the Plan during transmittal hearings, was in response to a request
from a public speaker representing a client that owns lands that could potentially benefit from
this provision. Therefore, the BCC requested the public speaker to provide staff data and analysis
that would assess the impact of such provision on the RLSA program with the intention that,
Page 1 of6
during adoption hearings, the Environmental Advisory Council (EAC) and the Collier County
Planning Commission (CCPC) would provide the BCC a recommendation of the merits of such
provisions based on the supplied data and analysis. (See attached data and analysis provided by
Wilson Miller Stantec Inc.)
Based on the submitted data and analysis to address the effect that the shifting of density and
intensity may have on the overall development in the RLSA, and which was submitted after the
EAC meeting, staff concludes that the potential increase in units at build-out that the density
blending provisions would yield a minimal effect (1.65 percent increase) in the RLSA program.
Additionally, the intent of the density and intensity blending would further the goals of the
proposed lAMP by offsetting development away from the Lake Trafford/Camp Keais Strand
System (L TCKSS) Overlay.
Lastly, during the Evaluation and Appraisal Report (EAR) hearings, the CCPC requested staff to
evaluate what native vegetation retention requirements would be appropriate for the L TCKSS
Overlay. The proposed lAMP references the wetland protection standards set forth in Policy
6.2.5 of the Conservation and Coastal Management Element (CCME) of the GMP. However,
such Policy does not specify the native vegetation retention requirements, thresholds and
standards that would apply to the L TCKSS Overlay.
As a start point, Staff evaluated the native vegetation retention requirements intended for
properties located within the Rural Fringe Mixed Use District (RFMUD). Major differences are
the development parameters for these lands (density; intensity; and allowed uses) which are
intentionally restricted compared to those that apply to properties within the L TCKSS Overlay.
Properties within the L TCKSS are allowed to develop at much higher density and intensity than
the Sending lands within the RFMUD.
Staff evaluated applying the more stringent (80 and 90 percent) native vegetation retention
requirements of RFMUD Sending and Natural Resource Protection Area (NRP A) Sending
Lands, as suggested by some of the CCPC members, but determined that such high native
vegetation retention standards would preclude allowable uses in the Overlay (properties within
the L TCKSS Overlay are currently allowed to develop at much higher density and intensity than
RFMUD Sending and Natural Resource Protection Area NRPA Sending Lands). Taking this into
consideration, staff proposed using a mid-point range such as that for RFMUD Neutral Lands (A
minimum of 60 percent of the native vegetation present, not to exceed 45 percent of the site).
The Environmental Advisory Council (EAC) supported the recommendation by staff, with the
understanding that given the ecological value of these lands, the amount of preservation required
would be further evaluated and may increase pending the results of this evaluation.
In light of the EAC and the CCPC's recommendations to the BCC, staff, in coordination with
staff from the Conservancy of Southwest Florida, gathered additional data and analysis and has
further evaluated the appropriate native vegetation retention requirements thresholds and
standards that would apply to properties within the LTCKSS Overlay. Staff concludes that a
native vegetation retention of 60 percent (not to exceed 45 percent of the site) in combination
with the applicable wetland standards as outlined in the GMP and the LDC, are the appropriate
standards for properties within the L TCKSS.
Page 2 of6
Changes to the CCME are necessary in order to ensure that the native vegetation standards be
applied in combination with the applicable wetland requirements. However, these changes are
not being proposed at this time since the CCPC recommended the changes be evaluated at a
subsequent GMP amendment cycle.
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTIONS.
RECOMMENDATIONS AND COMMENTS (ORC) REPORT:
The Objections Recommendations and Comment (ORC) Report is included as part of this amendment
packet, as well as a response letter prepared by the petitioner's consultant (RW A) with the assistance and
input of County staff.
If an Objection set forth in the ORC Report is not adequately addressed when adopted, then the DCA may
find the amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI)
to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at
Adoption:
I. not modifY the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understandlhas misunderstood the amendment] and/or provide additional data and analysis to
support the amendment; or
2. modifY the amendment, so as to address the ORC issue; or,
3. modifY the amendment, and provide additional explanation and/or provide additional data and
analysis; or,
4. not adopt the amendment.
Most notably within the ORC Report are objections due to DCA's contention that the proposed IAMP
does not establish meaningful and predictable guidelines and standards defming the intensity of non-
residential use for the different future land use categories. The land use categories within the current
IAMP do not include specific limitations for the development of allowed intensity for the Immokalee
Urban Area. Nevertheless, in order to satisfy DCA's objections in regard to limitation of intensity within
the GMP, County staff compiled and evaluated land use category data in the Immokalee urban area in
order to determine the amount of existing square footage of commercial, industrial, governmental, and
institutional development utilizing Collier County's Property Appraiser data, Collier County's
Geographic Information System (GIS) data, data from updated Commercial and Industrial inventory. The
agent for the petitioner then utilized the compiled data to compare the development potential of the
proposed lAMP with the County's population projection to prepare the resulting development intensity in
five year increments, out to 2025.
Based on an analysis of existing conditions and growth projections through the 2025 planning horizon,
the revised lAMP proposes a maximum square footage of 8.45 million square feet for non-residential
development for the entire Immokalee Urban Area, an increase of 3 million square feet above the existing
5 million square feet of non-residential development. Accordingly, the lAMP has been revised to include
maximum square footage for non-residential development through the added Policy 6.1.10; make
revisions to the land use description section; and add the data and analysis.
Revisions to the lAMP because of the ORC Report include:
· The establishment of a maximum of 70 percent of non-residential development within the
Commercial-Mixed Use subdistrict;
Page 3 of6
. Inclusion of the specific uses allowed within the Immokalee Regional Airport subdistrict;
clarification that the proposed Central Business District is meant to be a zoning district as
opposed to a land use designation;
. A revised transportation analysis to address short term and long term transportation concerns and
needs;
. Revisions to specifY that best management practices are to conform to those established by the
Florida Department of Environmental Protection (FDEP) and the U.S. Environmental Protection
Agency (EPA) in order to address Total Maximum Daily Loads (TMDL) and nutrient loading;
and
. Additional data and analysis to address concerns in regard to projected demand for and
availability of potable water and sanitary sewer facilities and water supply.
. Revised language that requires on-site or off-site preservation to exceed the minimum applicable
amounts set forth in the CCME Policy 6.1.1 by at least ten percent, in order to qualifY for
incentives. In addition, greater levels of incentives may be provided for greater amounts of
preservation through criteria that is to be specified in the Land Development Code (LDC).
FISCAL IMPACT:
Approval of this Growth Management Plan (GMP) amendment petition would have a fiscal
impact on Collier County. The commitments included in the proposed plan, which translates into
operational impacts, fiscal impacts, as well as a set timeframe to fulfill such programmatic and
fiscal commitments, will require funding and allocation of staff that may not be readily available.
Staff is of the opinion that the proposed Plan may not have an immediate impact on the demand
for public facilities, but will impact future demand for public facilities. In addition, the proposed
Plan may shift prioritization of some County-wide efforts to the lmmokalee Urban Area.
Nevertheless, Goal 1 would allow the County, on an annual basis, to prioritize capital projects,
programs, studies, and any other commitments within the proposed plan that are necessary to
further the proposed Goals, Objectives and Policies in the lAMP. Objective 1.1 requires the CRA
to develop a list of priorities of commitments, as well as identifying potential alternative funding
sources to fulfill such commitments. In addition, Policy 1.1.1 allows for the extension by the
BCC of the timeframes allocated to fulfill the commitments within the proposed lAMP, subject
to consideration of available funding and/or operational constraints.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC heard this petition at their January 5, 2011 meeting and unanimously recommended (5-
0) to forward the subject amendment, CP-2008-5, lmmokalee Area Master Plan, to the BCC with
a recommendation to adopt and transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1. Policy 5.1.2: Lake Trafford Development - inclusion oflanguage at the end ofthe policy
"The Lake Trafford Drainage Basin shall be the geographic area intended for
implementation of these BMP" (or similar language). {Staff note: This condition has
been addressed in the revised document)
2. To affirm the BCC decision for inclusion of language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and
which straddle the lmmokalee Urban Area and the Rural Lands Stewardship Area
Overlay (RLSA). Staff notes that the EAC recommendation to include language that
Page 4 of6
would allow density and intensity blending for properties contiguous to Lake Trafford or
Camp Keais Strand and which straddle the lmmokalee Urban area and the RLSA, was
based on the assumption that the agent for the property owner that would be affected by
this language, would provide the requisite data and analysis. Only minimal data and
analysis was received from that property owner's agent and was provided to the EAC; it
was considered inadequate by the EAC (and staff). [Staff note: This condition was not
supported by the CCPe. However, as discussed herein, staff recommends inclusion of
this condition based on additional data and analysis provided to staff and the CCPC
after the EAC hearing.)
3. To support Staff recommendation on the amount of native preservation required for
properties within the Lake Trafford/Camp Keais Strand System (as discussed herein),
with the understanding that given the ecological and/or environmental value of the lands
affected, the amount of native preservation required will be further evaluated and may be
increased pending the results of said evaluation. [Staff note: This condition was not
supported by the CCPC and is not part of the final recommendation to the BCe.)
In addition, the EAC recommended minor text changes to Data and Analysis section of the
lAMP document (see CCPC staff report for the specific changes.) [Staff note: This condition
has peen addressed in the revised document.)
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
The Collier County Planning Commission (CCPC) heard this petition on February 17,2011, and
unanimously recommended (9-0) to forward Petition CP-2008-5 to the Board of Collier County
Commissioners (BCC) with a recommendation to adopt and transmit to DCA, subject to
following:
1. That the proposed native preservation standards for lands located within the Lake
Trafford/Camp Keais Strand System be removed from the lAMP and be included as part
of the 2011 GMP amendment cycle to determine the appropriate native vegetation
standards as determined by additional data and analysis.
2. That the proposed Density and Intensity Blending provisions of the Density Rating
System be removed from lAMP.
LEGAL CONSIDERATIONS:
During the initial review of the lAMP amendments, the CCPC raised the issue of amending
provisions relating to the native vegetation retention requirements for the Lake Trafford Camp
Keais Strand System in the Conservation and Coastal Management Element ("CCME") of the
Growth Management Plan. At a subsequent public hearing, the CCPC recommended that the
CCME provisions be addressed in the next Growth Management amendment cycle rather than
with the lAMP amendments to allow full public input. The amendments to the lmmokalee Area
Master Plan are ready for Board consideration and approval. The adoption hearing for GMP
amendments requires a four-fifths vote of the Board for approval.-HFAC
Page 5 of6
STAFF RECOMMENDATION:
Staff recommends that the BCC adopts and transmits petition CP-2008-5 to the Department of
Community Affairs, subject to the following:
1. To allow the density and intensity blending provisions for properties contiguous to Lake
Trafford or Camp Keais Strand Overlay, and which straddle the Immokalee Urban Area
and the Rural Lands Stewardship Area Overlay (RLSA); and
2. To provide direction to the County Manager or designee to initiate a GMP amendment to
include native vegetation standards that would apply to properties within the L TCKSS
Overlay, as recommended by the CCPC.
As noted above, the BCC has also the option to adopt and transmit petition CP-2008-5 to DCA,
as recommended by the CCPC.
PREPARED BY:
Carolina Valera, Principal Planner
Comprehensive Planning Section, Growth Management Division
Attachments:
1. Ordinance
2. Exhibit A Text
3. CCPC Staff Report
4. Density Blending supporting Data & Analysis
Page 6 of6
ORDINANCE NO. 11-
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS
AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING
FOR: AMENDMENTS TO THE IMMOKALEE AREA
MASTER PLAN AND INCLUDING THE IMMOKALEE
. AREA MASTER PLAN FUTURE LAND USE MAP, THE
CONSERVATION AND COASTAL MANAGEMENT
ELEMENT, AND THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES; PROVIDING
FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq.. Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of COWlty 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 Statutes; and
WHEREAS, Collier County has prepared plan amendments to the Immokalee Area
Master Plan and Immokalee Area Master Plan Future Land Use Map; and
WHEREAS, Collier COWlty transmitted the Growth Management Plan amendments to
the Department ofConununity Affairs for preliminary review on June 29, 2010 after public
hearings before the Collier County Planning Commission and the Board of COWlty
Conunissioners; and
WHEREAS, the Department of Community Affairs reviewed the amendments to the
Immokalee Area Master Plan Element and Immokalee Area Master Plan Future Land Use Map
to the Growth Management Plan and transmitted its fmdings in. writing to Collier County within
the time provided by law; and
WHEREAS, further amendments resulted in necessary changes to the Future Land Use
Element and Future Land Use Map and Map Series, and the Conservation and Coastal
Management Element and;
lAMP Adoption Amendments
Rev. 2/02111 words underlined are added; words struck-through are deleted;
row of asterisks (***) denotes break in text
lof3
WHEREAS, Collier County has 60 days from receipt of the Objections,
Recommendations and Comments Report from the Department of Community Affairs to adopt,
adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the adoption of the Immokalee
Area Master Plan and Imrnokalee Area Master Plan Future Land Use Map to the Growth
Management Plan on June 23,2010; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
Staff Report, the docwnents entitled Collier County Growth Management Plan Amendments,
and other documents, testimony and information presented and made a part of the record at the
public hearings of the Collier County Planning Commission held on February 17, 2011 and the
Collier County Board of County Commissioners held on ; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The Board of County Commissioners hereby adopts these amendments to the Immokalee
Area Master Plan and Immokalee Area Master Plan Future Land Use Map, the Conservation and
Coastal Management Element and the Future Land Use Element and Future Land Use Map and
Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the
amendments are attached hereto as Exhibit" A" and incorporated herein by reference.
SECTION TWO:
SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of these amendments shall be the date a final order is issued by the
Department of Community Affairs or Administration Commission finding the amendments in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No
development orders, development permits, or land uses dependent on these amendments may be
issued or commence before it has become effective. If a final order of noncompliance is issued
by the Administration Commission, these amendments may nevertheless be made effective by
adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent
TAMP Adoption Amendments
Rev. 2/02/11 words underlined are added; words struck-through are deleted;
row of asterisks (**"') denotes break in text
20fJ
to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd.,
3rd Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _day of , 2011.
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
, Deputy Clerk
FRED W. COYLE, Chairman
Approved as to form
and legal sufficiency:
(1Kt,
,A f;\\\
Heidi Ashton-Cicko ? \
Assistant County Attorney
Section Chief, Land UselTransportation
Attachment: Exhibit A -
CP\11-CMP-00790\16
lAMP Adoption Amendments
Rev. 2/02/11 words underlined are added; words struck-through are deleted;
row of asterisks (*"'*) denotes break in text
3 of3
Exhibit A
CP-2008-5
Conservation and Coastal Management Element:
GOAL 6:
THE COUNTY SHALL IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE ITS
NATIVE VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT.
****************************************************************************************************
OBJECTIVE 6.2:
The County shall protect and conserve wetlands and the natural functions of wetlands pursuant
to the appropriate policies under Goal 6. The following policies provide criteria to make this
objective measurable. The County's wetland protection policies and strategies shall be
coordinated with the Watershed Management Plans as required by Objective 2.1 of this
Element.
****************************************************************************************************
Policy 6.2.5:
Within the Rural Fringe Mixed Use District, and that portion of the Lake Trafford/Camp
Keais Strand System which is contained within the Immokalee Urban Designated Area,
Collier County shall direct land uses away from higher functioning wetlands by limiting direct
impacts within wetlands based upon the vegetation requirements of Policy 6.1.2 of this element,
the wetland functionality assessment described in paragraph (2) below, and the final permitting
requirements of the South Florida Water Management District. A direct impact is hereby defined
as the dredging or filling of a wetland or adversely changing the hydroperiod of a wetland. This
policy shall be implemented as follows:
(1) The County shall apply the vegetation retention requirements of Policy 6.1.2 of this
element for the Rural Frinqe Mixed Use District. and Policy 6.1.2.b. of this element for
the Lake Trafford/Camp Keais Strand System, in order to preserve an appropriate
amount of native vegetation on site. That portion of the Lake Trafford/Camp Keais
Strand System which is contained within the Immokalee Urban Area will be treated as
Neutral Lands under Policy 6.1.2.b of this element. Wetlands shall be preserved as part
of this vegetation requirement according to the following criteria:
a. The acreage requirements of Policy 6.1.2 of this element shall be met be preserving
wetlands with the highest wetland functionality scores. Wetland functionality
assessment scores shall be those described in paragraph (2) of this policy.
Wetlands having a WRAP score of at least 0.65 or a Uniform Wetland Mitigation
Assessment Method score of 0.7 shall be preserved on site. This policy is not
intended in all cases to require preservation of wetlands exceeding the acreage
required by Policy 6.1.2 of this element. Within one year, the County shall develop
specific criteria to be used to determine when wetlands having a WRAP score
greater than 0.65 or a Uniform Wetland Mitigation Assessment Method score of
greater than 0.7 shall be required to be retained exceeding the acreage required by
Policy 6.1.2 of this element.
[page 29]
****************************************************************************************************
Words underlined are added; words truck through are deleted; row of asterisks (***) denotes break in text.
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STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
CHARLIE CRIST
Govemor
THOMAS G. PELHAM
Secretary
MEMORANDUM
TO:
Collier County
Date:
September 7, 2010
Subject:
Proposed Comprehensive Plan Amendment Review Objections,
Recommendations and Comments Reports
Enclosed are the Departments Objection, Recommendations and Comments
Reports on the proposed amendments to the comprehensive plan(s) from the following
local government(s):
Collier County lO-RAECI
These reports are provided for your information and agency files. Following the
adoption of the amendments by the local governments and subsequent compliance review
to be conducted by this agency, we will forward copies of the Notices of Intent published by
each local government plan.
If you have any questions, please contact Mr. Ray Eubanks at Suncom 278-4925 or
(850) 488-4925.
REllp
Enclosure
2555 SHUMARD OAK BOULEVARD. TALLAHASSEE, FL 32399-2100
850-488-8466 (p) . 850-921-0781 (f) . Website: www.dca.slate.fl.us
. COMMUNITY PLANNING 850-488-2356 (p) 850-488-3309 (I) .
. HOUSING AND COMMUNITY DEVELOPMENT 850-488-7956 (p) 850.922-5623 (I) .
.
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
CHARLIE CRIST
Governor
THOMAS G. PELHAM
Secretary
September 3,2010
The Honorable Fred W. Coyle, Chairman
Collier County Board of County Commissioners
3301 E. Tamiami Trail
Naples, Florida 34112
Dear Chairman Coyle:
The Department has completed its review of the proposed Comprehensive Plan
Amendment for Collier County (DCA 10-RAEC1), which was received on July 6,2010. Based
on Chapter 163, Florida Statutes, we have prepared the attached report, which outlines our
findings concerning the amendment. It is particularly important that the County address the
objections set forth in our review report so that these issues can be successfully resolved prior to
adoption. We have also included a copy oflocal, regional and state agency comments for your
consideration. Within the next 60 days, the County should act by choosing to adopt, adopt with
changes or not adopt the proposed amendment. For your assistance, our report outlines
procedures for final adoption and transmittal.
The proposed amendment revises the Immokalee Area Master Plan. The Department has
identified issues with the amendment regarding: (1) lack of meaningful and predictable
guidelines and standards in some ofthe proposed text language; and (2) the lack of supporting
data and analysis demonstrating coordination of land use planning with public facility planning
for the proposed revisions to the Future Land Use Map. These and all of the issues identified in
the attached report should be addressed before adoption of the plan amendments.
2555 SHUMARD OAK BOULEVARD. TALLAHASSEE, FL 32399-2100
850-488-8466 (p) . 850-921-0781 (f) . Website: www.dca.state.fl.us
. COIiIIiIUNIlY PLANNING B50-488-23S6 (p) B50~-3309 (I) . FLORIDA COIiIIiIUNITIES TRUST 850-922-2207 (pI 650-921-1747 (I) ·
. HOUSING AND COIiIIiIUNIlY DEVELOPMENT 650-488-7956 (pI 850-922-5623 (I) ·
The Honorable Fred W. Coyle, Chairman
September 3, 2010
Page 2
If you, or your staff, have any questions or if we may be of further assistance as you
formulate your response to this Report, please contact Scott Rogers, Principal Planner, at (850)
922-1758, or Brenda Winningham, Regional Planning Administrator, at (850) 487-4545.
Sincerely yours.
arles Gauthier, AICP
Director, Division of Community Planning
CG/sr
Enclosures: .Objections, Recommendations and Comments Report
Review Agency Comments
cc: Ken Heatherington, Executive Director, Southwest Florida Regional Planning
Council
Nick CasaIanguida, Deputy Administrator, Planning & Regulation. Growth Management
Division. Collier County Government
TRANSMITTAL PROCEDURES
The process for adoption of local comprehensive plan amendments is outlined in
Section 163.3184, Florida Statutes (F.S.), and Rule 91-11.011, Florida Administrative
Code (F.A.C.).
Within ten working days of the date of adoption, the County must submit the
following to the Department:
Three copies of the adopted comprehensive plan amendment;
A copy of the adoption ordinance;
A listing of additional changes not previously reviewed;
A listing of findings by the local governing body, if any, which were not included
in the ordinance; and
A statement indicating the relationship of the additional changes to the
Department's Objections, Recommendations and Comments Report. -
The above amendment and documentation are required for the Department to
conduct a compliance review, make a compliance determination and issue the appropriate
notice of intent.
In order to expedite the regional planning council's review of the amendment, and
pursuant to Rule 91-11.011(5), F.A.C., please provide a copy of the adopted amendment
directly to Executive Director ofthe Southwest Florida Regional Planning Council.
Please be advised that the Florida legislature amended Section 163.3184(8)(b),
F.S., requiring the Department to provide a courtesy information statement regarding the
Department's Notice oflntent to citizens who furnish their names and addresses at the
local government's plan amendment transmittal (proposed) or adoption hearings. In
order to provide this courtesy information statement, local governments are required by
the law to furnish to the Department the names and addresses of the citizens requesting
this information. This list is to be submitted at the time of transmittal of the adopted plan
amendment (a sample Information Sheet is attached for your use).
INTRODUCTION
The following objections, recommendations and comments are based upon the
Department's review of the Collier County proposed comprehensive plan amendment,
pursuant to Section 163.3184, Florida Statutes (F.S.).
The objections relate to specific requirements of relevant portions of Chapter 9J-
5, Florida Administrative Code (F.A.C.), and Chapter 163, Part II, F.S. The objections
include a recommendation of approaches that might be taken to address the cited
objections. Other approaches may be more suitable in specific situations. Some ofthese
objections may have initially been raised by one ofthe other external review agencies. If
there is a difference between the Department's objection and the external agency
advisory objection or comment, the Department's objection would take precedence.
. The County should address each of these objections when the amendment is
resubmitted for our compliance review. 06jections that are not addressed may -result in a
determination that the amendment is not in compliance. The Department may have
raised an objection regarding missing data and analysis items that the County considers
not applicable to its amendment. If that is the case, a statement, justifying its non-
applicability, pursuant to Rule 9J-5.002(2), F.A.C., must be submitted. The Department
will make a determination on the non-applicability of the requirement, and if the
justification is sufficient, the objection will be considered addressed.
The comments that follow the objections and recommendations are advisory in
nature. Comments will not form the basis of a determination of non-compliance. They
are included to call attention to items raised by our reviewers. The comments can be
substantive, concerning planning principles, methodology or logic, as well as editorial in
nature dealing with grammar, organization, mapping, and reader comprehension.
Appended to the back ofthe Department's report are the comment letters from the
other state review agencies and other agencies. These comments are advisory to the
Department and may not form the basis of Departmental objections unless they appear
under the "Objections" heading in this report.
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR
COLLIER COUNTY
AMENDMENT lO-RAECl
September 3, 20 I 0
Division of Community Planning
Office of Comprehensive Planning
This report is prepared pursuant to Rule 9J-ll.0l 0, F.A.C.
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR
COLLIER COUNTY
AMENDMENT lO-RAECl
I. CONSISTENCY WITH CHAPTER 163. PART II. F.S.. AND RULE 9J-5. F.A.C.
The proposed Amendment I O-RAEC I (CP-2008-5) revises the Immokalee Area Master
Plan of the Collier County Growth Management Plan.
A. Amendment CP-2008-5: The proposed amendment revises the goals, objectives, policies,
Future Land Use Map (FLUM), data, and analysis of the Immokalee Area Master Plan (lAMP).
The Department raises the following objections to the proposed Amendment 10-RAECI (CP-
2008-5):
1. Obiection (Plan Policies): The proposed amendment (Land Use Designation Description
Section) does not establish meaningful and predictable guidelines and standards defining the
intensity of nonresidential use for the following future land use categories: Industrial
. Subdistrict; Industrial-Mixed Use Subdistrict; Industrial-Immokalee Regional Airport
Subdistrict; Commercial-Mixed Use Subdistrict; Recreational!fourist Subdistrict; Low
Residential Subdistrict; Medium Residential Subdistrict; and High Residential Subdistrict.
The proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the percentage distribution of mix
among the mix of residential and nonresidential land uses allowed in the Commercial-Mixed Use
Subdistrict and Recreationalrrourist Subdistrict.
The proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the land uses that are allowed in
the "Industrial-Immokalee Regional Airport Subdistrict" because the text for this Subdistrict
states "allowable uses include all other uses deemed to be compatible and consistent with the
adopted Airport Master Plan, as may be amended." The proposed amendment does not establish
meaningful and predictable guidelines and standards defining the type of nonresidential land uses
allowed within the Commercial-Mixed Use Subdistrict.
Proposed amendment Policy 5.1.1 allows development to achieve density bonuses and
other incentives in the Immokalee Urban Area if development exceeds the minimum required
amounts of preservation already set forth in Conservation and Coastal Management Element
Policy 6.1.1. Proposed Policy 5.1.1 does not establish meaningful and predictable guidelines and
standards derming the amounts of preservation that would be required to receive the density
bonuses or incentives.
2
Proposed amendment Policy 5.1.2 states, in part, that proposed development adjacent to
Lake Trafford will conform to best management practices regarding water quality in order to
avoid or minimize adverse impacts to the lake and its surrounding wetlands or natural habitat.
Although the purpose of Policy 5.1.2 is to protect natural resources, Policy 5.1.2 does not
establish meaningful and predictable guidelines and standards defining the best management
practices in order to guide the content of the Land Development Code.
Proposed Policy 6.1.9 states that all rezonings must be consistent with the
Comprehensive Plan, but Policy 6.1.9 allows zoning to be inconsistent with the Comprehensive
Plan for properties that have zoning in place prior to a change in Land Use Designation where
the prior zoning allows for a higher density or intensity than the new Land Use Designation. In
addition, proposed Policy 6.1.9(5) states that "Overall intensity of development shall be
determined based upon a comparison of public facility impacts as allowed by the existing zoning
district and the proposed zoning district. Proposed Policy 6.1.9(5) does not establish meaningful
and predictable guidelines and standards for the intensity of land use that require the intensity of
development to be determined consistent with the intensity standards of the applicable future
land use category.
Proposed Policy 7.1.5 states, in part, that Collier County willalnend the Land
Development Code to include a Central Business District in Immokalee, and the Central
Business District will encourage high-intensity, multi-story, and pedestrian-oriented commercial
and mixed-use development. Proposed Policy 7.1.5 does not establish meaningful and
predictable guidelines and standards defining the intensity of development.
Rules 91-5.005(6); 91-5.003(3)(b)4.; 91-5.006(3)(c)1., 4.,5.,6., and 7.; 91-5.006(4)(c); 91-
5.011(2)(c)5.; 91-5.013(2)(c)3., 6., and 9., Florida Administrative Code (F.A.C.); and Section
163.3177(6)(a), (c), and (d), Florida Statutes (F.S.).
Recommendation: Revise the Land Use Designation Description Section to establish
meaningful and predictable guidelines and standards defming: (1) the intensity of nonresidential
use for the following future land use categories: Industrial Subdistrict; Industrial-Mixed Use
Subdistrict; Industrial-Immokalee Regional Airport Subdistrict; Commercial-Mixed Use
Subdistrict; Recreationalffourist Subdistrict; Low Residential Subdistrict; Medium Residential
Subdistrict; and High Residential Subdistrict; (2) the percentage distribution of mix among the
mix of residential and nonresidential land uses allowed in the Commercial-Mixed Use
Subdistrict and Recreationa1!Tourist Subdistrict; (3) the land uses that are allowed in the
"lndustrial-Immokalee Regional Airport Subdistrict" because the text for this Subdistrict states
"allowable uses include all other uses deemed to be compatible and consistent with the adopted
Airport Master Plan, as may be amended."; and (4) the type of nonresidential land uses allowed
within the Commercial-Mixed Use Subdistrict. Revise proposed Policy 5.1.1 to establish
meaningful and predictable guidelines and standards defining the amounts of preservation that
would be required when exceeding the amounts established in Policy 6.1.1. Revise Policy 5.1.2
to establish meaningful and predictable guidelines and standards defining the best management
practices in order to guide the content ofthe Land Development Code. Revise proposed Policy
6.1.9 to establish meaningful and predictable guidelines and standards that ensure rezonings are
consistent with the Comprehensive Plan. Revise proposed Policy 6.1.9(5) to establish
3
meaningful and predictable guidelines and standards that require the intensity of development to
be determined consistent with the intensity standards ofthe applicable future land use category.
Revise proposed Policy 7.1.5 to establish meaningful and predictable guidelines and standards
defining the intensity of development intended by the policy.
2. Obiection (FLUM Amendments): Amendment 10-RAECl proposes changes to land use
designations on the Future Land Use Map (FLUM). The proposed amendment is not supported
by an analysis (short-term five-year, and long-term planning timeframes) of the projected
demand for and availability of potable water and sanitary sewer facilities and water supply based
on clear assumptions regarding the combination of both residential land uses (at maximum
density and population projections) and nonresidential land uses (based on intensity standards
established in the lAMP) at the adopted level of service standards.
The proposed amendment is not supported by data and analysis addressing the following:
(I) the projected impact (short-term five-year, and long-term planning timeframes) of the
proposed FLUM amendments upon the adopted level of service standards of roadway facilities,
including SR 29 and SR 82, based on clear assumptions regarding residential land uses (at
maximumdensity~~ }?opulation projections), nonresidential land uses (based on intensity
standards established in the lAMP), and background growth in trips; (2) identifying road
improvements that are needed to maintain the adopted level of service standards; (3)
demonstrating that any road improvements that are needed to maintain the adopted level of
service standards are depicted on the Future Transportation Map (or map series) of the adopted
portion of the Collier County Comprehensive Plan and included in the Capital Improvements
Element Five-year Schedule of Capital Improvements; and (4) addressing coordination of any
needed improvements with the plans and programs of the Florida Department of Transportation
and the Metropolitan Planning Organization's Long Range Transportation Plan and
Transportation Improvement Program. The amendment does not coordinate the road
improvements that are needed to maintain the adopted roadway level of service standards with
the Future Transportation Map (by depicting such road improvements on the Map) and Capital
Improvement Element (by including the road improvements that are needed in the 5 years within
the Five-year Schedule, and by including the road improvements that are needed in the long-term
in a policy in the Capital Improvement Element).
Rules 9J-5.005(2)(a), (5), and (6); 9J-5.006(2)(a), and (3)(b) I.; 9J-5.0 11(I )(a), (c), (d),
(e), and (f); 9J-5.011(2)(b)2., and (2)(c)1.; 9J-5.013(I)(c), (2)(b)2., and (2)(c)1.; 9J-5.016(1)(a),
(2)(e), (3)(b)1., and (3)(b)3., and (4)(a) and (b); 9J-5.019(2), (3), (4), and (5)(b)2, F.A.C.; and
Sections 163.3177(6Xa), (6)(b), (6)(c), (6)(d), and (6)0); and 163.3177(2), (3), (4), (8), and
(lO)(e), F.S.
Recommendation: Support the amendment with data and analysis demonstrating the
availability of potable water and sanitary sewer facilities and adequate water supply to serve the
projected demands for the short-term and long-term planning timeframes. Support the
amendment with a transportation analysis based on the maximum development potential of the
land use changes (and growth in background trips) that addresses the transportation facilities that
are needed to achieve and maintain the adopted level of service standards of roads and
demonstrates coordination of any needed transportation facility improvements with the
4
Transportation Element, Capital Improvements Element, plans and programs of the Florida
Department of Transportation, and the Metropolitan Planning Organization Long Range
Transportation Plan and Transportation Improvement Program. Revise the amendment, Future
Transportation Map, and Capital Improvement Element (Five-year Schedule of Capital
Improvements, and policies if needed) to be supported by and consistent with the data and
analysis. If public facilities or road improvements are needed to addre~s deficiencies in the
short-term (five-year) planning timeframe, the improvements should be included in the Capital
Improvement Element Five-year Schedule of Capital Improvements. If public facilities are
projected to be deficient in the long-term planning timeframe, the County should maintain in the
adopted portion of the Capital Improvement Element a list of the improvements that are
projected to be needed in the planning timeframe but beyond the five years covered by the .
adopted Capital Improvements Schedule. This list need not include any cost estimates for the
improvements. The County must use this list when it adopts the mandatory annual update of the
Capital Improvements Schedule. Improvements needed to achieve and maintain adopted level of
service standards within the next five years should be moved from the list into the financially
feasible five-year schedule, along with a cost estimate. Revise the amendment if necessary, to be
supported by and consistent with the data and analysis.
II. CONSISTENCY WITH STATE COMPREHENSIVE PLAN
Obiection: The proposed Comprehensive Plan amendments related to the objections raised
above are not consistent with and do not further the following provisions of the State
Comprehensive Plan (Chapter 187, Florida Statutes) for the reasons noted in the objections
raised above in Section I:
(a) Goal 7.a (Water Resources); Policy 7.b.5; (the amendment related to Objection 2);
(b) Goal 15.a (Land Use); Policies 15.b.1, 15.b.3, and 15.b.6; (the amendments
related to Objections 1 and 2);
(c) Goal 17.a (Public Facilities); Policy 17.b.7; (the amendments related to Objection 2);
(d) Goal 19.a(Transportation); Policies 19.b.3, 19.b.9, and 19.b.13; (the amendments
related to Objection 2); and
(e) Goal 25.a (Plan Implementation); Policy 25.b.7; (the amendments related to Objections 1
and 2).
Recommendation: Revise the plan amendments as recommended for the objections
raised above.
5
a
..
AMassey. Lawrence A
<Lawrence .Massey@dot.stat
e.ft.us>
08/201201004:10 PM
To n'DCPextemalagencycomments@dca,state.fJ.us"
<DCPextemalageneycomments@dca.state.fl.us>
ee "'scott.rogers@dca.state.f1.us'.
<scott.rogers@dca.state,f1.us>, "Limbaugh, Johnny"
<Johnny.Limbaugh@dot.state.f1.us>, "Cahill, Maria"
bee
Subject Collier County 10RAEC1 Proposed Comprehensive Plan
Amendments - Revised FDOT Comments
Dear Ray,
Thank you for giving FOOT the opportunity to review and comment on the above referenced
proposed comprehensive plan amendment. We determined that there were formatting mistakes
on the comments previously submitted on August 09, 2010. These mistakes have been
corrected and FOOT Comment #10 has been revised in the attached letter. Please replace the
department's previously submitted letter of comments with the attached.
If you or your staff have any questions or would like to discuss the department's concerns,
pJ~~~~_-'~ _'!l~ ~now._
Respectfully,
Lawrence Massey
Growth Management Coordinator
Florida Department of Transportation
District One, Southwest Area Urban Office
at the Southwest Interagency Facility for Transportation
10041 Daniels Parkway
Fort Myers, FL 33913
(239) 461-4300
Fax: (239) 338-2353
~
08201 0_ CoJier_ County_1 DRAEC1_ProposecL CPAJDOT _ Comrnents_revised.pd
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..
~
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-=;r~, .
Florida Department of Transportation
CHARLIE CRIST
COVERNOR
10041 Daniels Parkway
Fort Myers. FL 33913
sn:rHANIE c. KOrELOLJSOS
SF:CRETARY
August 20. 20/0
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community Affairs (DCA)
Division of Community Planning
2555 Shumard Oaks Blvd.
Tallahassee, FL 32399
.RE: CoIAer:. County ~O~ECl Pr.opo~ed Comprehensive PI.an Amendments -: FOOT Comments
Dear Mr. Eubanks:
The Florida Department of Transportation, District 1, has reviewed the proposed version of the Collier County
lORAEC 1 comprehensive plan amendments. This letter offers comments on the proposed amendments.
OVERALL AMENDMENT
The proposed amendments reflect an effectively rewritten Immokalee Area Master Plan (lAMP). The lAMP area is
within a Rural Area of Critical Economic Concern (RACEC) and, therefore, has plan elements focused on
community development and economic growth. In general, the proposed amendments include features that focus
land use patterns to promote density and allow for increased opportunities for multimodal travel. However, while
the submittal includes extensive documentation and explanation of the changes to the goals, policies, and
objectives, the transportation analysis was insufficient to determine the extent of the impact that these changes may
have on the roadway system, both internal and external to the lAMP area.
FOOT's detailed comments and recommendations on the amendments that may potentially impact state roadway
planning and operations can be found in the following sections. The revised lAMP includes eight new goals and
corresponding policies and objectives. Therefore, the department's comments are organized based upon each of the
eight new goals contained in the proposed lAMP. '
GOAL 1
The purpose of Goal 1 is to identify the priorities of the lAMP related to annual capital improvements.
The department has no comments on Goall or the corresponding objectives and policies.
GOAL 2
The purpose of Goal 2 is to enhance and diversify the local economy. There are five objectives:
(I) To actively pursue, attract, and retain businesses;
(2) To create a business climate that will enhance and diversify the economy and increase employment
opportunities and quality of life;
(3) To promote and expand tourism, recreation, and entertainment within the economy;
(4) To enhance and expand educational and cultural facilities and opportunities;
Mr. Ray Eubanks
ColJier County I ORAEC 1 Proposed Comprehensive Plan Amendments - FOOT Comments
August 20, 2010
Page 2 of7
(5) To promote and support development and re-development initiatives.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 2:
FDOT Comment #1 Policy 2.1.3 discusses the use of wetland or habitat conservation banking to compensate
for development within the Immokalee Urban Area. This policy identifies that incentives and regulatory
requirements shall be included in the land development code (LDC) to direct mitigation to the targeted lands.
Please elaborate on what incentives will be included in the LDC (such as transfer of development rights).
FDOT Comment #2 Policy 2.2.3 directs Collier County to amend the LDC to create more flexibility for
home-based businesses in the Immokalee Urban Area. While the LDC currently says that home-based
businesses cannot create additional trips above the normal residential use, guidance should be provided in the
comprehensive plan regarding allowed uses and limitations to ensure that the potential impacts of home-based
businesses are predictable and are adequately accommodated by public infrastructure.
FDOT Comment #3 Policy 2.3.3 states that Collier County will continue efforts to work with the Seminole
Tribe to integrate future plans for a casino and address impacts of the casino, resort hotel, and other resort
structures in the community. Policy 2.3.4 goes on to state that the county will encourage development of an
entertainment area (outside Seminole lands) that is complementary to the casino and resort.
Development of these use.s is likely to haye asiwificant i~pact ons~te Strategic lntermodal System (SIS)
roadways in the area, and no documentation of the transportation impacts associated.with these changes is
provided in the submittal. The department recommends the following:
a. Development of the casino and resort on tribal lands should be coordinated with the county and
FDOT to ensure that state roadways in the area will meet adopted transportation Level of Service
(LOS) standards.
b. Planning related to the casino, resort, and surrounding entertainment uses should reflect land use
and transportation strategies that reduce greenhouse gas emissions per HB 697. For example, the
casino, resort, and surrounding entertainment uses should be designed with a high level of internal
connectivity and walkability.
GOAL 3
The purpose of Goal 3 is to provide diverse safe and sanitary housing for all residents of the lmmokalee Urban
Area.
The department has no comments on Goal 3 or the corresponding objectives and policies.
GOAL 4
The purpose of Goal 4 is to provide adequate and efficient public infrastructure and facilities. Four objectives are
proposed:
(I) Provide a comprehensive system of parks and recreational facilities;
(2) Provide a network of roads, sidewalks, and bike paths to support growth and provide for the safe and
convenient movement of pedestrians, motorized, and non-motorized vehicles;
(3) To improve stormwater management and surface drainage;
(4) To provide an efficient and economical solid waste management system.
The following is a summary of transportation-related policies of Goal 4:
· Policy 4.2.1 discusses priorities for pathways connecting residential and employment areas as well as
schools, libraries, and other services. The Collier County 5-year pathway plan will depict existing and
planned connections and priorities based upon community input.
· Policy 4.2.2 discusses long-range transportation improvements. The policy states that Collier County
will explore the possibility of accelerating the implementation of the MPO's Long Range
Mr. Ray Eubanks
Collier County I ORAEC I Proposed Comprehensive Plan Amendments - FDOT Comments
August 20, 20) 0
Page 3 of7
Transportation Plan (LRTP) to support the stimulation of economic development. The policy
specifically identifies support for accelerating;
(I) the widening ofS.R. 82 between 1-75 and S.R. 29;
(2) the construction of the S.R. 29 bypass;
(3) FDOT improvements to state roadways;
(4) the construction of new or expanded transportation corridors to Naples and coastal Collier
County;
(5) the construction of new collector roads.
. Policy 4.2.3 discusses coordination between Collier County, FDOT, and landowners to identify
preferred routes to connect the airport to the future S.R. 29 bypass.
· Policy 4.2.4 discusses plans for safety improvements including pedestrian and bicycle improvements
identified as part of a walkability study.
. Policies 4.2.5 and 4.2.6 discuss consideration for expansion of public transit routes and encouragement
of additional transit services such as bike-and-ride and medical transport.
. ~!tlicy 4.2~7 discusse~ transpor:t!ltion concurrency_ alternatives for S.R. 29. The policy states that
alternative methods shall be identified within two years to remove bamers to economic development.
Consideration for establishment of a Transportation Concurrency Exception Area (TCEA) or
Transportation Concurrency Management Area (TCMA) is identified. The policy also;
(1) identifies limitations on exceptions to concurrency for certain locations (e.g., the airport and
the central business district corridor);
(2) identifies a need for case-by-case evaluation of certain project types (e.g., transit-oriented
developments andjob creation projects);
(3) requires ongoing reviews of the exception process.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 4;
FDOT Comment #4 The department acknowledges that Policy 4.2.2 is a statement that the county will
encourage the acceleration of projects, but it is unclear whether these projects are needed to support the land
use pattern and densities and intensities shown on the proposed Future Land Use Map (FLUM). Further, per
the county's Transportation Improvement Program (TIP), there are currently no capacity improvements to S.R.
82 and S.R. 29 funded for construction (including the bypass referenced in Policy 4.2.3, which is currently in
the PD&E phase). The department also notes that the county and the Immokalee community can playa
significant role in furthering planned projects through mechanisms such as impact fees and developer
contributions.
FDOT Comment #5 Regarding Policy 4.2.7, the department recommends that a TCEA or TCMA should be
evaluated at least with each Evaluation & Appraisal Report (EAR). Therefore, it will be important for any
proposed TCEA or TCMA to include perfonnance measures, targets, and time lines so that the successes and
any shortcomings of the TCEA or TCMA can be assessed.
GOAL 5
The purpose of Goal 5 is to protect important natural resources (including Lake Tro:fford) through development
standards and policies. Policy 5.1.1 discusses incentive programs and innovative land development regulations to
preserve native vegetation. Identified incentives include transfer of development rights, density bonuses,
development clustering, and flexible development standards within specified zoning areas.
The department has the following comment pertaining to the objectives and corresponding policies of Goal 5:
Mr. Ray Eubanks
Collier County 10RAECI Proposed Comprehensive Plan Amendments - FOOT Comments
August 20, 20 I 0
Page 4 of?
FDOT Comment #6 Additional information is needed on the proposed transfer of developments rights
program and the density bonuses. In particular, upper limits on the amount of density that can be transferred
and the density bonuses should be i~entified to allow for quantification of potential transportation impacts and
to provide guidance for land development regulations.
GOAL 6
The purpose of Goal 6 is to allow and encourage a mixture of land uses that are appropriate fOr lmmokalee.
Objectives and policies address mobile homes, zoning, compact development, and agricultural activities.
Substantial revisions to the future land use designations are proposed.
The department has no comments on Goal 6 or the corresponding objectives and policies. (Comments on the
revisions to future land use designations are provided later in this review.)
GOAL 7
Goal 7 is intended to establish development design standards that are appropriate for lmmokalee. This includes
establishing lmmokalee-specific land development code regulations related to allowed land uses, densities and
intensities, landscaping, and signage, as well as promoting bicycling and walking through the land use pattern and
pedestrian ameniti~s.
The department has no comments on Goal 7 or the corresponding objectives and policies.
GOAL 8
The purpose of Goal 8 is the coordination of information between other governmental agencies. This includes
coordination regarding economic development initiatives, redevelopment implementation, and government
services.
The department has no comments on Goal 8 or the corresponding objectives and policies.
FUTURE LAND USE DESIGNA TIONS
This section provides descriptions of the lAMP future land use designations, including revisions to current
designations and introduction of new designations. The following table lists the adopted and proposed future land
use designations.
Ado ted Future Land Use Desi nations
Urban-Mixed Use District
LR Low Residential
MR Mixed Residential
H R High Residential
NC Neighborhood Center
CC-MU Commerce Center-Mixed-Use
PUD Planned Unit Development Commercial
RT Recreational Tourist
Urban-Commercial District
C Commercial-S.R. 29 and Jefferson Ave.
Urban-Industrial District
ID Industrial
CC-I Commerce Center-Industrial
BP Business Park
Pro sed Future Land Use Desi aOOns
Urban-Mixed Use District
LR Low Residential
MR Medium Residential
HR High Residential
CM U Commercial-Mixed Use
RT Recreationalffourist
Urban-Industrial District
ID Industrial
IMU Industrial Mixed Use
APO Immokalee Re ional Ai
Revisions to the future land use designations include the following:
Mr. Ray Eubanks
Collier County 10RAECI Proposed Comprehensive Plan Amendments - FDOT Comments
August 20, 20 I 0
Page 5 of?
· Deleted future land use designations are Neighborhood Center, Commercial-S.R. 29 and Jefferson Avenue,
Commerce Center-Industrial, and Business Park. Some of these designations are reflected in the new
designations and revised designations.
· The residential future land use descriptions are proposed to have only minor changes, such as Mixed
Residential being renamed Medium Residential. The largest change is the addition of a maximum density
that is inclusive of all density bonuses. Density bonuses were allowed in the adopted version of
comprehensive plan but the various bonuses were not tallied and stated for each future land use
designation. For some future land use designations, these new thresholds actually result in a decrease in
maximum trip generation potential. For instance, under Low Residential, the proposed text allows 4
units/acre as the base density and 8 units/acre if bonuses are used, whereas the adopted text allows 4
units/acre as the base density and up to 12 units/acre if bonuses are used.
. Low Residential, Medium Residential, and High Residential allow new commercial development, if
developed as a Planned Unit Development (PUD). A table specifies the maximum amount of commercial
development and the minimum residential density allowed for different PUD sizes. A similar table was
previously provided under the adopted PUD Commercial future land use designation.
. For Commercial-Mixed Use, the proposed future land use designation allows a maximum density of20
units per acre with bonuses, whereas under the adopted future land use designation, a density bonus of up
to 8 additional dwelling units makes it possible to-achieve up to 20 dwelling units per acre. The proposed
and adopted future land use designations are therefore consistent.
. For Commercial-Mixed Use, no maximum intensity for nonresidential uses and no land use mix guidance
are provided.
. For Recreationalrrourist, the base residential densities stay the same at 4 dwelling units per acre; however,
transient lodging densities are proposed to increase from 10 to 26 units per acre.
. Certain Low Residential lands are proposed to be eligible for density blending.
. For Industrial, no maximum intensity for nonresidential uses and no land use mix guidance are provided.
. Industrial-Mixed Use is a new future land use designation. Allowed uses are described, but no maximum
intensity for nonresidential uses is provided. Commercial uses cannot exceed 30% of total site acreage.
. Industrial-Immokalee Regional Airport is a new future land use designation, which allows "all uses
permitted in the Industrial sub-districf' as well as "all other uses deemed to be compatible and consistent
with the adopted Airport Master Plan". No maximum intensity for nonresidential uses and no land use mix
guidance are provided.
. The Lake Trafford/Camp Keais Strand System Overlay is proposed. The Seminole Reservation Overlay is
proposed. The Urban Infill and Redevelopment Area boundary is proposed. The densities of underlying
future land use designations are applicable, although lands with the overlay are not eligible for density
bonuses.
The data and analysis section of the comprehensive plan includes an assessment of the revisions to the future land
use designations. Highlights of the data and analysis are as follows:
. The proposed FLUM differs significantly from the adopted FLUM due to the revisions to the future land
use designation and an effort to focus density along major roadways (i.e., S.R. 29).
. Tables 5-2 and 5-3 show acreages for the proposed and adopted future land use designations. Tables 5-4
and 5-5 group the future land use designations into categories and provide acreages for the proposed and
adopted scenarios. Acreages for the various Future Land Use designations vary widely between the
adopted and proposed FLUM. As shown in Table 5-4 and 5-5 of the data and analysis, the residential
designations have been reduced by about 636 acres (-5%), with a corresponding increase in industrial uses
(+462 acres, -17%) and smaller increases in commercial (+80 acres, -8%) and tourist (+201 acres, -8(010)
acreages. The proposed FLUM includes approximately 100.6 acres ofland added to the Immokalee Urban
Area as part of an expansion of the airport.
Mr. Ray Eubanks
Collier County IORAECl Proposed Comprehensive Plan Amendments - FOOT Comments
August 20, 2010
Page 6 of7
· Tables 5-7 and 5-8 show the potential change in residential units in the lAMP considering the base
densities for the adopted and proposed future land use designations. These tables indicate an increase of
6,731 potential residential units (-10%). Tables 5-9 and 5-10 also show the potential change in. residential
units in the lAMP, but with consideration of density bonuses. In Tables 5-9 and 5-10, the proposed future
land use designations result in a decrease of30,853 dwelling units (-18%).
· With regard to public facilities (including transportation), the data and analysis performed for the IAMP
states that the proposed lAMP amendments "niflect an ideological change in how growth should occur in
the /mmokalee Urban Area" and "will not have an impact on the demandfor public facilities".
· The transportation data and analysis states that all state roads in Immokalee meet adopted LOS standards
under existing conditions. This is consistent with the department's planning-level data.
· Table 6-9 identifies bicycle and pedestrian project priorities.
· Section 7 of the data and analysis discusses HB 697 and identifies proposed goals, objectives, and policies
that comply with HB 697. The identified goals, objectives, and policies address:
(I) reductions in vehicle-miles traveled (VMT) through diversification of the community's economy
(i.e., shorter trips), expanded public transit, encouragement of compact development, and
consideration of a TCEA;
(2) promotion of non-auto modes thr-ough the Bicycle and Pedestrian Plan and expanded public transit;
(3) compact, energy-efficient, mixed-use development;
(4) provision of higher -density development.
· Attachment A to the data and analysis is a statement of how the submitted data and analysis complies with
the Chapter 163, F.S., and Rules 9J-5 and 9J-ll, F.A.C. Transportation LOS in the near and long term is
not evaluated.
The department has the following comments pertaining to the revisions to the future land use designations and the
data and analysis:
FDOT Comment #7 Maximum intensities (such as floor area ratios) are not stated for future land use
designations that allow non-residential development. Some future land use designations that allow a mix of
uses do not provide guidance on the allowed land use mix (e.g.. maximum percentage of residential allowed).
9J-5.005( 6), F.A.C., requires "meaningful and predictable standards for the use and development of land".
Please provide specific guidance about allowed land uses, densities, and intensities per 9J-5.005(6), F.A.C.
FDOT Comment #8 Regarding the proposed description of the Industrial-Immokalee Regional Airport future
land use designation, allowing "all other uses deemed to be compatible and consistent with the adopted
Airport Master Plan" is not a meaningful and predictable standard for development under the future land use
designation. Please provide specific guidance about allowed land uses, densities, and intensities per 9J-
5.005(6), FAC.
FDOT Comment #9 The data and analysis focuses on changes in residential units (density) and does not
address changes in non-residential square footage (intensity). The latter may have a significant impact on
roadways. The assessment ofthe changes to the future land use designations must therefore be revised to
account for changes in non-residential square footage. At minimum, please provide a table analogous to Tables
5-7 and 5-8 to enable an assessment of changes in non-residential development potential.
FDOT Comment #10 N ear-term and long-term analyses of impacts to public facilities are required to support
comprehensive plan amendments per 9J-5.005(4), F.A.C., which states, "Each local government
comprehensive plan shall include at least two planning periods: one for at least the first five-year period
su bsequentto the plan's adoption and one for at least an overall ten-year period." Please provide near- and
long-term analyses of the impacts of the revised future land use designations on the segments of S.R. 29
(Emerging S/S) in the community and on SR 82 (Emerging S/S) just north ofthe community.
Mr. Ray Eubanks
Collier County 10RAECl Proposed Comprehensive Plan Amendments - FDOT Comments
August 20, 2010
Page 7 of7
If the segments are shown not to meet the adopted LOS standard in the near term with programmed capacity
improvements in place, mitigation projects should be identified and added to the county's five-year schedule of
capital improvements. If the segments are shown not to meet the adopted LOS standard in the long tenn,
mitigation projects and/or detailed mitigation strategies should be identified, added to the Transportation
Element and Capital Improvements Element, and coordinated with the LRTP.
The department's planning-level data indicates that the section ofS.R. 29 from downtown Immokalee at
Heritage Blvd. to S.R. 82 does not currently meet the adopted LOS standard. Additionally, multiple segments
ofS.R. 29 and S.R. 82 that are likely within the impact area ofthe proposed amendment are projected to not
meet the adopted LOS standard in the near and/or long term as shown in the following table:
S.R. 29
Exist. Exist. FDOT Daily Exist. Exist. 2030 2030 2030
From To Thru Daily LOS Service Daily %of Thru Model Model
Lanes Vol. Std. Vol. LOS LOS Lanes Daily Daily
VoL LOS
New Harvest CR. 846 2 7200 C 15855 B 45.4% 2 14130 C
Rd
C.R. 846 C.R. 846 (1't 5t- 4 7200 -. C 36915 B 19.5% 4 19878 B
New Harvest C.R. 846 (1st St 4 7200 C 36915 B 19.5% 4 17036 B
Rd.
CR. 846 (1st St 9th St. 4 11900 C 36915 B 32.2% 4 24651 B
9th St. Immokalee Dr. 2 11900 C 17026 C 69.9% 2 18953 F
C.R. 846 (1st St Immokalee Dr. 2 11900 C 17026 C 69.9% 2 21039 F
Immokalee Dr. C.R. 890 (Lake 2 14100 C 17026 C 82.8% 2 18412 F
Trafford)
CR. 890 (Lake C.R.29A 2 10900 C 15855 C 68.7% 2 18620 D
Trafford)
C.R. 29A Heritage Blvd. 2 14629 C 15855 C 92.3% 2 18124 D
Immokalee Dr. Heritage Blvd. 2 12335 C 17026 C 72.5% 2 18524 F
Heritage Blvd. S.R.82 2 14629 C 14200 D 103% 2 29741 F
Ref Source: 2009 FDOT Quality/Level of Service Traffic Count DalO and the FDOT Districtwide Financially Feasible Model
If you have any questions or need additional information, please contact me at (239) 461-4300 or
lawrence.massey@dot.state.fl.us.
Sincerely, .
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To .'OCPextemalagencycomments@dca.state.f1.us"
<DCPextemalagencyeomments@dca.state.fI.us>
ee .'seott.rogers@dea.state.f1.us'"
<seott.rogers@dca.state.f1.us>. "Limbaugh. Johnny"
<Johnny.Limbaugh@dot.state.f1.us>, "Cahill, Maria"
bee
Subject Collier County 10RAEC1 Proposed Comprehensive Plan
Amendments - FOOT Comments
Dear Ray,
Thank you for giving FOOT the opportunity to review and comment on the above referenced
proposed comprehensive plan amendment. Please find our comments attached.
If you or your staff have any questions or would like to discuss the department's concerns,
please let me know.
Respectfully, .
Lawrence Massey
Growth Management Coordinator
Florida Department of Transportation
District One, Southwest Area Urban Office
at the Southwest Interagency Facility for Transportation
10041 Daniels Parkway
Fort Myers, FL 33913
(239) 461-4300
Fax: (239) 338-2353
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08W1 O_CoDier_County_' DRAECl_Proposed_CPA]DOT _Comments. pdt
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Florida Departl1lel1t of Transportation
CHARLIE CRIST
GO\'ER.....OR
10041 Daniels Parkway
Fort Myers. FL 33913
STEPHANIE Co KOPELOI;SOS
SECRETARY
August 9, 2010
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community Affairs (DCA)
Division of Community Planning
2555 Shumard Oaks Blvd.
Tallahassee, FL 32399
RE: Collier County lORAECl Proposed Comprcbc.nsive Plan Amendmcnts - FDOT Commcnts
Dcar Mr. Eubanks:
The Florida Department of Transportation, District I, has reviewed the proposed version of the Collier County
I ORAEC I comprehensive plan amendments. This letter offers comments on the proposed amendments.
OVERALL A'IENDMENT
The proposed amendments reflect an effectively rewritten Immokalee Area Master Plan (lAMP). The lAMP area is
within a Rural Area of Critical Economic Concern (RACEC) and, therefore, has plan elements focused on
community development and economic growth. In general, the proposed amendments include features that focus
land use patterns to promote density and allow for increased opportunities for multimodal travel. However, while
the submittal includes extensive documentation and explanation of the changes to the goals, policies, and
objectives, the transportation analysis was insufficient to determine the extent of the impact that these changes may
have on the roadway system, both internal and external to the lAMP area.
FDOT's detailed comments and recommendations on the amendments that may potentially impact state roadway
planning and operations can be found in the following sections. The revised lAMP includes eight new goals and
corresponding policies and objectives. Therefore, the department's comments are organized based upon each of the
eight new goals contained in the proposed lAMP.
GOALl
The purpose of Goal 1 is to identify the priorities of the lAMP related to annual capital improvements.
The department has no comments on Goall or the corresponding objectives and policies.
GOAL 2
The purpose of Goal 2 is to enhance and diversify the local economy. There are five objectives:
(1) To actively pursue, attract, and retain businesses;
(2) To create a business climate that will enhance and diversify the economy and increase employment
opportunities and quality of life;
(3) To promote and expand tourism, recreation, and entertainment within the economy;
t. (4) To enhance and expand educational and cultural facilities and opportunities;
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. ~{r..Dan--+resc6tt _._m._.______. .
,/ Florida Gulf Coast Technology and Research Park DRl- FDOT 5= Sufficiency Review Comments
August 6,2010
Page 2 of7
(5) To promote and support development and re-de\'elopment initiatives.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 2:
FDOT Comment #1 Policy 2.1.3 discusses the use of wetland or habitat conservation banking to compensate
for de\'elopment within the Immokalee Urban Area. This policy identifies that incentives and regulatory
requirements shall be included in the land development code (LDC) to direct mitigation to the targeted lands.
Please elaborate on what incentives will be included in the LDC (such as transfer of development rights).
FDOT Comment #2 Policy 2.2.3 directs Collier County to amend the LDC to create more flexibility for
home-bas,ed businesses in the Immokalee Urban Area. While the LDC currently says that home-based
businesses cannot create additional trips above the normal residential use, guidance should be provided in the
cOl11prehensh-e plan regarding allowed uses and limitations to cnsure that thc potential impacts of home-bas cd
businesses are predictable and are adequately accommodated by public infrastructure.
FDOT Comment #3 Policy 2.3.3 states that Collier County will continue cfforts to work with the Seminole
Tribe to integrate future pians for a casino and address impacts of the casino, resort hotel, and other resort
structures in the community. Policy 2.3.4 goes on to state that the county will cncourage development of an
entertainment area (outside Seminole lands) that is complementary to the casino and resort.
De\'elopment ofthes~ uses is likely to hav~a significant impact on state Strategic Intennodal System (SIS)
roadways in the area, and no documentation of the transportation impacts associated with these changes is
pro\-idcd in thc submittal. Thc dcpartment recommcnds the following:
a. Development of the casino and resort on tribal lands should bc coordinatcd with thc county and
FDOT to ensure that state roadways in thc area will meet adopted transportation Level of Service
(LOS) standards.
b. Planning related to the casino, resort, and surrounding entcrtainment uses should reflect land use
and transportation strategics that rcduce grcenhouse gas emissions pcr HB 697. For example, the
casino, rcsort, and surrounding entertainment uses should be dcsigned with a high levcl of intcrnal
conncctivity and walkability,
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GOAL 3
The purpose of Goal 3 is to pro\'ide diverse safe and sanitary housing for all residents of the Immokalee Urban
Area.
The department has no comments on Goal 3 or the corresponding objectives and policies.
GOAL 4
The purpose of Goal 4 is to pro\'ide adequate and efficient public infrastructure and facilities. Four objectives are
proposed:
(1) Provide a comprehensive system of parks and recreational facilities;
(2) Provide a network of roads, sidewalks, and bike paths to support growth and provide for the safe and
convenient movement of pedestrians, motorized, and non-motorized vehicles;
(3) To improve stormwater management and swface drainage;
(4) To provide an efficient and economical solid waste management system.
The following is a summary of transportation-related policies of Goal 4:
· Polic~' 4.2.1 discusses priorities for pathways connecting residential and employment areas as well as
schools, libraries, and other services. The Collier County 5-year pathway plan will depict existing and
planned connections and priorities based upon conununity input.
· Polic~' 4.2.2 discusses long-range transportation improvements. The policy states that Collier County
will explore the possibility of accelerating the implementation of tiN MPO' s Long Range
hT~oott. ·
/ Flonda Gulf Coast Technology and Research Park DRI - FDOT 5111 Sufficiency Review Comments
August 6, 2010
Page 3 of7
Transportation Plan (LRTP) to support the stimulation of economic development. The policy
specifically identifies support for accelerating;
(1) the widening ofS.R 82 between 1-75 and S.R 29;
(2) the construction of the S.R. 29 bypass;
(3) FDOT improvements to state roadways;
(4) the construction of new or expanded transportation corridors to Naples and coastal Collier
County;
(5) the construction of new collector roads.
. Policy 4.2.3 discusses coordination between Collier: County, FDOT, and landowners to identify.
preferred routes to connect the airport to the future S.R. 29 bypass.
. Policy 4.2.4 discusses plans for safety improvements including pedestrian and bicycle improyements
identified as part of a walkability study.
. Policies 4.2.5 and 4.2.6 discuss consideration for expansion of public transit routes and cncouragement
of additional transit services such as bike-and-ride and medical transport.
. Poli.cy 4.2..7discus~es. ~r.ansportation concurrency al~ernativesforS.R. 29. The policy states that
alternative mcthods shall be identified within two years to rcmove barricrs to economic de\'elopmenl.
Considcration for establishmcnt of a Transportation Concurrcncy Exccption Arca (TCEA) or
Transportation Concurrcncy Managcmcnt Area (TCMA) is identified. The policy also;
(I) idcntifies limitations on exceptions to concurrency for ecrtain locations (e.g.. the airport and
the central business district corridor);
(2) identifies a nccd for case-by-casc evah,lation of ccrtain projcct types (e.g.. transit-oriented
developments andjob creation projects);
(3) requires ongoing reviews ofthc exception process.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 4:
FDOT Comment #4 The department acknowledges that Policy 4.2.2 is a statement that the county will
encourage the acceleration of projects, but it is unclear whether these projects are needed to support
the land use pattern and densities and intensities shown on the proposed Future Land Use Map
(FLUM). Further, per the county's Transportation Improvement Program (TIP), there are currently no
capacity improvements to S.R. 82 and S.R. 29 funded for construction (including the b)pass
referenced in Policy 4.2.3, which is cun'ently in the PD&E phase). The department also notes that the
county and the lmmokalee community can playa significant role in furthering planned projects
through mechanisms such as impact fees and developer contributions.
FDOT Comment #5 Regarding Policy 4.2.7, the department recommends that a TCEA or TCMA should be
evaluated at least with each Evaluation & Appraisal Report (EAR). Therefore, it will be important for any
proposed TCEA or TCMA to include perfonnance measures, targets, and timelines so that the successes and
any shortcomings of the TCEA or TCMA can be assessed.
GOAL 5
The purpose of Goal 5 is to protect important natural resources (including Lake Trafford) through development
standards and policies. Policy 5.1.1 discusses incentive programs and innovative land development regulations to
preserve native vegetation. Identified incentives include transfer of development rights, density bonuses,
development clustering, and flexible development standards within specified zoning areas.
The department has the following comment pertaining to the objectives and corresponding policies of Goal 5:
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Florida Gulf Coast Technology and Research Park DR! - FOOT Sm Sufficiency Review Comments
August 6, 2010
Page 4 of7
FDOT Comment #6 Additional information is needed on the proposed transfer of developments rights
program and the density bonuses. In particular, upper Limits on the amount of density that can be transferred
and the density bonuses should be identified to allow for quantification of potential transportation impacts and
to provide guidance for land development regulations.
GOAL 6
The purpose of Goal 6 is to allow and encourage a mixture of land uses that are appropriate for Immokalee.
Objectives and policies address mobile homes, zoning, compact development, and agricultural activities.
Substantial revisions to the future land use designations are :.'roposed.
The department has no comments on Goal 6 or the corresponding objectives and policies. (Comments on the
revisions to future land use designations are provided later in thiS review.)
GOAL 7
Goal 7 is intended to establish development design standards that are appropriate for lmmokalee. This includes
establishing lmmokalee-spccific land development eode regulations relatcd to allowed land uses, densities and
intensities, landscaping, and signage, as well as promoting bicycling and walking through the land use pattern and
pedestrian amenities.
The department has no comments on Goal 7 or the corresponding objectives and policies.
GOALS
The purpose of Goal 8 is the coordination of information beTween other governmental agencies. This includes
coordination regarding economic development initiatives, redevelopment implementation, and government
services.
The department has no comments on Goal S or the corresponding objectives and policies.
FUTURE LAND USE DESIGNA nONS
This section provides descriptions of the lAMP future land use designations, including revisions to current
designations and introduction of new designations. The following table lists the adopted and proposed future land
use designations.
Adopted Future Land Use Desilmations Proposed Future Land Use Desi2nations
Urban-Mixed Use District Urban-Mixed Use District
LR Low Residential LR Low Residential
MR Mixed Residential MR Medium Residential
HR High Residential HR High Residential
NC Neighborhood Center CMU Commercial-Mixed Use
CC-MU Commerce Center-Mixed-Use RT RecreationalfT ourist
PUD Planned Unit Development Commercial
RT Recreational Tourist
Urban-Commercial District
C Commercial-S.R. 29 and Jefferson Ave.
Urban-Industrial District Urban-Industrial District
ID Industrial ID Industrial
CC-I Commerce Center-Industrial. IMU Industrial Mixed Use
BP Business Park APO Immokalee Regional Airport
Revisions to the future land use designations include the following:
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I Florida Gulf Coast Technology and Research Park DRJ - FOOT Sill Sufficiency Review Comments
August 6, 2010
Page S of7
. Deleted future land use designations are Neighborhood Center, Comrnercial-S.R. 29 and Jefferson Avenue,
Commerce Center-Industrial, and Business Park. Some of these designations are reflected in the new
designations and revised designations.
· The residential future land use descriptions are proposed to have only minor changes, such as Mixed
Residential being renamed Medium Residential. The largest change is the addition of a maximum density
that is inclusi\"e of all density bonuses. Density bonuses were allowed in the adopted version of
comprehensi\'e plan but the various bonuses were not tallied and stated for each future land use
designation, For some furure land use designations, these new thresholds actually result in a decrease in
maximum trip generation potential. For instance, under Low Residential, the proposed text allows 4
units/acre as the base density and 8 units/acre ifbonuses are used, whereas the adopted text allows 4
units/acre as the base density and up to 12 units/acre if bonuses are used,
. Low Residcntial. Medium Residential, and High Residential allow new commercial development, if
developed as a Planned Cnit Development (PUD). A table specifics the maximum amount of commercial
development and the minimum residential density allowed for different PUD sizes. A similar table was
previously pro\"idcd under the adopted PUD Commercial future land use designation.
. For Commercial-:>'1ixed ese, the proposed future land use designation allows a maximum density of 20
units per acre with bonuses, whereas under the adopted future land use designation, a density bonus of up
to 8 additional dwelling units makes it possible to achieve up to 20 dwelling units per acre. The proposed
and adopted future land use designations are therefore consistent.
. For Commercial-~1ixed Cse, no maximum intensity for nonresidential uses and no land use mix guidance
are provided.
. For RecreationaVTourist, the base residential densities stay the same at 4 dwelling units per acre; however,
transient lodging densities arc proposed to increase from 10 to 26 units per acre:
. Certain Low Rcsidcntiallands are proposed to be eligible for density blending.
. For Industrial. no maximum intensity for nonresidential uses and no land use mix guidance arc provided.
. Industrial-Mixed Use is a new future land use designation. Allowed uses are described, but no maximum
intensity for nonresidential uses is provided. Commercial uses cannot exceed 30% of total site acreage.
. Industrial-Immokalee Regional Airport is a new future land use designation, which allows "all uses
permitted ill the Industrial sub-district" as well as "all other uses deemed to be compatible and consistent
with the adopted Airport Master Plan". No maximum intensity for nonresidential uses and no land use mix
guidance are pro\"ided.
. The Lake Trafford/Camp Keais Strand System Overlay is proposed. The Seminole Reservation Overlay is
proposed. The Crban Infill and Redevelopment Area boundary is proposed. The densities of underlying
furure land use designations are applicable, although lands with the overlay are not eligible for density
bonuses.
The data and analysis section of the comprehensive plan includes an assessment of the revisions to the future land
use designations. Highlights of the data and analysis are as follows:
. The proposed fLUM differs significantly from the adopted FLUM due to the revisions to the future land
use designation and an effort to focus density along major roadways (i.e., S.R. 29).
. Tables 5-2 and 5-3 show acreages for the proposed and adopted future land use designations. Tables 5-4
and 5-5 group the future land use designations into categories and provide acreages for the proposed and
adopted scenarios. Acreages for the various Future Land Use designations vary widely between the
adopted and proposed FLUM. As shown in Table 5-4 and 5-5 of the data and analysis, the residential
designations haye been reduced by about 636 acres (-5%), with a corresponding increase in industrial uses
(+462 acres, - I 7%) and smaller increases in commercial (+80 acres, -8%) and tourist (+201 acres, -80%)
acreages. The proposed FLUM includes approximately 100.6 acres ofland added to the lmmokalee Urban
Area as part of an expansion of the airport.
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Florida Gulf Coast Technology and Research Park ORI - FOOT Sib Sufficiency Review Comments
August6,2010
Page 6 of7
· Tables 5-7 and 5-8 show the potential change in residential units in the lAMP considering the base
densities for the adopted and proposed future land use designations. These tables indicate an increase of
6,731 potential residential units (-10%). Tables 5-9 and 5-10 also show the potential change in residential
units in the lAMP, but with consideration of density bonuses. In Tables 5-9 and 5-10, the proposed future
land use designations result in a decrease of 30,853 dwelling units (-18%).
· With regard to public facilities (including transportation), the data and analysis perfonned for the LWP
states that the proposed lAMP amendments "reflect an ideological change in how growth should occur in
the Immokalee Urban Area" and "will not have an impact on the demandfor public facilities".
· The transportation data and analysis states that all state roads in Immokalee meet adopted LOS standards '2,f..) !~(I~Jt';:
under existing conditions. This is consistent with the department's planning-level data. cpt ; ~I ''.d
· Table 6-9 identifies bicycle and pedestrian project priorities.
· Section 7 of the data and analysis discusses HB 697 and identifies proposed goals, objectives, and policies
that comply with HB 697. The identified goals, objectives, and policies address:
(1) reductions in vehicle-miles traveled (VMT) through diversification of the community's economy
(i.e., shorter trips), expanded public transit, encouragement of compact development, and
consideration of a TCEA;
(2) promotion of non-auto modes through the Bicycle and Pedestrian Plan and expanded public transit:
(3) compact, energy-efficicnt, mixed-use development;
(4) provision of higher-density development.
· Attachment A to the data and analysis is a statement of how thc submitted data and analysis complies with
the Chapter 163, F.S., and Rules 91-5 and 91-11, F.A.C. Transportation LOS in the ncar and long tcrm is
not evaluatcd.
Thc department has the following comments pertaining to the revisions to the future land use designations and the
data and analysis: .
FDOT Comment #7 Maximum intensities (sllch as .floor area ratios) are not stated for future land use
designations that allow non-residential development. Some future land use designations that allow a mix of
uses do not provide guidance on the allowed land use mix (e.g.. maximum percentage of residential allowed).
91-5.005(6), F.A.C., requires "meaningful and predictable standards for the use and development oflall(i".
Please provide specific guidance about allowed land uses, densities, and intensities per 91-5.005(6), F.A.C.
FDOTComment #8 Regarding the proposed description of the Industrial-Immokalee Regional Airport future
land use designation, allowing "all other uses deemed to be compatible and consistent with the adopted
Airport Master Plan" is not a meaningful and predictable standard for development under the future land use
designation. Please provide specific guidance about allowed land uses, densities, and intensities per 91-
5.005(6), F.A.C.
FDOT Comment #9 The data and analysis focuses on changes in residential units (density) and does not
address changes in non-residential square footage (intensity). The latter may have a significant impact on
roadways. The assessment of the changes to the future land use designations must therefore be revised to
account for changes in non-residential square footage. At minimum, please provide a table analogous to Tables
5-7 and 5-8 to enable an assessment of changes in non-residential development potential.
FDOT Comment #10 Near-tenn and long-tenn analyses of impacts to public facilities are required to support
comprehensive plan amendments per 91-5.005(4), F.A.C., which states, "Each local government
comprehensive plan shall include at least two planning periods: one for at least the first five-year period
subsequent to the plan's adoption and one for at least an overall ten-year period." Please provide near- and
long-term analyses of the impacts of the revised future land use designations on the segments ofS.R. 29
(Emerging SIS) in the community and on S.R. 82 (Emerging SIS) just north of the community. If the segments
are shown not to meet the adopted LOS standard in the near term with programmed capacity improvements in
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Florida Gulf Coast Technology and Research Park DR! - FDOT 5th Sufficiency Review Comments
August 6,2010
Page 7 of7
place, mitigation projects should be identified and added to the county's five-year schedule of capital
improvements. If the segments are sbown not to meet the adopted LOS standard in the long term. mitigation
projects and/or detailed mitigation strategies must be identified, added to the Transportation Element and _- .
Capital Improvements Element, and coordinated with tbe LRTP. The department's planning-level data indicate
that multiple segments of S.R. 29 and S.R. 82 in the impact area are projected to not meet the adopted LOS
standard in the near and/or long term.
If you have any questions or need additional information, please contact me at (239) 461-4300 or
lawrence.massey@dot.state.fl.us.
Sincerely,
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SOUTH FWRIDA WATER MANAGEMENT DISTRICT
August 6,2010
Dear Mr. Eubanks:
~,
AUG 112010
COAfAf~~~N OF
PLANNING
Ray Eubanks, Administrator
Plan Review and DRI Processing
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399-2100
Subject:
Collier County DCA #10RAEC1
Comments on Proposed Comprehensive Plan Amendment Package
The South Florida Water Management District (District) has completed its review of the
proposed amendment from Collier County (County). The amendment proposes to
revise and replace the existing adopted Immokalee Area Master Plan Element of the
Growth Management Plan. The Immokalee Area Master Plan Element includes the
Goals, Objectives, Policies, land use designations, and the Future Land Use Map
revisions needed to implement the Immokalee Area Master Plan. The potable water
supplier for the Immokalee area is the Immokalee Water and Sewer District. The
District supports Collier County's commitment, expressed in Goal 5 of the Immokalee
Area Master Plan Element, to Lake Trafford restoration and the protection of natural
resources. We have the following recommendations which we request you incorporate
into your response to the County.
Ecosvstem Restoration
· Include a Policy addressing reduction of nutrient loading from stormwater outfalls
that directly discharge into the Corkscrew Marsh, Lake Trafford, and Camp Keais
Strand areas.
Water Supplv
· Identify intensity standards for non-residential uses in the land use designations.
It appears these intensity standards are proposed to be defined in subsequent
Planned Unit Development or rezoning ordinances. Without intensity standards
for non-residential uses, potential water demand cannot be fully determined.
Include in the Data and Analysis section how the Immokalee Water and Sewer
District plans to address any increase in water demand generated by the
increase in density and intensity proposed by the Immokalee Area Master Plan.
3301 Gun Oub Road, West Palm Beach, Florida 33406 . (561) 686-8800 . FL WATS 1-800-432-2045
Mailing Address: P.O. Box 24680, West Palm Beach, FL 33416-4680 . www.sfwmd.gov
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<scottra@doacs.state.f1.us:>
07/23/201010:30 AM
To <DCPextemalagencycomments@dca.state.f1.us:>
cc
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Subject FDACS LGCP Amendment Review
FDACS has reviewed the following LGCP amendments and has no objections, recommendations, or
comments:
Hernando County 10-2
Putnam County 10-2ER
Pasco County 1002
Lee County 100-1
Lee County 10-2
Lee County 100-2
Hardee County 10-1
Hardee County 10-2ER
Collier County 10RAI=~-1
Citrus County 10-1
Vol usia County 10-2
Manatee County 10-2
Please call if you have any questions or comments:
W. Ray Scott
Conservation & Water Policy Federal Programs Coordinator
Office of Agricultural Water Policy
Florida Department of Agriculture and Consumer Services
The Capitol (PL-10)
Tallahassee, FL 32399-0810
(office) 850-410-6714
(mobile) 850-544-9871
(fax) 850-922-4936
7J8W
7/ c9-sf( u
Southwest Florida Regional Planning Council
August 6, 2010
1926 Vidoria Avenue, Fort Myers, Florida 33901-3414
(239)338-2550 FAX (239)338-2560 SUN;tJJW748-2550
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COlJt/I\J
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community AfTairs
Bureau of State Planning
Plan Processing Section
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
Re: Collier County I DCA 10RAEC-l
Dear Mr. Eubanks:
Staff of the Southwest Florida Regional Planning Council reviewed the proposed
amendments (DCA 10RABC-l) to the Collier County Comprehensive Plan. These
reviews were performed according to the requirements of the Local Government
Comprehensive Planning and Land Development Regulation Act.
The Council will review the proposed amendment at its September 16, 2010 meding.
Council staff has recommended that Council find the proposed amendments to be
regionally significant and consistent with the Strategic Regional Policy Plan.
A copy of the official staff report explaining the Council staffs recommendation is
attached. If Council action differs from the staff recommendation, we will notify you.
Sincerely,
so~uthwest F~lorida Regional Plan~ing Council
\ v\\\ \.., ~~'Vvvh1
Ken eth Heath rington 1
Exe live Director
DYB/DEC
Attaclunent
Cc: Nick Ca~alanguida, Deputy Adminislrator, Planning and Regulation, Growth Management DiviSion,
Collier County
LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENTS
COLLIER COUNTY
The Council staff has reviewed proposed amendments to the Collier County
Comprehensive Plan (DCA lORAEC-1). These amendments were developed under the
Local Government Comprehensive Planning and Land Development Regulation Act. A
synopsis of the requirements of the Act and Council responsibilities is provided as
Attachment L Comments are provided in Attachment II. Site location maps can be
reviewed in Attachment III.
Staff review of the proposed amendments was based on whether they were likely to be of
regional concern. This was determined through assessment of the following factors:
1. Location--in or near a regional resource or regional activity center, such that it
impacts the regional resource or facility; on or within one mile of a county
~ound~~ generally applied to sites of five acres or more; size alone is not
necessarily a dete"rini"nant of regionaJsignificance; ."
2. Magnitude--equal to or greater than the threshold for a Development of Regional
Impact of the same type (a DRl-related amendment is considered regionally
significant); and
3. Character--of a unique type or use, a use of regional significance, or a change in the
local comprehensive plan that could be applied throughout the local jurisdiction;
updates, editorial revisions, etc. are not regionally significant.
A summary of the results of the review follows:
Proposed
Amendment
Factors of Regional Significance
Location Magnitude Character Consistent
CP-2008-5
Immokalee Area
Master Plan
yes
yes
yes
(1) regionally
significant; and
(2) consistent with
SRPP
RECOMMENDED ACTION: Approve staff comments. Authorize staff to forward
comments to the Department of Community Affairs and
Collier County.
08/10
Attachment I
LOCAL GOVER.~MENT COMPREHENSIVE PLANNING AND LAND
DEVELOPMENT REGULATION ACT
Local Government Comprehensive Plans
The Act requires each municipal and county government to prepare a comprehensive plan
that must include at least the following nine elements:
1. Future Land Use Element;
2. Traffic Circulation Element;
A local government with all or part of its jurisdiction within the urbanized
area of a Metropolitan Plarming Organization shall prepare and adopt a
transportation element to replace the traffic circulation; mass transit; and
ports, aviation, and related facilities elements. [9J-5.019(1), f AC]
3. General Sanitary Sewer, Solid Waste, Drainage, and Potable Water and
Natural Groundwater Aquifer Recharge Element;
4. Conservation Element;
5. Recreation and Open Space Element;
6. Housing Element;
7. Coastal Management Element for coastal jurisdictions;
8. Intergovernmental Coordination Element; and
9. Capital Improvements Element.
The local government may add optional elements (e. g., community design,
redevelopment, safety, historical and scenic preservation, and economic).
All local governments in Southwest Florida have adopted revised plans:
Charlotte County, Punta Gorda
Collier County, Everglades City, Marco Island, Naples
Glades County, Moore Haven
Hendry County, Clewiston, laBelle
Lee County, Bonita Springs, Cape Coral, Fort Myers, Fort Myers Beach. Sanibel
Sarasota County, Longboat Key, North Port, Sarasota, Venice
Page 1
Attachment I
Comprehensi"e Plan Amendments
A local government may amend its plan twice a year. (Amendments related to
developments of regional impact, certain small developments, compliance agreements,
and the Job Siting Act are not restricted by this limitation.) Six copies of the amendment
are sent to the Department of Community Affairs for review. A copy is also sent to the
regional planning council, the water management district, the Florida Department of
Transportation, and the Florida Department of Environmental Protection.
[s.163.3184(3)(a)]
The proposed amendment will be reviewed by DCA in two situations. In the first, there
must be a written request to DCA. The request for review must be received within forty-
five days after transmittal of the proposed amendment. [so 163.3184(6)(a)] Review can be
requested by one of the following:
. the local government that transmits the amendment,
. the regional planning council, or
. an affected person.
In the second situation, DCA can decide to review the proposed amendment without a
request. In that case, DCA must give notice within thirty days of transmittal.
[(so 163 .3184(6)(b)]
Within five working days after deciding to conduct a review, DCA must forward copies
to various reviewing agencies, including the regional planning council. [so 163.3184(4)]
Regional Planning Council Re"iew
The regional planning council must submit its comments in writing within thirty days of
receipt of the proposed amendment from DCA. It must specify any objections and may
make recommendations for changes. The review of the proposed amendment by the
regional planning council must be limited to "effects on regional resources or facilities
identified in the strategic regional policy plan and extra-jurisdictional impacts which
would be inconsistent with the comprehensive plan of the affected local government."
[so 163.3184(5)]
After receipt of comments from the regional planning council and other reviewing
agencies, DCA has thirty days to conduct its own review and determine compliance with
state law. Within that thirty-day period, DCA transmits its written comments to the local
government.
NOTE: THE ABOVE IS A SIMPLIFIED VERSION OF THE LAW. REFER TO
THE STATUTE (CH. 163, FS) AND THE RULE (9J-ll, FAC) FOR
DETAILS.
Page 2
Attachment II
SOUTHWEST FLORIDA
REGIONAL PLANNING COUNCIL
COMPREHENSIVE PLAN AMENDMENT REVIEW
1. Local Government Name:
Collier County
2. Amendment Number:
DCA 10RAEC-I
3. Did the RPC prepare the Plan Amendment: (YES) (NO)
No
4. Date DCA Notified RPC that Amendment Package was Complete, if Applicable:
July 8, 2010
5. Date Amendment Review must be Completed and Transmitted to DCA:
August 6, 2010
6. Date the Review was Transmitted to DCA:
August 6, 2010
.7. Description of the Amendment:
CP-2008-5
This amendment is a Collier County initiated change to the County's Comprehensive Plan
that will provide for the lrnmokalee Area Master plan (lAMP) and the Immokalee Area
Master Plan Future Land Use Map (FLUM). The revisions to the entire Master Plan that
includes: 1) increases to the commercial acreages, the industrial acreage, and the allo,".able
residential development in the planning area; 2) elimination of some of the existing land use
designations; 3) creation of a new land use designation for the Immokalee Regional Airport
site; and 4) addition of approximately 103 acres presently designated Agricultural/Rural
within the Rural Lands Stewardship Area as identified on the countywide FLCM.
8. Is the Amendment consistent with the Strategic Regional Policy Plan:
CP-2008-S
The proposed l.mmokalee Area Master Plan (IAMP) intends to implement the lmmokalee
community's vision, as approved by the lmmokalee Area Master Plan and Visioning
Committee (IAMPVC) by encouraging economic development and efficient delivery of
services through greater densities and intensities in the planning area. The revised lAMP
promotes dense, clustered development along major thoroughfares that then transition into
lower densities and intensities in land uses away from the thoroughfares. The proposed plan
amendment utilizes smart growth principals and provides greater flexibility through mixed
use Subdistricts. The revised Immokalee Area FLUM identifies to the geographic planning
area.
Specifically, the proposed amendments to the lAMP element of the County's Growth
Management Plan (GMP) propose eight new goals, each with respective objectives and
policies. The new goals are then followed by the revised Land Use Designation Description
Section. This Section describes the proposed land use designations that will guide patterns of
development within the Immokalee urbanized area and will further the proposed goals
through standards"set forthwithiri each land use desigii"ation and through explanations of the
types of allowed land uses that can be requested within the planning area.
The following are some of the major changes proposed by the amendment request:
· Re-configuration of the wetland boundary that connects to Lake Trafford/Camp
Keais Strand System Overlay. This revision was requested by County staff;
· Re-designation of the lands within the boundary of the Immokalee Regional Airport
from Industrial (ID) to lmrnokalee Regional Airport Subdistrict (APO);
· Addition of :i:l03 acres ofland that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RSLA) and be included within the boundary of the
ImmokaIee Regional Airport Subdistrict (APO); .
· Addition of the "Loop Road," which is proposed to allow access from the Irnmokalee
Regional Airport and Florida Tradeport Areas, to SR 82 to SR 29; and
· Revisions to the land use designations in the lAMP FLUM that include:
1) An increase in base density allowed within the mixed use designated areas. No
change in base density (dwelling units/acre -- DU/A) is proposed within the Low,
Medium, High or RT designated areas;
2) An increase of about 10 percent in the number of potential dwelling W1its that
could be developed through the base density;
3) Changes in the maximum density allowed within the low residential designation
(reduction) and the mixed use designation (increase);
4) An 18 percent reduction in the maximum number of potential dwelling W1its that
would be allowed in the lAMP;
5) An increase of :i:20l acres of Recreational Tourist (RT) designated lands;
6) An increase on the cap of allowed density that can be requested within the
lrnmokalee Urban Area, via density bonus, from a maximum of 16 DU/A to a cap
of20 DU/A;
2
7) A 5 percent reduction of residential designated lands. This change of over :1:636
acres of residential designated lands are proposed to be re-designated to allow
commercial and industrial development, as well as uses that are allowed under the
RT designation;
8) An increase of :f:80 acres of commercial designated lands; and
9) An increase of :f:462 acres of industrial designated lands. This increase includes
the re-designation from Industrial (ID) to lmmokalee Regional Airport Subdistrict
CAPO) of 1,484 acres of land that are part of the lmmokalee Regional Airport
boundary.
The County staff report states that the amendments would have a fiscal impact on Collier
County. The commitments included in the proposed plan, which translates into operational
impacts, fiscal impacts, as well as a set timeframe to fulfill such programmatic and fiscal
commitment, will require funding and allocation of County staff that may not be readily
available. County staff believes that the proposed lAMP may not have an immediate impact
on the demand for public facilities, but will impact future demand for public facilities. In
addition, the propose plan may shift prioritization of some Countywide efforts to the
lmmokalee Urban Area in the future. .
To address this issue, the proposed amendment Goal 1 would allow the County to prioritize
capital projects, programs and studies and any other commitments with the proposed plan
that are necessary to further the proposed Goals, Objectives and Policies of the lAMP on an
annual basis. Objective 1.1 requires the Community Redevelopment Agency (eRA) to
develop a list of priorities of commitments, as well as identifying potential alternative
funding sources to fulfill such commitments. In addition, Policy 1.1.1 allows for the
extension by the Board of County Commissioners (BoCC) of the timeframes allocated to
fulfill the commitments with the proposed lAMP, subject to the consideration of ayailable
funding and/or operational constraints.
9. Applicable Strategic Regional Policy Plan Goals, Strategies and Actions:
CP-2008-S
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that are livable
and offer residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communities that offer residents a high quality
oflife.
Action 1: Encourage programs that promote infill development in urban areas to
maximize the efficient use of existing infrastructure.
Action 2: Work with local governments to promote structures and developments
that combine commercial and residential uses as a means of providing
housing that is affordable and near employment opportunities.
Goal 4: Livable communities designed to improve quality of life and to provide for
the sustainability of our natural resources.
3
Strategy: Promote through the Council's review roles community design and
development principles that protect the Region's natural resources and
provide for an improved quality of life.
Action 8: Working with all levels of government within Southwest Florida
actively plan for lands that have been acquired for natural resource
purposes to be maintained and managed to preserve their
environmental integrity.
Action 9: Insure that opportunities for governmental partnerships and
public/private partnerships in preserving wildlife habitats are
maximized.
Economic Infrastructure
Goal 1: A well-maintained social, health, and educational infrastructure to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers, with
suitable services provided.
Action 2: Identify existing urban lands and transportation corridors for
development or redevelopment, and ensure adequate access and
services are provided.
Action 3: Include in planning efforts the recognition of lands with natural
capacity, accessibility, previous preparation for urban purposes, and
adequate public facilities.
Action 5: Review proposed development for increased densities and infill in
suitable urban areas.
Regional Cooperation
GoalS: Effective resource management is maintained across the borders of
sovereign public agencies.
Strategy: All plans concerning the same resource shall have as objectives the same
effective results.
Action 4: The SWFRPC will promote state, regional and local agencies to
consider lands identified as priority one habitat south of the
Caloosahatchee River and areas formally designated as critical habitat
for the Florida Panther to be incorporated in the agency's natural
resource management programs and provide intergovernmental
coordination for the implementation of management practices that,
based on existing data, would be expected to result in maintaining
habitat conditions for the panther.
10. The effects of the Proposed Amendment on Regional Resources or Facilities Identified
in the Strategic Regional Policy Plan:
CP-2008-S
The proposed IAMP impacts a variety of regional resources and facilities that are identified
in the Strategic Regional Policy Plan and include:
4
1) Changing the configuration of the wetland boundary that connects th~ Lake
Trafford/Camp Keais Strand, both regional resources, and providing an overlay to
address development levels and conservation efforts allowed in the wetland area;
2) Re-designating lands within the boundary of the Imrnokalee Regional Airport from
industrial land uses to an airport specific land use identified as the Immokalee
Regional Airport Subdistrict (APO), which addressed specific airport issues. This
airport redesignated lands resulted in :I: I 03 acres of land to be removed from the
Rural Lands Stewardship Area Overlay (RLSA) and included within the boundary of
the airport;
3) Adding the concept of a "Loop Road," which is proposes to allow access from the
Immokalee Regional Airport and Florida Tradeport areas to SR 82 and SR 29. hoth of
which are regional roadways; and
4) Changing the land use designations that included:
a) an increase in the base density allowed in the mixed use designated areas:
b) an increase of about 10 percent in the number of potential dwelling units that
could be developed through the base density.
According to the County staff analyses, these changes represent an additional 6,130
dwelling units allowed in the IMAP.
c) a change in the maximum density allowed within the low residential (reduction)
and the mixed use designated areas (increase);
d) an 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the lAMP.
According to the County staff analyses, these changes would represent a reduction of
30,583.4 dwelling units from what is currently allowed to develop in the lAMP.
11. Extra-Jurisdictional Impacts that would be Inconsistent with the Comprehensive Plan
of the Affected Local Government:
CP-2008-S
Council staff has reviewed the proposed changes to the County's Comprehensive Plan "'v'ith
respect to the lAMP and find no specific extra-jurisdictional impacts that would be
inconsistent with the affected local government.
Analysis of the effects on the proposed amendments on the following issues to the extent
they are addressed in the Strategic Regional Po'ic~' Plan on:
12. Compatibility among local plans including, but not limited to, land use and
compatibility with military bases:
CP-2008-S
Council staff has reviewed the proposed land use changes being proposed in this request
and agrees and supports the County staff that the proposed changes provides smart growth
concepts and provides for a more sustainable community given the reduction in dwelling
units and the more appropriate location of the mixed use development pattern along the
major roadway systems in the planning area while placing lowing densities behind and
away from those increased densities. Given the future population projects for the planning
area, Council staff agrees with the proposed changes in the number of dwelling units
5
provided in the Immokalee urban area and the arrangement of residential, commercial and
industrial land uses. Based on the Plan presented in this amendment request, Council staff
finds that the proposed changes to the County'~ Plan is compatible with local planning
efforts. While there will be a future military presence at the lmmokalee Regional Airport
in the future, southwest Florida has no military bases in the region to be considered.
13. Impacts to significant regional resources and facilities identified in the Strategic
Regional Policy Plan, including, but not limited to, impacts on groundwater recharge
and the availability of water supply:
CP-200B-5
The proposed amendments do no substantially impact the regional water recharge and
water supply situations in the Immokalee area. The subject changes proposes to improve
the wetland slough that flows into Lake Trafford by reducing the dwelling units that can be
built in that natural feature and the proposed amendments reduce and increase the densities
of the areas dwelling units. The increased densities in the urban area of lmmokalee should
provide increased open space areas and thereby improve groundwater recharge. The
proposed Comprehensive Plan changes will not change the County's I 0- Year Water
Supply Plan.
14. Affordable housing issues and designation of adequate sites for affordable housing:
CP-2008-S
Due to the existing economy and the housing characteristics of Collier, the affordable
housing issue in the County is complex and has not been completely addressed. While, the
affordabl.e housing issue along the coastal urban areas have been somewhat reduced due to
the economic downturn, it is still a problematic as it relates to housing for service providers
for the more affluent residential areas. The affordable housing issue in lmmokalee is
somewhat different in that the Immokalee areas is predominately an agricultural
community that depends on a supply of less expensive fann worker housing units in
contrast to the urbanized areas along the coast. At the present time, there are fewer
agricultural workers in the County and therefore the demand for farm worker housing is
somewhat reduced. When fully developed, the proposed Plan amendments will improve
the housing stock in the Immokalee area and provide housing for the service workers in the
urbanized area of Immokalee. Council staff agrees with the smart growth concepts found
in the proposed changes and believes that the service workers that will live in the future
urbanized area of the community will be satisfied. The fann worker housing that is often
located outside of the urbanize Immokalee area may need additional analysis in the plan as
demand increases as the economy improves in the future.
15. Protection of natural resources of regionally significance identified in the Strategic
Regional Policy Plan including, but limited to, protection of spring and groundwater
resources, and recharge potential:
CP-2008-5
The proposed plan amendments will improve the natural resources around Lake Trafford
and the wetland systems that flow into that regional resource. All the environmental Goals,
Objectives and Policies found in the Collier County Comprehensive Plan are still enforce to
6
provide protection and conservation of the regionally significant natural resources found in
the Immokalee planning area, including groundwater resources and recharge potential. In
addition, the proposed. changes recommend that dwelling densities in the wetland slough
that flows into Lake Trafford be reduced, which will increase the potential for recharge and
water quality improvements. There are no springs in the area that will be impacted by the
proposed amendments.
16. Compatibility with regional transportation corridors and facilities including, but not
limited to, roadwa)'s, seaports, airports, public transportation systems, high speed rail
facilities, and intermodal facilities:
CP-2008-5
The proposed amendments provide a significant change to the proposed transportation
facilities in the subject plarming area. The plan proposed a loop road that will according to
the County staff report provide access from the lmmokalee Regional Airport and Florida
Tradeport areas to SR 82 and SR 29, both of which are regional roadways. Council staiT
agrees with the County's proposed transportation system improvement. but have severe
concerns how these facilities will be funded. The proposed amendments will improve and
enlarge the lmmokalee Regional Airport. Council staff agrees and supports the County's
efforts to improve this regional facility and believes that it is an important public facility
that will aid future economic development in the region. 1be proposed changes do address
the intermodal facilities in the Irrunokalee area and improve the future walking and
bicycling system in the area. The subject Plan will provide improvements through the ust:
of smart growth and compact development principals. Council staff agrees and supports
the improvements the Plan makes related to intermodal development in Irrunokalee. The
proposed amendments do not substantial address public transportation systems or high
speed rail facilities.
17. Adequacy and compatibility with emergency preparedness plans and local mitigation
strategies including, but not limited to, the impacts on and availability of hurricane
shelters, maintenance of county hurricane clearance times, and hazard mitigation:
CP-2008-5
The proposed plan does not change the County's emergency preparedness plans. local
mitigation strategies, availability of hurricane shelters, maintenance of count} hurricane
clearance times, or hazard mitigation. All of the County's existing Goals, Objectives and
Policies that relate to these items are still in effect in the subject planning area. Because the
proposed plans result in an overall reduction in dwelling units and improve the location and
densities of future development in the planning area, the issues related to hurricane shelter
space and clearance time should actually be improved over time due to reduced demands in
the Immokalee community.
18. Analysis of the effects of extra-jurisdiction impacts which may be created by the
amendment:
CP-2008-5
Council staff has reviewed the proposed Plan and believe that it will not have substantial
extra-jurisdictional impacts on surrounding Counties or Cities. The Plan will impro\'e the
7
Immokalee area and will provide an improved development model for that part of Collier
County. Council staff supports the changes proposed by the County in the subject Plan and
believes that it will benefit the region. Council staff does have concerns about the future
funding of the changes proposed in the plan with respect to infrastructure costs that will be
necessary to support the new development pattern. The Plan suggests that the Board of
County Commissions have a yearly review of the proposed projects that will implement the
Plan and that these projects are provided as financially feasible. Council staff believes that
the Plan needs to be more specific as to how future funding will be achieved and what the
timeframes for actual implementation of the future improvements will be maintained.
Council staff finds the proposed amendments requested to allow for the future
improvement of the Immokalee area to be regional due to its impacts on regionally
significant nature resources, roadway system development, and airport improvements and
that the Plan is consistent with the Strategic Regional Policy Plan.
8
Attachment III
Maps
Collier County
DCA IORAEC-I
Proposed Comprehensive Plan Amendments
Site Locations
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CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item #9E
<:::::;O~-r <::A>u...... ty
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
GROWTH MANAGEMENT DIVISION - PLANNING AND REGULATION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: February 3,2011
FROM:
RE:
PETITION CP-2008-5, IMMOKALEE AREA MASTER PLAN GROWTH
MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
Coordinator: Carolina Valera, Principal Planner
AGENT/APPLICANT:
Agent:
Robert Mulhere
RW A, Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Applicant/Owner:
Immokalee Community Redevelopment Agency (CRA)
Collier County Government
310 Alachua Street
Immokalee, FL 34142
GEOGRAPHIC LOCATION:
The Immokalee urban area is a region of about 30 square miles containing f: 17,116 acres of
land, and is located in northeast Collier County, approximately 27 miles from the intersection of
Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of
South First Street and Main Street in Immokalee. The Immokalee urban area comprises the
Immokalee planning community.
REQUESTED ACTION:
The subject area of this amendment request is designated Urban on the Future Land Use Map
(FLUM) of the Immokalee Area Master Plan (lAMP) element of the Growth Management Plan
(GMP). This petition seeks to revise and replace in its entirety the existing adopted Immokalee
Area Master Plan Element of the GMP, including the existing Implementation Strategy, which
encompass the Goals, Objectives, and Policies; the Land Use Designation Description Section,
which generally indicate the types of land uses for which zoning may be requested; and the
Future Land Use Map (FLUM). Additionally, approximate 103 acres designated
Agricultural/Rural and within the Rural Lands Stewardship Area Overlay are proposed to be
added to the lAMP and those lands re-designated as Urban. This petition also proposes
changes to Policy 6.2.5 of the Conservation and Coastal Management Element (CCME) to add
language to address the vegetation retention requirements that would apply to lands within the
Lake Trafford/Camp Keais Strand System; and revisions to the Future Land Use Map Series of
the Future Land Use Element (FLUE) to reflect the additional 103 acres to the Immokalee Urban
area.
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Agenda Item #9E
SURROUNDING LAND USE. ZONING AND FUTURE LAND USE DESIGNATION:
~
Subiect Area:
More than half of the land use type within the Immokalee Urban area is presently agricultural.
The remainder is a mixture of residential, commercial and industrial uses. Immokalee is
accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road
29 provides access into the Community from the northern counties of Lee and Hendry and to
the southeast areas of Collier County.
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PROPOSE) fLUM MAP
IMMOKALEe FUTURE LAND USE MAP
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Surroundina Lands:
North: Lands designated Agricultural/Rural Mixed Use District, Rural Lands Stewardship Area
Overlay (RLSA) on the countywide Future Land Use Map (FLUM). The vast majority of
these lands are zoned Rural Agricultural District (A).
South: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM. Most of these lands are undeveloped and are zoned Rural Agricultural District
(A).
East: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM. Lands to the east are within the Area of Critical State Concern on the
countywide FLUM and which are within the Okaloacoochee Habitat Stewardship Area ,.,...--...
(HSA) and the Okaloacoochee Slough Flowway Stewardship Area (FSA). These lands
are undeveloped and most are zoned Rural Agricultural District (A).
2
CP-20D8-5 Immokalee Area Master Plan GMP Amendment
~
West: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM; as well as Lake Trafford and lands within the Camp Keais Strand FSA. Most of
these lands are undeveloped.
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IMUOKAlEE FUTURE LAND use MAP
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Existing Immokalee Area Master Plan (lAMP) Future Land Use Map (FLUM)
CONSIDERATIONS:
The proposed Immokalee Area Master Plan (lAMP) intends to implement the Immokalee
community's vision, as approved by the Immokalee Area Master Plan and Visioning Committee
(IMPVC), by promoting economic development and efficient delivery of services through greater
density and intensity that encourage dense, clustered development along major thoroughfares
that transition to lower densities; incorporating smart growth principles; and by providing greater
development flexibility through mixed-use Subdistricts. The revised Immokalee Future Land Use
map provides integrity to the geographic region.
In general, the amendment to the lAMP element of the GMP proposes eight new goals, each
with respective objectives and policies; followed by the revised Land Use Designation
Description Section which includes and describes the proposed land use designations that will
guide patterns of development within the Immokalee urban area and further the proposed goals
through standards set forth within such land used designations, and the types of allowed land
uses that could be requested.
~
The following are some of the major changes proposed in this petition:
3
CP-2008-5 Immokalee Area Master Plan GMP Amendment
. Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay. This revision was requested by staff.
. Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (10) to Immokalee Regional Airport Subdistrict (APO).
. Addition of :1:103 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RLSA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO).
. Addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport areas, to SR82 and SR29.
. Revisions to the land use designations in the lAMP FLUM include:
o An increase in the base density allowed within the mixed use designated areas.
However, no change in base density (DU/A - dwelling units per acre) is proposed
within the Low, Medium and High Residential and Residential Tourist designated
areas.
o An increase of about 10 percent in the number of potential dwelling units that
could be developed through base density.
o Changes in the maximum density allowed within the Low Residential (reduction)
and mixed use designated areas (increase).
o An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the lAMP.
o An increase of :t201 acres of Recreational Tourist (RT) designated lands.
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 DU/A to a cap
of 20 DU/A.
o A five percent reduction of residential designated lands. This change of over
:1:636 acres of residential designated lands are proposed to be re-designated to
allow commercial and industrial development, as well as uses that are allowed
under the RT designation.
o An increase of :1:80 acres of commercial designated lands.
o An increase of :1:462 acres of industrial designated lands. This increase includes
the re-designation from Industrial (10) to Immokalee Regional Airport Subdistrict
(APO) of 1484.3 acres of land that are part of the Immokalee Regional Airport
boundary.
. New "Existing Zoning Consistent with lAMP FLUM by Policy 6.1.9" map.
TRANSMITTAL HEARINGS:
Environmental Advisorv Council CEAC) Recommendation:
The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended
(3-0) to forward the subject amendment, CP-2008-5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
4
CP-2008-5 Immokalee Area Master Plan GMP Amendment
1 . Standardize the Lake Trafford Camp Keais Strand System (L TCKSS) Overlay
terminology throughout the document. [Staff note: This condition has been addressed
in the revised document.]
2. Allow any lands within the L TCKSS to qualify for density and intensity blending. [Staff
note: This condition was incorporated into the document per the BCC conditions
of approval to transmit to DCA. Please refer to BCC condition number 3
discussions, under the BCC recommendation on page 7.]
3. Prohibit density increases within the L TCKSS Overlay. [Staff note: This condition has
been addressed in the revised document through the exemption of any bonuses to
lands within the L T/CKssO. Additionally, the density and intensity blending
provisions that apply to lands within the L T/CKssO are intended to encourage
shifting development from Urban designated lands to lands within the RLsA.]
4. Allow wetlands within the L TCKSS that are restored to high quality wetlands to qualify for
density intensity blending. [Staff note: As noted above, this condition has been
addressed in the revised document.]
5. Prohibit retroactive L TCKSS development applications. [Staff note: This condition has
been addressed in the revised document.]
6. Remove the Greenfield Designation. [Staff note: Greenfield designation has been
removed from the document.]
7. Policy 4.1.1 - Postpone the TDR adoption process for a period of 2 years to determine its
feasibility and if a Growth Management Plan amendment is required. [Staff note: This
condition has been addressed in the revised document. Please note that Policy
4.1.1 has been re-numbered to Policy 5.1.1 in the revised lAMP.]
8. Clarify Policies on how lands will be designated for "Conservation." [Staff note: This
condition has been addressed in the revised document. Please note that a
Conservation designation is not being proposed at this time. However, the revised
document includes requirements to evaluate the need of such for the inclusion of a
Conservation designation through the Evaluation and Appraisal Report process.]
9. Separate the Mitigation Bank Policy into Public and Private designations. [Staff note:
This condition has been addressed in the revised document.]
10. Policy 6.1.7 to read - "Within two (2) years of adoption of the Policy, Collier County shall
amend the Land Development Code to provide for a deviation process from the current
native vegetation retention standards set forth in the CCME Policy 6.1.1 for
developments within the Immokalee Urban Area. This deviation process shall be
consistent with proviSions set forth in CCME Policy 6.1.1(10).'7 [Staff note: This
condition has been addressed in the reviSed document.]
11 . Goal 4 - expand language to include listed species for upland and scrub jay habitat
within the Immokalee Urban Area [Staff note: This condition was included by the
agent for the petitioner, but later revised by the CCPC. However, the revised
language is intended to be general and therefore to include listed species,
including scrub jay habitat. Please note that Goal 4 has been re-numbered to Goal
5 in the revised lAMP.]
5
CP-2008-5 Immokalee Area Master Plan GMP Amendment
12. Provide a data analysis on how the Immokalee Sewer and Water District intends to meet
the demands of future development. [Staff note: This condition has been addressed
in the revised data and analysis.]
13. Policy 4.1.2 line 1 - from "Recognizing the importance of Lake Trafford to potential
ecotourism..." To "Recognizing the importance of Lake Trafford and the surrounding
wetlands and natural habitat to the ecosystem, economy and ecotourism... " [Staff note:
This condition has been addressed in the revised document. Please note that:
Policy 4.1.2 has been re-numbered to Policy 5.1.2 in the revised lAMP.]
14. Policy 4.1.2 - line 4-5 from - "Within 2 years of the adoption of the Policy, the County in
conjunction with the Immokalee Community Redevelopment Agency will amend the..." to
"Within 2 years of the adoption of this Policy, the County in conjunction with the
lmmokalee Community Redevelopment Agency and any applicable State or Federal
Agencies will amend the ... " [Staff note: This condition has been addressed in the
revised document. Please note that Policy 4.1.2 has been re-numbered to Policy
5.1.2 in the revised lAMP.]
15. Policy 4.1.3 line 1 - from "Collier County will continue to cooperate with agencies on
remediation efforts at Lake Trafford..." to "Collier County will continue to cooperate with
agencies on remediation, restoration and continuing long term management efforts at
Lake Trafford..." [Staff note: This condition has been addressed in the revised
document. Please note that Policy 4.1.3 has been re-numbered to Policy 5.1.3 in
the revised lAMP.]
Collier County Plannina Commission (CCPC) Recommendation:
The Collier County Planning Commission (CCPC) heard this petition on February 16, February
18, March 3, and May 20, 2010, and unanimously recommended (6-0) to forward the subject
petition to the BCC with a recommendation to transmit to DCA, subject to numerous changes
throughout the document which the petitioner has made (except where not endorsed by the
BCC), and subject to map revisions to identify the proposed :i:103 acres expansion of the
Immokalee Regional Airport. In addition, the CCPC recommended the addition of language to
Policy 6.1.7 to allow Mobile Home use for a specific existing mobile home park located within
the Industrial subdistrict.
The CCPC requested the removal of language that would allow density and intensity blending
for properties which are contiguous to Lake Trafford or Camp Keais Strand which straddle the
Immokalee Urban area and the Rural Lands Stewardship Area Overlay (RLSA). The CCPC
expressed concern that the proposed lAMP did not include data and analysis that assessed the
impact that the shifting of density and intensity could have on the RLSA program.
Additionally, a new Goal (Goal 1) was included that would allow the County to prioritize capital
projects, programs, studies, and any other commitments within the proposed plan that are
necessary to further the Goals, objectives, and Policies in the lAMP; identifies potential
alternative funding sources; and allows for the extension of timeframes allocated to fulfill
commitments.
6
CP-2008-5 Immokalee Area Master Plan GMP Amendment
Board of County Commissioners (BCC) Action:
The BCC heard this petition at their June 23, 2010 meeting and unanimously approved (5-0) the
subject amendment for transmittal to DCA, subject to the following conditions:
1. Deletion of the CCPC's recommended language to Policy 6.1.7. to allow Mobile Home
use for a specific existing mobile home park within the Industrial subdistrict.
2. Inclusion (at Adoption) of companion amendments to the Future Land Use Element and
Map to reflect the removal of the :t103 acres proposed to be added to the Immokalee
Regional Airport.
3. Re-inclusion of language that would allow density and intensity blending for properties
contiguous to Lake Trafford or Camp Keais Strand and which straddle the Immokalee
Urban area and the Rural Lands Stewardship Area Overlay (RLSA). This decision was in
response to a request from a public speaker representing a client that owns lands that
could potentially benefit from this provision. In addition, the BCC requested the public
speaker to provide staff data and analysis that would assess the impact of such
provision on the RLSA program with the intention that, during adoption hearings, the
EAC and ccpe be able to provide the BCC a recommendation of the merits of such
provisions based on the supplied data and analysis. (See attached data and analysis
provided by Wilson Miller Stantec Inc.) Staff maintains that the submitted data and
analysis does not address the effect that the shifting of density and intensity may have
on the acreage caps in the RLSA.
EVALUATION AND APPRAISAL REPORT (EAR) CCPC COMMENTS:
The wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay
(L T/CKSSO) was adopted as part of the 2007 GMP amendments based on the 2004 EAR. As
part of this change, policies were added to the CCME to increase the native vegetation retention
requirements. Subsequent analysis by staff yields a different, more accurate boundary of this
wetland. At staff request, the petitioner agreed to include the revised boundary as part of this
amendment petition.
As part of the EAR hearings, the CCPC commented that the proposed standards contained
under the "Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay" of the
Land Use Designation portion of the plan, references the wetland protection standards set forth
in Policy 6.2.5 of the CCME. However, such CCME Policy does not specify the native
vegetation retention requirements thresholds and standards that would apply to the Lake
Trafford/Camp Keais Strand System. The CCPC requested staff to evaluate what native
vegetation retention requirements would be appropriate for said system. One CCPC member
stated that perhaps the 90 percent requirement of the RLSA lands would be appropriate.
Staff evaluated the request for applying a 90 percent native vegetation retention requirement
and which is intended for properties located within the Rural Fringe Mixed Use District (RFMUD)
-' Sending lands. Major differences are the development parameters for these lands (density;
intensity; and allowed uses) which are intentionally restricted compared to those that apply to
properties within the L TCKSS Overlay. Properties within the L TCKSS are allowed to develop at
much higher density and intensity than the Sending lands within the RFMUD. Such a high native
vegetation retention requirement is incompatible with the development parameters for properties
within the L TCKSS.
7
CP-2008-5 Immokalee Area Master Plan GMP Amendment
The CCME requires properties within the Urban area to retain a minimum of 25 percent of
native vegetation. Lands within the L TCKSS are within the Immokalee Urban Area. However,
because of the high natural value of these lands, staff is of the opinion that the Urban native
vegetation retention requirements would not further the intent of protecting these lands.
Staff concludes that a mid-point range of native vegetation retention, such as the requirements
for Neutral lands, is the most appropriate for properties within the L TCKSS. Therefore, native
vegetation retention of 60 percent (not to exceed 45 percent of the site) is being proposed as
the appropriate requirement for properties within the L TCKSS.
Amendments to Policy 6.2.5 of the CCME are necessary in order to implement these
requirements (see attached Exhibit A text.)
DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTION. RECOMMENDATIONS AND
COMMENTS (ORC) REPORT:
The Objections Recommendations and Comment (ORC) Report is included as part of this
amendment packet, as well as a response letter prepared by the petitioner's consultant (RW A)
with the assistance and input of County staff.
If an Objection set forth in the ORC Report is not adequately addressed when adopted, then the
DCA may find the amendment to be "Not in Compliance" with Florida Statutes, and issue a
Notice of Intent (NO I) to indicate such noncompliance. The County may respond to the ORC
Report in one of four ways at Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understand/has misunderstood the amendment] and/or provide additional data and analysis
to support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and/or provide additional data
and analysis; or,
4. not adopt the amendment.
Most notably within the ORC Report are objections due to DCA's contention that the proposed
lAMP does not establish meaningful and predictable guidelines and standards defining the
intensity of non-residential use for the different future land use categories. The land use
categories within the current lAMP do not include specific limitations for the development of
allowed intensity for the Immokalee Urban Area. Historically, the specifics on the amount and
the manner of non-residential development has been coordinated through established
limitations specified in the County's Land Development Code (LOC), and which vary depending
upon the type of zoning district where development is to occur, as well as the zoning and the
types of land use of surrounding properties. In addition, the County's Capital Improvement
Element of the GMP coordinates the demand on public facilities (sanitary sewer, solid waste,
drainage, potable water, traffic circulation, schools, and parks and recreation) based on
projected population growth.
In order to satisfy DCA's objections in regard to limitation of intensity within the GMP, County
staff compiled and evaluated land use category data in the Immokalee urban area in order to
8
CP-2008-5 Immokalee Area Master Plan GMP Amendment
determine the amount of existing square footage of commercial, industrial, governmental, and
institutional development utilizing Collier County's Property Appraiser data, Collier County's
Geographic Information System (GIS) data, data from updated Commercial and Industrial
inventory. The petitioner then utilized the compiled data to compare the development potential
of the proposed lAMP with the County's population projection to prepare the resulting
development intensity in five year increments, out to 2025.
Based on an analysis of existing conditions and growth projections through the 2025 planning
horizon, the revised lAMP proposes a maximum square footage of 8.45 million square feet for
non-residential development for the entire Immokalee Urban Area, an increase of 3 million
square feet above the existing 5 million square feet of non-residential development.
Accordingly, the lAMP has been revised to include maximum square footage for non-residential
development through the added Policy 6.1.10; make revisions to the land use description
section; and add the data and analysis.
The ORC Report also contends that the proposed Policy 6.1.9 would allow zoning in Immokalee
to be inconsistent with the GMP for those existing properties that have a zoning designation that
permits a higher density or intensity than the maximums allowed within the proposed Plan. The
proposed Policy 6.1.9 is derived from FLUE Policy 5.1, is largely verbatim, and is a replacement
for FLUE Policy 5.1 to apply to the Immokalee area. Proposed Policy 6.1.9 has been included in
the Immokalee Area Master Plan to provide greater clarity.
The Collier County GMP was adopted in January 1989. Policy 5.1 originally simply required all
rezonings to be consistent with the GMP; there was no allowance in that policy for properties
that were zoned inconsistent with the FLUM designation on those properties. Original Policy 5.9
recognized developed properties that were zoned inconsistent with the FLUM designation on
those properties but did not provide for rezoning; essentially, it was a vesting policy - those
properties could develop in accordance with their existing zoning. Viewed in tandem, these
policies provided that properties zoned inconsistent with their FLUM designation could develop
per their existing zoning but if were rezoned, could only rezone to a zoning district consistent
with their FLUM designation - a down-zoning. For inconsistently zoned properties with a
commercial zoning, one incentive was provided for rezoning to a residential zoning district, the
Conversion of Commercial Zoning density bonus. Subsequent amendments to Policy 5.1 were
adopted to allow these consistent by policy properties to rezone to the same or lower density or
intensity.
The above clarification in regard to proposed Policy 6.1.9 has been coordinated with DCA staff.
In addition, a review of the existing zoning districts in the Immokalee urban area was conducted
to determine the impact that the changes of the proposed subdistrict designations would have
on the existing properties. The review concludes that a total of 26 parcels would become
inconsistent with the proposed lAMP FLUM, or 74.9 acres. However, the Immokalee urban area
encompasses an approximate of 17,116 acres of land. Therefore, less than one half of a
percent (<1/2 %) of the Immokalee urban area would become inconsistent with the proposed
Plan FLUM designations.
The Garden Lake Apartments PUD, adopted by Ordinance 89-09, and which is a build-out
development per Ordinance 10-88 that comprises 7.40 acres of the 79.9 acres. This
development allows 9 units per acre, while the proposed LR subdistrict allows a maximum of 8
units per acre. In addition, two commercially zoned (C-3) properties would become inconsistent
with the proposed LR subdistrict. The remaining parcels are zoned Village Residential (VR), a
zoning district that allows up to 14 dwelling units per acre; Residential Multi-Family-6 (RMF-6);
and a portion (11.12 acres) of the Collier Village PUD, adopted by Ordinance 87-06, that allows
9
CP-2008-5 Immokalee Area Master Plan GMP Amendment
up to 5.37 dwelling units per acre. All of these remaining properties are within the L T/CKSSO for
which density is proposed to be restricted to a maximum of 4 dwelling units per acre with no
allowance for density bonuses.
Other revisions to the lAMP because of the aRC Report include: the establishment of a
maximum of 70 percent of non-residential development within the Commercial-Mixed Use
subdistrict; inclusion of the specific uses allowed within the Immokalee Regional Airport
subdistrict; clarification that the proposed Central Business District is meant to be a zoning
district as opposed to a land use designation; a revised transportation analysis to address short
term and long term transportation concerns and needs.
The aRC Report notes the need to establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses and incentives as outlined in Policy 5.1.1 when a development exceeds the minimum
amount of preservation already set forth in Policy 6.1.1. of the Conservation and Coastal
Management Element (CCME). The revised language proposes that on-site or off-site
preservation exceed the minimum applicable amounts set forth in the CCME Policy 6.1.1 by at
least ten percent, in order to qualify for incentives. In addition, greater levels of incentives may
be provided for greater amounts of preservation through criteria that is to be specified in the
Land Development Code (LDC).
In addition, the aRC Report comments on the need for meaningful and predictable guidelines
and standards defining the best management practices regarding water quality as a result of
development adjacent to Lake Trafford and its surrounding wetlands or natural habitat. The
revised lAMP specifies that best management practices are to conform to those established by
the Florida Department of Environmental Protection (FDEP) and the U.S. Environmental
Protection Agency (EPA) in order to address Total Maximum Daily Loads (TMDL) and nutrient
loading.
Lastly, the aRC Report is concerned with the projected demand for and availability of potable
water and sanitary sewer facilities and water supply, based on clear assumptions regarding the
combination of residential and non-residential land uses at the adopted level of service
standards. The revised Plan includes additional data and analysis in the short term and long
term of supply and demand of water and sewer facilities. The analysis also includes demand
analysis from maximum potential build-out to account for maximum non-residential build-out
potential.
Revisions to the lAMP to address the aRC Report include the following:
. Additional text to Policy 5.1.1
. Additional text to Policy 5.1.2
. A new Policy 6.1.10
. Additional text to the Urban - Mixed Use District
. Additional text to the Urban - Industrial District
. Additional text to the Commercial - Mixed Use Subdistrict
. Additional text to the Indw~trial - Immokalee Regional Airport Subdistrict
. Additional data and analysis:
o Future Land Use and Nonresidential Potential Analysis
o Zoning and FLUM inconsistencies
o Five and Ten - Year Water and Sewer Availability
o Demand Analysis from Maximum Potential Build-Out
10
CP-2008-5 Immokalee Area Master Plan GMP Amendment
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ADOPTION HEARINGS:
Environmental Advisorv Council (EAC) Recommendation:
The EAC heard this petition at their January 5, 2011 meeting and unanimously recommended
(5-0) to forward the subject amendment, CP-2008-5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1. Policy 5.1.2: Lake Trafford Development - inclusion of language at the end of the
policy "The Lake Trafford Drainage Basin shall be the geographic area intended for
implementation of these BMP" (or similar language).
~
2. To affirm the BCC decision for inclusion of language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and
which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area
Overlay (RLSA).
11
CP-200B-5 Immokalee Area Master Plan GMP Amendment
3. To support the Staff recommendation of a 60 percent neutral lands native preservation
requirement for the CCME (as discussed herein), with the understanding that given the
ecological and/or environmental value of the lands affected, the amount of preservation
required will be further evaluated and may be increased pending the results of said
evaluation.
In addition, the EAC recommended the following text changes to Data and Analysis section of
the lAMP document:
Section 4.7, Listed Species (page 41) - paragraph 2/3:
. Paragraph 2, line 3 - from "...the majority along the western boundary." to "...the
majority along the estern boundary."
. Paragraph 3, line 1 - from "Other listed species that have been observed within the
Immokalee Urban Area are the bald eagle..." to "Other listed species that have been
observed within the Immokalee Urban Area including but not limited to, are the bald
eagle..."
Staff also notes that the EAC recommendation to include language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and which
straddle the Immokalee Urban area and the RLSA, was based on the assumption that the agent
for the property owner that would be affected by this language, would provide the requisite data
and analysis. Only minimal data and analysis was received from that property owner's agent
and was provided to the EAC; it was considered inadequate by the EAC (and staff).
STAFF RECOMMENDA TlON:
Staff recommends that the Collier County Planning Commission forward Petition CP-2008-5 to
the Board of Collier County Commissioners with a recommendation to adopt and transmit to
DCA, subject to the inclusion of the requisite data and analysis that support language that would
allow density and intensity blending for properties contiguous to Lake Trafford or Camp Keais
Strand and which straddle the Immokalee Urban area and the RLSA.
12
CP-2008-5 Immokalee Area Master Plan GMP Amendment
PREPARED BY:
C ROll 'A VALERA, PRINCIPAL PLANNER
"tompre ensive Planning Section
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY:
~GJ~.
DAVID WEEKS, AICP, GMP MANAGER
Comprehensive Planning Section
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY:
-~~~:--
-- ~~ --
MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
Comprehensive Planning Section
Land Development Services Department
Growth Management Division, Planning & Regulation
L1AM LORENZ, E, 01 CTOR
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY:
~PJrvADMINISTRATOR
Growth Management Division, Planning & Regulation
COLLIER COUNTY PLANNING COMMISSION:
MARK STRAIN, CHAIRMAN
DATE: ..2.~.'1
DATE:
DATE:
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DATE: 01..-0 CC; ---Lcll
DATE:
DATE:
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13
CP-2008-5 Immokalee Area Master Plan GMP Amendment
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STAFF REPORT
ENVIRONMENTAL ADVISORY COUNCIL
TO:
FROM:
ENVIRONMENTAL ADVISORY COUNCIL
GROWTH MANAGEMENT DIVISION - PLANNING AND REGULATION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: January 5,2011
..
..
RE:
PETITION CP-2008-5, IMMOKALEE AREA MASTER PLAN GROWTH
MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
Coordinator: Carolina Valera, Principal Planner
AGENT/APPLICANT:
Agent:
Robert Mulhere
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Applicant/Owner:
Immokalee Community Redevelopment Agency (CRA)
Collier County Government
310 Alachua Street
ImmokaJee, FL 34142
GEOGRAPHIC LOCATION:
The lmmokalee urban area is a region of about 30 square miles containing :f:17,116 acres of
land, and is located in northeast Collier County, approximately 27 miles from the intersection of
lmmokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of
South First Street and Main Street in Immokalee. The Immokalee urban area comprises the
Immokalee planning community.
REQUESTED ACTION:
The subject area of this amendment request is designated Urban on the Future Land Use Map
(FLUM) of the Immokalee Area Master Plan (lAMP) element of the Growth Management Plan
(GMP). This petition seeks to revise and replace in its entirety the existing adopted Immokalee
Area Master Plan Element of the GMP, including the existing Implementation Strategy, which
encompass the Goals, Objectives, and Policies; the Land Use Designation Description Section,
which generally indicate the types of land uses for which zoning may be requested; and the
Future Land Use Map (FLUM). Additionally, approximate 103 acres designated
Agricultural/Rural and within the Rural Lands Stewardship Area Overlay are proposed to be
added to the lAMP and those lands re-designated as Urban. This petition also proposes
changes to Policy 6.2.5 of the Conservation and Coastal Management Element (CCME) to add
language to address the vegetation retention requirements that would apply to lands within the
Lake Trafford/Camp Keais Strand System; and revisions to the Future Land Use Map Series of
the Future Land Use Element (FLUE) to reflect the additional 1 03 acres to the lmmokalee Urban
area.
1
CP-200B-5 ImmoKalee Area Master Plan GMP Amendment
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subiect Area:
More than half of the land use type within the Immokalee Urban area is presently agricultural.
The remainder is a mixture of residential, commercial and industrial uses. Immokalee is
accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road
29 provides access into the Community from the northern counties of Lee and Hendry and to
the southeast areas of Collier County.
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Surroundinq Lands:
North: Lands designated Agricultural/Rural Mixed Use District, Rural Lands Stewardship Area
Overlay (RLSA) on the countywide Future Land Use Map (FLUM). The vast majority of
these lands are zoned Rural Agricultural District (A).
South: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM. Most of these lands are undeveloped and are zoned Rural Agricultural District
(A).
East: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM. Lands to the east are within the Area of Critical State Concern on the
countywide FLUM and which are within the Okaloacoochee Habitat Stewardship Area
(HSA) and the Okaloacoochee Slough Rowway Stewardship Area (FSA). These lands
are undeveloped and most are zoned Rural Agricultural District (A).
2
CP-200S-5 Immokalee Area Master Plan GMP Amendment
West: Lands designated Agricultural/Rural Mixed Use District, RLSA on the countywide
FLUM; as well as Lake Trafford and lands within the Camp Keais Strand FSA. Most of
these lands are undeveloped.
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Existing Immokalee Area Master Plan (lAMP) Future Land Use Map (FLUM)
CONSIDERATIONS:
The proposed Immokalee Area Master Plan (lAMP) intends to implement the Immokalee
community's vision, as approved by the lmmokalee Area Master Plan and Visioning Committee
(IMPVC), by promoting economic development and efficient delivery of services through greater
density and intensity that encourage dense, clustered development along major thoroughfares
that transition to lower densities; incorporating smart growth principles; and by providing greater
development flexibility through mixed-use Subdistricts. The revised Immokalee Future Land Use
map provides integrity to the geographic region.
In general, the amendment to the lAMP element of the GMP proposes eight new goals, each
with respective objectives and policies; followed by the revised Land Use Designation
Description Section which includes and describes the proposed land use designations that will
guide patterns of development within the Immokalee urban area and further the proposed goals
through standards set forth within such land used designations, and the types of allowed land
uses that could be requested.
The following are some of the major changes proposed in this petition:
3
CP-2008-5 Immokalee Area Master Plan GMP Amendment
. Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay. This revision was requested by staff.
. Re-designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (10) to Immokalee Regional Airport Subdistrict (APO).
. Addition of j:103 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RLSA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO).
. Addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport areas, to SR82 and SR29.
. Revisions to the land use designations in the lAMP FLUM include:
o An increase in the base density allowed within the mixed use designated areas.
However, no change in base density (OU/A - dwelling units per acre) is proposed
within the Low, Medium, High and RT designated areas.
o An increase of about 10 percent in the number of potential dwelling units that
could be developed through base density.
o Changes in the maximum density allowed within the low residential (reduction)
and mixed use designated areas (increase).
o An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the lAMP.
o An increase of :1:201 acres of Recreational Tourist (RT) designated lands.
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 DU/A to a cap
of 20 DUI A.
o A five percent reduction of residential designated lands. This change of over
:i:636 acres of residential designated lands are proposed to be re-designated to
allow commercial and industrial development, as well as uses that are allowed
under the RT designation.
o An increase of j:80 acres of commercial designated lands.
o An increase of :1:462 acres of industrial designated lands. This increase includes
the re-designation from Industrial (10) to Immokalee Regional Airport Subdistrict
(A PO) of 1484.3 acres of land that are part of the Immokalee Regional Airport
boundary.
TRANSMITTAL HEARINGS:
Environmental Advisorv Council lEAC) Recommendation:
The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended
(3-0) to forward the subject amendment, CP-2008-5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1 . Standardize the Lake Trafford Camp Keais Strand System (L TCKSS) Overlay
terminology throughout the document. [Staff note: This condition has been addressed
in the revised document.]
4
CP-2008-5 Immokalee Area Master Plan GMP Amendment
2. Allow any lands within the L TCKSS to qualify for density and intensity blending. [Staff
note: This condition was incorporated into the document per the BCC conditions
of approval to transmit to DCA. Please refer to BCC condition number 3
discussions, under the BCC recommendation in the following page.]
3. Prohibit density increases within the L TCKSS Overlay. [Staff note: This condition has
been addressed in the revised document through the exemption of any bonuses to
lands within the L T/CKSSO. Additionally, the density and intensity blending
provisions that apply to lands within the L T/CKSSO are intended to encourage
shifting development from Urban designated lands to lands within the RLSA.]
4. Allow wetlands within the L TCKSS that are restored to high quality wetlands to qualify for
density intensity blending. [Staff note: As noted above, this condition has been
addressed in the revised document.]
5. Prohibit retroactive L TCKSS development applications. [Staff note: This condition has
been addressed in the revised document.]
6. Remove the Greenfield Designation. [Staff note: Greenfield designation has been
removed from the document.]
7. Policv 4.1.1 - Postpone the TOR adoption process for a periOd of 2 years to determine its
feasibility and if a Growth Management Plan amendment is required. [Staff note: This
condition has been addressed in the revised document. Please note that Policy
4.1.1 has been re-numbered to Policy 5.1.1 in the revised lAMP.]
8. Clarify Policies on how lands will be designated for "Conservation.. [Staff note: This
condition has been addressed in the revised document. Please note that a
Conservation designation is not being proposed at this time. However, the revised
document includes requirements to evaluate the need of such for the inclusion of a
Conservation designation through the Evaluation and Appraisal Report process.]
9. Separate the Mitigation Bank Policy into Public and Private designations. [Staff note:
This condition has been addressed in the revised document.]
1 O. Policv 6.1.7 to read - "Within two (2) years of adoption of the Policy, Collier County shall
amend the Land Development Code to provide for a deviation process from the current
native vegetation retention standards set forth in the CCME Policy 6.1.1 for
developments within the Immokalee Urban Area. This deviation process shall be
consistent with provisions set forth in CCME Policy 6.1.1(10).'1 [Staff note: This
condition has been addressed in the revised document. Please note that Policy
4.1.1 has been re-numbered to Policy 5. 1.1 in the revised lAMP.)
11. Goal 4 - expand language to include listed species for upland and scrub jay habitat
within the Immokalee Urban Area [Staff note: This condition was included by the
agent for the petitioner, but later reviSed. by the CCPC. However, the revised
language is intended to be general and therefore to include listed species,
including scrub jay habitat. Please note that Goal 4 has been re-numbered to Goal
5 in the revised lAMP.]
5
CP-2008-5 Immokalee Area Master Plan GMP Amendment
12. Provide a data analysis on how the Immokalee Sewer and Water District intends to meet
the demands of future development. {Staff note: This condition has been addressed
in the rev/sed data and analysis.]
13. Policv 4.1.2 line 1 - from "Recognizing the importance of Lake Trafford to potential
ecotourism..." To "Recognizing the importance of Lake Trafford and the surrounding
wetlands and natural habitat to the ecosystem, economy and ecotourism... " {Staff note:
This condition has been addressed in the revised document. Please note that:
Policy 4.1.2 has been re-numbered to Policy 5.1.2 in the revised lAMP.]
14. Policy 4.1.2 - line 4-5 from - "Within 2 years of the adoption of the Policy, the County in
conjunction with the Immokalee Community Redevelopment Agency will amend the.... to
"Within 2 years of the adoption of this Policy, the County in conjunction with the
Immokalee Community Redevelopment Agency and any applicable State or Federal
Agencies will amend the ..." [Staff note: This condition has been addressed in the
revised document. Please note that Policy 4.1.2 has been re-numbered to Policy
5.1.2 in the revised lAMP.]
15. Policy 4.1.3 line 1 - from "Collier County will continue to cooperate with agencies on
remediation efforts at Lake Trafford.... to .Collier County will continue to cooperate with
agencies on remediation, restoration and continuing long term management efforts at
Lake Trafford..." [Staff note: This condition has been addressed in the revised
document. Please note that Policy 4.1.3 has been re-numbered to Policy 5.1.3 in
the revised lAMP.]
Collier County Plannina Commission (CCPC) Recommendation:
The Collier County Planning Commission (CCPC) heard this petition on February 16, February
18, March 3, and May 20, 2010, and unanimously recommended (6-0) to forward the subject
petition to the BCC with a recommendation to transmit to DCA, subject to numerous changes
throughout the document which the petitioner has made, and subject to map revisions to identify
the proposed :!:103 acres expansion of the Immokalee Regional Airport. In addition, the CCPC
recommended the addition of language to Policy 6.1.7 to allow Mobile Home use for a specific
existing mobile home park located within the Industrial subdistrict.
Of relevance to the EAC is the request from the CCPC to remove language that would allow
density and intensity blending for properties which are contiguous to Lake Trafford or Camp
Keais Strand which straddle the Immokalee Urban area and the Rural Lands Stewardship Area
Overlay (RLSA). The CCPC expressed concern that the proposed lAMP did not include data
and analysis that assessed the impact that the shifting of density and intensity could have on
the RLSA program.
Additionally, a new Goal was included that would allow the County to prioritize capital projects,
programs, studies, and any other commitments within the proposed plan that are necessary to
further the Goals, objectives, and Policies in the lAMP; identifies potential alternative funding
sources; and allows for the extension of timeframes allocated to fulfill commitments.
Board of County Commissioners (BCC) Recommendation:
The BCC heard this petition at their June 23, 2010 meeting and unanimously approved (5-0) the
subject amendment for transmittal to DCA subject to the following conditions:
6
CP-2008-5 Immokalee Area Master Plan GMP Amendment
1. Deletion of the CCPC's recommended language to Policy 6.1.7. to allow Mobile Home
use for a specific existing mobile home park within the Industrial subdistrict.
2. Inclusion (at Adoption) of companion amendments to the Future Land Use Element and
Map to reflect the removal of the ::1:103 acres proposed to be added to the Immokalee
Regional Airport.
3. Re-inclusion of language that would allow density and intensity blending for properties
contiguous to Lake Trafford or Camp Keais Strand and which straddle the Immokalee
Urban area and the Rural Lands Stewardship Area Overlay (RLSA). This decision was in
response to a request from a public speaker representing a client that owns lands that
could potentially benefit from this provision. In addition, the BCC requested the public
speaker to provide staff data and analysis that would assess the impact of such
provision on the RLSA program with the intention that, during adoption hearings, the
EAC and CCPC be able to provide the BCC a recommendation of the merits of such
provisions based on the supplied data and analysis. (See attached data and analysis
provided by Wilson Miller Stantec Inc.) Staff maintains that the submitted data and
analysis does not address the effect that the shifting of density and intensity may have
on the acreage caps in the RLSA.
Evaluation and Aooraisal Reoort (EAR) CCPC comments:
The wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay
(LT/CKSSO) was adopted as part of the 2007 GMP amendments based on the 2004 EAR. As
part of this change, policies were added to the CCME to increase the native vegetation retention
requirements. Subsequent analysis by staff yields a different, more accurate boundary of this
wetland. At staff request, the petitioner agreed to include the revised boundary as part of this
amendment petition.
As part of the EAR hearings, the CCPC commented that the proposed standards contained
under the 'Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay" of the
Land Use Designation portion of the plan, references the wetland protection standards set forth
in Policy 6.2.5 of the CCME. However, such CCME Policy does not specify the vegetation
retention requirements thresholds and standards that would apply to the Lake Trafford/Camp
Keais Strand System. The CCPC requested staff to evaluate what vegetation retention
requirements would be appropriate for said system. A CCPC member stated that perhaps the
90 percent requirement of the ALSA lands would be appropriate.
Staff evaluated the request for applying a 90 percent vegetation retention requirement and
which is intended for properties located within the RLSA. A point of contention is the fact that
the development parameters for these lands (density; intensity; and allowed uses) are
intentionally restricted compared to those that apply to properties within the L TCKSS Overlay.
Properties within the L TCKSS are allowed to develop at much higher density and intensity than
the lands within the ALSA. Therefore, such high vegetation retention requirement is illogical
when compared with the allowed development standards for properties within the L TCKSS.
The CCME requires properties within the Urban area to retain a minimum of 25 percent of
vegetation. Lands within the L TCKSS are within the Immokalee Urban Area. However, because
of the high natural value of these lands, staff is of the opinion that the Urban vegetation
retention requirements would not further the intent of protecting these lands.
Staff concludes that a mid-point range of vegetation retention, such as the requirements for
Neutral lands, is the most appropriate for properties within the L TCKSS. Therefore, vegetation
7
CP-2008-5 Immokalee Area Master Plan GMP Amendment
retention of 60 percent (not to exceed 45 percent of the site) is the appropriate requirement for
properties within the L TCKSS.
Amendments to Policy 6.2.5 of the CCME are necessary in order to implement these
requirements (see attached Exhibit A text.)
DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTION. RECOMMENDATIONS AND
COMMENTS (ORC) REPORT:
The Objections Recommendations and Comment (ORC) Report is included as part of this
amendment packet, as well as a response letter prepared by the petitioner's consultant (RW A)
with the assistance and input of County staff.
Most notable for the deliberations of the EAC are the following comments:
The ORC Report notes the need to establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses and incentives as outlined in Policy 5.1.1 when a development exceeds the minimum
amount of preservation already set forth in Policy 6.1.1. of the Conservation and Coastal
Management Element (CCME). The revised language proposes that on-site or off-site
preservation exceed the minimum applicable amounts set forth in the CCME Policy 6.1.1 by at
least ten percent, in order to qualify for incentives. In addition, greater levels of incentives may
be provided for greater amounts of preservation through criteria that is to be specified in the
Land Development Code (LDC).
In addition, the ORC comments on the need of meaningful and predictable guidelines and
standards defining the best management practices regarding water quality as a result of
development adjacent to Lake Trafford and its surrounding wetlands or natural habitat. The
revised lAMP specifies that best management practices are to conform to those established by
the Department of Environmental Protection (DEP) and the Environmental Protection Agency
(EPA) in order to address Total Maximum Daily Loads (TMDL) and nutrient loading.
Lastly, the ORC is concerned with the projected demand for and availability of potable water
and sanitary sewer facilities and water supply, based on clear assumptions regarding the
combination of residential and non-residential land uses at the adopted level of service
standards. The revised plan includes additional data and analysis in the short term and long
term of supply and demand of water and sewer facilities. The analysis also includes demand
analysis from maximum potential build-out to account for maximum non-residential build-out
potential.
Land use related comments within the ORC include recommendations to establish meaningful
and predictable guidelines and standards defining the intensity of non-residential use for the
different future land use categories. Based on an analysis of existing conditions and growth
projections through the 2025 planning horizon, the revised lAMP proposes a maximum square
footage of 8.45 million square feet for non-residential development for the entire Immokalee
Urban Area, an increase of 3 million square feet above the existing 5 million square feet of non-
residential development.
Other revisions to the lAMP because of the ORC include: the establishment of a maximum of 70
percent of non-residential development within the Commercial-Mixed Use subdistrict; inclusion
of the specific uses allowed within the Immokalee Regional Airport subdistrict; clarification that
the proposed Central Business District is meant to be a zoning district as opposed to a land use
8
CP-2008-5 Immokalee Area Master Plan GMP Amendment
designation; a revised transportation analysis to address short term and long term transportation
concerns and needs.
Revisions to the lAMP to address the ORC include the following:
. Additional text to Policy 5.1.1
. Additional text to Policy 5.1.2
. A new Policy 6.1.10
· Additional text to the Urban - Mixed Use District
· Additional text to the Urban -Industrial District
· Additional text to the Commercial - Mixed Use Subdistrict
· Additional text to the Industrial - Immokalee Regional Airport Subdistrict
. Additional data and analysis:
o Future Land Use and Nonresidential Potential Analysis
o Zoning and FLUM inconsistencies
o Five and Ten - Year Water and Sewer Availability
o Demand Analysis from Maximum Potential Build-Out
If an Objection set forth in the ORC Report is not adequately addressed when adopted, then the
DCA may find the amendment to be "Not in Compliance" with Florida Statutes, and issue a
Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC
Report in one of four ways at Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understandlhas misunderstood the amendment] and/or provide additional data and analysis
to support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and/or provide additional data
and analysis; or,
4. not adopt the amendment.
STAFF RECOMMENDATION:
Staff recommends that the Environmental Advisory Council forward Petition CP-2008-5 to the
Board of Collier County Commissioners with a recommendation to adopt and transmit to DCA.
9
CP.20Q8-5 Immokalee Area Master Plan GMP Amendment
PREPARED BY:
/
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CA UNA LERA, PRINCIPAL PLANNER
COmprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
DATE: /~.'7.'o
APPROVED BY:
~~~~--
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MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
Comprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
AP~. . ...-.Y.~ED BY: r ~:...A
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W'il!lIAM LORENZ, E, DIR~eTOR
Land Development Services Department
Planning & Regulation, Growth Management Division
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DATE: ~t 7, Lei c
AP2Yw ~ ()
NICK CASALANGUIDA, D TV MtNISTRA TOR
Planning & Regulation, Growth Management Division
DATE:
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10
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NAPLES DAILY NEWS
Published Daily
Naples, FL 34110
Affidavit of Publication
State of Florida
Counties of Collier and Lee
Before the undersigned they serve as the authority, personally
appeared Kim Pokarnev. who on oath says that she serves as
the Accounting Manager of the Naples Daily News, a daily
newspaper published at Naples, in Collier County, Florida;
distributed in CoJlier and Lee counties of Florida; that the
attached copy of the advertising, being a
PUBUC NOTICE
in the matter of PUBUC NOTICE
was published in said newspaper
em March 22, 2011
time in the issue
Affiant furtba says that the said Naples Daily News is a newspapo-
published at Naples. in said Collier County. Florida. and that the said
newspaper bas heretofore been continuously published in said Collier
County. Florida; distributed in-Collier and Lee counties of Florida.
each day and has been entered as second class mail matter at the post
office in Naples, in said Collier County. F1cirida. for 8 period of I
year ncoct preceding the first publication of the attached copy of
advertisement; and affiant further says that he bas neither paid nor
promised any person, firm or cmporation any discounL rebate,
commission or refund for the purpose of securing this advertisement for
Pob'2~_
( Signature of affiant) ~
Sworn to and subscribed before me
This 24th day of March, 2011
~~ r 'Yv,tr:JP
(Signature of notary public
",'~~~~t:';/'....
~~m" "'i'<. KAROL E KANGAS
~. :.~ Notary PUblic -lilale of Fioricla
~~; :.~.; My Comm. Expires Juf 29, 2013
'''''',~f.:,\~..,.. Commission # DD 912237
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mmlssioners will hold a public hearing ,
' ners Chamber, tlVrd floor, County
adoption of Petition CP-2008-5 amend-
Area Master Plan and Immokalee Future
the Future Land Use Element and Future
nt of Community Affairs; The ordinance !
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have my personal ~
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nderstanding is not
Iy improved I will
refund'1oo% of
! .. .. ., the Proposed Growth Management Plan
your Investment. .. ., -~ Office, 4th floor. Administration Building,
Chuck CalL - .; Land Development Services Department,
I" CEO ':' .~ hours of 8:00 a.m. and 5:00 p.m., Monday
HAS NBC HIS ~:' Jd be dinlcted to the Land Development
''M1lun~.h., .~< the Land Development SeMces Depart-
<<" I~~". :.;:": :~~~~~~;~. :",.., :~'~'.'..":,Jat the pUblic h~ng.'
. -..,;; :Iounty Board of COUntyCommlllllioners
Ill.. ...i t j he wi" need a record of that proceeding,
~ ' fi;' o~roceedlngs is made, which record
EARfNG J, in ord~ ~ participate in this P~ing.
CENTERS .~: ceo Please contact the Collier County
r, East. Suite 101, Naples, FL 34112-5356,
I Deserve The Best f' the hearing impaired are available i~ the
NAPLES . I:. '
261-0919 ';'C~~~A
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NAPLES DAILY NEWS
Published Daily
Naples, FL 34110
Affidavit of Publica
State of Florida
Counties of Collier and Lee
Before the undersigned they serve as the a
appeared Kim Pokarnev. who on oath sa
the Accounting Manager of the Naples Dai
newspaper published at Naples, in Coil'
distributed in Collier and Lee counties ofF
attached copy of the advertising, being a
PUBUC NOTICE
in the matter of PUBUC NOTICE
was published in said newspaper time
on March 22, 2011
Affiant further says that the said Naples Daily N
published at Naples, in said Collier County, Florida..
newspaper bas heretofore been continuously publish
County. Florida; distributed in Collier and Lee coun '
each day and bas been entered as second class mail
office in Naples, in said Collier County. Florida. D
year next preceding the first publication of the
ad vertiscment; and affiant further says that he bas n
promised any person. finD or corporation any di
commission or refund fOT the purpose of securing .
,"b7~~
( Signature of affiant) V
Sworn to and subscribed before me
This 24th day of March, 2011
~ tw,~
(S ignature of nowy public
KAROL E KANGAS
'MOTICE~OF .PUBLIC HEARING AND'
NOTICE OF INTENT TO ADOPT AN ORDINANCE
Notice is hereby given that the Collier County BOard of County Commissioners will hold a public hearing
on T~, AprlI12, 2011 at 9:00 a.m. in the Board of County Commissioners chamber. third floor, CountY
Government Center, 3299 E. Tamiami Trail, Naples.
The purpose of the hearing Is to consider recommendations on the adoption of Petition CP-2008-5 amerid-
ments to the Growth Management Plan; specifically to the Immokalee IVea Master Plan and Immokalee Future
Land Use Map; the Conservation and Coastal Management Element; the Future Land Use Element and Future I
. Land Use Map and Map series for transmittal to the Florida Department of Community Affairs; The ordinance
titls is as follows: .". . .
ORDINANCE NO. 11~_
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, />S AMENDED, THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCQflPORATED AREA OF COLUER COUNTY, FLORIDA
BY PROVIDING FOR: AMENDMENTS TO THE IMMOKALEE AREA MASTER PlAN AND INCLUDING
THE IMMOKAlEE'AREA M/>STER PLAN FUTURE LAND USE MAP. THE CONSERVATION AND COAST-
AL MANAGEMENT ELEMENT, AND'THE FUTURE LAND USE ELEMENT AND FunJRE LAND USE MAP
AND MAP SERIES; PROVIDING FOR SEVERABILITY; AND PROVIDING AN EFFECTIve DATE.
CP-2008-5, Petition requesting amendments to the Immokalee Area Master Plan and Immokalee Area.Master
Plan Future Land Use Map, to make revisions to the entire Master Plan to include: increases to commercial
acreage, Industrfal acreage, and allowable residential density; elimination of some existing designations; cre-
ation of a new clesigAatlon for the Immokalee Regional Airport .site; and, redesignation of approximately 103 ,
acres to Immokalee Urban Area from AgricuItur8llRural within the Rural Uinds stewardship Area as identified
on thil countywide Future Land Use Map. Addit!onally, stall requests amendments to the Conservation and
Coastal Management Element 10 treat that portion of.the Lake Trafford Camp Keais Strand System which Is.
wltliin the Immokalee Urnan Area as Neutral Lands for vegetation retention, and to the Future Land Use Map
and Map Series of the.Future Land Use Element to show tile redesignation of the 103 acres to the Immokalee
Urban Area. [Coordinator: C8Rllina Valera, PrinolPal Planner] .
~
~
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CoR. ll46
LEE couNTY
~
.!.
CoR. 858
C.R. ll46
All interested parties are Invited' to .appear and be heard. Copies of the proposed Growth Management Plan
Amendment are avallable for inspection at the Collier County Clerls's Office; 4th floor, Administration Building,
Colller County Government Center; East Naples, Florida; and. the Land Development Services Department,
Zoning Serv, 2800 N. Horseshoe Drive, Naples, ROOda between the hours of 8:00 a.m. and 5:00 p.m., Mol'lday
through Friday. Any questions pertaining to these documents sho~ld be direCted to the Land Developmert
Services Department. (239-252J2387). Written comments filed wlththe Land Development Services Depart-
ment prior to Tuesday, April 12, 2011, wlll be read and considered at the pUblic hearing. . .
If a person decides to appeal any decision made by the Comer County Board of County CommissIoners
with respect to any matter considered at such meeting or hearing, he wlU need a record of that proceeding,
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 any accommodation in order to participate In this proceeding.
you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County
I Facilities Management Department, located at 3335 Tamlami Trail East, Suite ; 01, Naples, FL 34112-5356,
(239) 252-8380, prior to the meeting. Assisted listening devices tor the hearing impaired are available i!" the
Board of County Commissioners Office. .
BOARD OF COUNTY COMMISSIONERS
FRED W. COYLE, CHAIRMAN
By: IslPatricia Morgan
COLUER COUNTY, FLORIDA
DWIGHT E. BROCK, C~RK
Deputy Clerk (SEAL)
No. 231182535
March 22. 2011
PUBLIC NOTICE
PUBLIC NOTICE
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO ADOPT AN ORDINANCE
Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing
on Tuesday, April 12, 2011 at 9:00 a.m. in the Board of County Commissioners chamber, third floor, County
Government Center, 3299 E. Tamiami Trail, Naples.
The purpose of the hearing is to consider recommendations on the adoption of Petition CP-2008-5 amend-
ments to the Growth Management Plan; specifically to the Immokalee Area Master Plan and Immokalee Future
Land Use Map; the Conservation and Coastal Management Element; the Future Land Use Element and Future
Land Use Map and Map series for transmittal to the Florida Department of Community Affairs; The ordinance
title is as follows:
ORDINANCE NO. 11-
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA
BY PROVIDING FOR: AMENDMENTS TO THE IMMOKALEE AREA MASTER PLAN AND INCLUDING
THE IMMOKALEE AREA MASTER PLAN FUTURE LAND USE MAp, THE CONSERVATION AND COAST-
AL MANAGEMENT ELEMENT, AND THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
AND MAP SERIES; PROVIDING FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
CP-2OO8-5, Petition requesting amendments to the Immokalee Area Master Plan and Immokalee Area Master
Plan Future Land Use Map. to make revisions to the entire Master Plan to include: increases to commercial
acreage, industrial acreage, and allowable residential density; elimination of some existing designations; cre-
ation of a new designation for the Immokalee Regional Airport site; and, redesignation of approximately 103
acres to Immokalee Urban Area from Agricultural/Rural within the Rural Lands Stewardship Area as identified
on the countywide Future Land Use Map. Additionally, staff requests amendments to the Conservation and
Coastal Management Element to treat that portion of the Lake Trafford Camp Keais Strand System which is
within the Immokalee Urban Area as Neutral Lands for vegetation retention, and to the Future Land Use Map
and Map Series of the Future Land Use Element to show the redesignation of the 103 acres to the Immokalee
Urban Area. [Coordinator: Carolina Valera, Principal Planner]
~
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C.R. 846
C.R. 646
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LEE COUNTY
on
....
1.
C.R. 858
C.R. 846
All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan
Amendment are available for inspection at the Collier County Clerk's Office, 4th floor, Administration Building,
Collier County Government Center, East Naples, Florida; and the Land Development Services Department,
Zoning Serv, 2800 N. Horseshoe Drive, Naples, Florida between the hours of 8:00 a.m. and 5:00 p.m., Monday
through Friday. Any questions pertaining to these documents should be directed to the Land Development
Services Department. (239-252-2387). Written comments filed with the Land Development Services Depart-
ment prior to Tuesday, April 12, 2011, will be read and considered at the public hearing.
If 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 proceeding,
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 any accommodation in order to participate in this proceeding,
you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County
Facilities Management Department, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356,
(239) 252-8380, prior to the meeting. Assisted listening devices for the hearing impaired are available in the
Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
FRED W. COYLE, CHAIRMAN
By: Is/Patricia Morgan
COLLIER COUNTY, FLORIDA
DWIGHT E. BROCK, CLERK
Deputy Clerk (SEAL)
No. 231182535
March 22. 2011
.... ...
-
.
)
NA.PLES DAILY NEWS
Published Daily
Naples, FL34110
AflfIdavnofPublication
State of Florida
Counties of Collier and Lee
Before the undersigned they serve 18 the authority, personally
appeanld Kim Pokamev, who OD oath says that she serves as
the .A.ccoUDtiDg Mauger of the Naples Daily News, a daily
newspaper published at Naples, in Collier County, Florida;
distn'butlld in Collier and Lee counties of Florida; that the
auacbcd copy of the adyertising, being a
PUBliC NOTICE
in the matter of PUBliC NOTICE
was published in said _spaper 1 time in.the issue
on. Jmu&ry 13.2011
~
Aftiat firiIIr 1Il)'51b1t 1be IIIi4 NIpIca DlIily News iIlllllelllllpllJltl
publiIbed lit NlIpIca. ill IlIid CoIIir:r Colmty, I"Iorida, _ _lhe aid
~ lIuba'aDinbccll ~JllIbIisbal ill aid cmlic:r
CounIy. PIarida; d~ in eom.-lIIId Loc ClCItIIdiaI ofl'lorida,
IlICb dIIy 11III bu b.. llIIbnIllItI m:lClIId cIaa ..n ma1Ur at 1bt: poll
ofIicc ill NIp/c5. ill IlIid CoIIia' Coutty, l'Iorida. far II period of I
'ita: 1IClIl)ll1llXlll.iDJ b fiIIt JlI'b)icdlJa of1bc auacbcd. copy of
~ me! diIat iiIIIbtr IlI;YS 1IIlIt he bas DCi1bc:r paUl JlQr
prIIIIIiscd ..." pemm, firm ClI' 0ClIJlClDI:i0a lIIlY ~ ntI8te.
7~~_mo__h
( Signature of affimt)
G"~'
fo, KAROL E JCAHr.A.S
. '. } Notary Public . Stile at Rorlda
Y;j My COrnnt. Expires Jut 29. 2013
,rr,.:.\'tJ." Commission # DD 912237
-
.that as long as ~LIC HEARING
rill continue to eDdo~ OF INTENT
~edhimdurlngth. ORDINANCE
-y wi~out Cully v~ Iil IM...1dd epubllc ~ on.........
JllyWiormreadeISof~ ahMDr. thid ~ Countyec-n-
iCan. Paul Crespo.
icians aDd the status que 0 .
? 0 )1\ 10 IIle-Bo8Id dI CoIlI'ItY CUO............lD bWlImiI
.st summer. . licnofPellllOn CP-200&-5. GIqW\tIMlI-wem-1l1'len
le statuS quo. He 15 11ft Land UN Map. The QIdlrWa IIIIot Is _ folIcMs:
i proudly promoted tl\ .
'n't Tread On Me" an).11-_ 0
st the Machine." . JW,IlSSIONERS OF COUJEA OOUNTY, Fl..ORI-
1, is not a career polite COUNTY GAOWTH MANAGEMENT PLAN.
. limit his time -in otic AMENDING 1ME lMMDKALEE MEA MASTER
. ER PLAN FUlURE LAND USE MAP: THE COH-
. h ~. TIE RJ1'URE U\NO USE ELEMENT AND
ugn, e - a .' FECOMMENIJlNG ADOPTION
. resign as president . OF COMMUNTY AFf'AlRS.
:publkan Party.1nst. ~-'-'-.-;.........
his catl\ft:li..... O=s----Plan8lld..------
-:T- .,.. ...... PlIIn ., nIude: ~ to llOITl11I8R:III
ding as his party's . . elIn*llItIDn of 9llfM 8IdIIIIng ~ en-
5.ces were entered ' ,,1IId. NdelIIgnIdIIIn d oQJIvAr\oIIlJ!lr ~03
. .tlhIn tlle fILnIl..8nda Slloow.dIiNP.....-1d8nlIIIlId
;. the Republican Parthe pIIlIlIon ~ 81_1dnient to PolIcy .62.5
"'endorsed Rivera OVEID'" thIIt portion of ~ l.8Il8 TnIIroI,d CamP KaeIs
'd . ""_ NauInIIl.lInde forvegMldlon~. and to the
ican candi ates om t~ u.. 8Iment to &bow" nIdeIIignatIlln d the 103
. ........... PIiIICIpIIl PIaaIIM'J
should have denOUllCC' .
adersbip.. IDstead, yO\
your editorial ~~ CP-2llDN
e left do not understanl
ement. We will not si
r the press or a party tel
ouId tab! long before w
re ~ iDformati?
:ircuIDstanCes ofhis ns
I:1W holds have given m
~nning
to your paper holdiri
to the highest ethicl,
c.... County.
Flo.lda
--
-" ....
-IiIIiW
Ave Mat.
...._ ~of,,~..,NI\dm8nIS-""""'tor
...-- . t, 2800 N. Hor8eIhoe 0IWe. NlIplM. Florida ~
,,"S' jidlly. /vry cp8lIon8 peftIlnIng 10 It.- ~
r hard to become ~ Qco..plIheIlllM Plannklg 6ectIon (2ll9-
IttraordinarUy wen) iment SeMcea Depertment. Compl8hen8llIe I'l8nI*l9
e middle..dass benefifld-d at the pIAlIic ~ .
COIIIr CounlJ ........... C-.lILttl11 Vl wllb I8IIplICt
_ .., JIo-.,,.... ,. .-Ie NOOId d that p.u.-dlng. 8IId tar aICh \
. . Napk':::'--lnga is lI1lId.. wtlIch nocoRIlncIudlIs" . .
. ~ in ontertD ~ hthls pl0ceedn9.
~, LeeDs FOI8St WQIlllJl ,., ~ p-. CClI'1mct the ~Counly
s 1920 h>.v..aDm that 1IIml1l8ll e.t. SuhIo 101, NapIelI, FL 34112-68&6.
with auctiD. JlOlIlitie. . :IevIcM tor the '-lng iqJIIIr8d -........, In the
t-nwuberaINui
3d at N\ueJDbB1g'for W8J
ldWarn.
rd bath blessed his
J8r.uwy 19 2011
...-- ---
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..
NAPLES DAD..,Y NEWS
Published Daily
Naples, FL 34110
NOTICE OF PUBLIC HEARING
AND NOTICE OF INTENT
TO ADOPT AN ORDINANCE
Affidavit of PublicatJ
State of Florida
Counties of Collier and Lee
Hob.. ~ gIWn ttllIllhe Callwc--.......... Conrllnl ... wllI hold . JMJIc'-k'll Gn 'I'IIuI'eMr.
~ JlI8,", at 8:30 AM. In b 80IId of County ~ cIwnbIr. tt*d lbw. Countya-n-
ment CenteI; s299 &st "IlImImIIlhIII. NIIpIea.
. .
The ~ofthe ~ Ia to CDI'llIiCW --..dt6A. to theao.d of CI,xIIlly c.......lwklnera tom-mlt -
to the Fioride ~ofCGmmunl\y....... 1heAdopllan of,...... CP-2OOIH. Gmwth MIIII8CJlIIIl8Rt PIIIn
Befure the UDdc:rsl.........a +\0_. .~to!he lnolllDlrl*leAnla Mll8terPllln8ldFulure l.-nd UlIeM8p. The~IiIIeIs_follaws:
. . ~.....~ serve.. the aut! OADJNANCENO.11- .
IIppC8I'ed Kim ~. who on oath says 1 -.
the AccountiDg Mama8=' of the Naples Daily Nf ORDINANCI; OF THE BOARD OF COUNTY COMMISSIOI\ERS OF COLUER OOUN'IY, FLORI-
_ ......,:........... ... DA PROPOSING ~ AMENDMENT 10 THE COLUEl'l COUNTY GROWTH ~ PLAN,
-:- ~....--- !".....~ at Naples, In Collier ( 0ADlNANCE 118-06. AS AMENDED. SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTSi
distributed In Collier and Lee counties of FIo: PLAN. INCl..UDING THE JMMOKAI.E;E MEA MASTER PlAN FU1'UFlE LAND use NAP; tHE CON-
aUached copy of the advertising. bei..... a SERVJiJlON AND CCW>TAL ~ ELEMENT; THE FUTURE LAND use ELSMENT AND
.... FU'lU'lE LAND USE MAP AND WI' SERIES; AND ~ FlECOMUENOINGADOP11ON
PUBliC NOTICE OF THESE AMENOMIM'SlOlliEFI..ORJDA ~ OF COMMUNJ1'Y AFFAIRS. ,
CP-2IllC&olS, PeClllahnllQllllllllng _Idmelb to.the.- Iv-.'- PIRn _ __ ~.--
PIIIn FoIure \MId u.. ...... to "....lWlIiIlansllD!he..... ....... PIIIn lID lncIude: "-lID ~
8CNlIg8. InduIlItIIIIICIMOlto InI ....... ....... d8nIlly; IIimInlIIIlln of _ extIllng d8oIQo .oOollS; CI8-
.non of. __ db$Iyo....... for b .~ RegianIII Atport IIIe; 8Ild. MdooeIgl.atlal, of ~tW.llIIie!IY ~03
b . - to lmmaIalIee IibEAI-. from ~ wIII*t the RunIlI..MdiI Sta.l.:l>J8Ii/r> Anla_1d8nIIIlIId
was po lisbcd in said DeWspapct 1 time in on tha ~ Fulure la1d Use ..... AddlIIon8IIJ. the pe/iIIon NqU88lS '/Ill _.,m,ient to PolIcy .8.2.5
on January 13, 2011. Of ttIe ecn.wtIon and COMl8I MInBgemenl Sement to ... ttllIl portion of tha l8Je TIIIIIb:d CImp I<BIis
Strwtd ~ which ill wIll*Ithe ....~ UItl8n ,.,. _ NeuInII t..nds forll\108lllllOl'll8llllnllon.lUId to the
FUllft Lllnd u.. M8p 8ld MIIp S8rIIIs elf the Fulure I.M1d Use EllIment to show the IbdIlelDo IIItioo ~ the '03
_ to the IIn.,.aNIIt.e UdIIIn Nft&. ~.......... ~ *-' PdndpII ~
in the matter of PUBI.JC NOTICE
A1'Iimt furlhcIl' ayslbllt the Aid Nip)cs Daily N_ is
JIlIbliIhed at Nllp~ ill I8id CoIIicr Cauaty, JlJarida. ...
DnlIJlIIpr:r has benilufare lIClCll ~~ if
CoIIDIy. FIarida; IiiIldbulDCl ill CoIlicr -' t.- C01IIIlies (
~ day..... h.r IIBWeClIlS IIeClIIIIl daB 1IIIi1...
office in NllpIes, ill IBId Collier Coaaty. Florida, b: a .
yar ~ ~ lbe fiat ~ oftbo.a.:hi
Ill~ ucl diIu fiInIa--.lbathebuDeilbc
~ Dy pIIrMm. 1'lrm or CllIpClnlio.q all)' diICOQI
z:I&~_6&~
( Signature of affiant)
CP--...&
I
I
Coli_ Countg
Florid.
--
--
.
i
-.. ....
. -
/III ~ f*!I8I_1n\11ted to appMr IIIId be'-d. Capias oflhe~_ldmeIlIlI..lMIII8blefar
inllplIdlon at tMl..8nd ~ ServIc88 0epar1ment. 2800 N. HonIIIlihCle.Dnve. NIIplea, FlorIda betMM
. the hounI of 8:00 a.m. IIIId 6:00 p.m., Monday lIlIougtl Frid8y.. Ant ~ IWUIlnIng to '- docIMwlls
G 8houId be dinIctad to tha I.a1ll D8wIlopment ~ ~ Corr9Idhe....".. PI8MIng 8eatIan (l39-
~~'\ kAROL E JOOrf:lAS .' 252-2361). WrtII8ncommenlSlIed"ltIel.8nd~SlNcleOepartmwrt, CompllMIllwPlln1lng
i" . i Norar, PublIc . State 01 florida ~ prior to ~OI.lDt,. wi! be.... 8IIlf COIIIIId8nId at 1he pubic '-ring. .
3i.i My Comm. &pires Ju/ 29 2013 If. Jl8I8GIIlI8cIdM 10 IIPP"8IBtOf dlIdsion IIlIId8 ~ the ~ CaunlIr .......,.. ~ willi I1IlIPCt . ;
~~~... Commlnion 11 DD 9122.... .to.., ITlIII.tiIr COPIid8I..cIat such metIllng or ~ ha will nelICl alWCOld of ttlIII: pl'OCe8CtIr,g. 81d for aJCh II
... .., puIpOM he may MIld to _ tI1lJt. wrb8IIm I8COrd of the pIDC8IIdInga Is IIlBdIt, whlch rvcanllncludaa tha
_ ~ 8I1d evIdance UJICIII which.. &pplIIII iI; to be~.
If you .. a peqan willi a clIlIlIbUI\y who .... 811)' BCCOl.. ..adIIIIDn In IIItler to ~ 1Il1hla pnJC88dIng. .1
you _ erdIIIed, lit no colIt to you. to 1he pIOIIIIIon of certIin._._. PleII8e cont8ct ... Ccllll8r County
....... ......~_It 0apw'Iment, ~ at 3336 TlIInl8mi 1I'lIIl Eaat, SuilIlIl01. NDp-. R. 341'2-6356,
(29lI) 252-8380. prior ~ tIl8 I1IIllIlIng. AasIItecf IiAInIng cI8vIce$ lor the IleaIIng inpIIIred .. ........111 1ha
Bo8R:I of C<Ully Ocn..~ 0lIlce.
CoIIlerCoooty PIeming QA.l/lilt.okln
M8Ik P. S1nIIn. ChIIrI1wl
No. 231188475
.-...-., 13 2011
".-..,
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
AND NOTICE OF INTENT
TO ADOPT AN ORDINANCE
Notice is hereby given that the Collier County Planning Commission will hold a public hearing on Thursday,
February 03, 2011 at 8:30 A.M. in the Board of County Commissioners chamber, third floor, County Govern-
ment Center, 3299 East Tamiami Trail, Naples.
The purpose of the hearing is to consider recommendation to the Board of County Commissioners to transmit
to the Florida Department of Community Affairs the Adoption of Petition CP-2008-5, Growth Management Plan
amendments to the Immokalee Area Master Plan and Future Land Use Map. The Ordinance title is as follows:
ORDINANCE NO. 11-_
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORI-
DA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER
PLAN, INCLUDING THE IMMOKALEE AREA MASTER PLAN FUTURE LAND USE MAP; THE CON-
SERVATION AND COASTAL MANAGEMENT ELEMENT; THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES; AND FURTHERMORE RECOMMENDING ADOPTION
OF THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS.
CP-2008-5, Petition requesting amendments to the Immokalee Area Master Plan and Immokalee Area Master
Plan Future Land Use MaD, to make revisions to the entire Master Plan to include: increases to commercial
acreage, industrial acreage, and allowable residential density; elimination of some existing designations; cre-
ation of a new designation for the Immokalee Regional Airport site; and, redesignation of approximately 103
acres to Immokalee Urban Area from AgriculturaVRural within the Rural Lands Stewardship Area as identified
C;1 the countywide Future Land Use Map. Additionally, the petition requests an amendment to Policy 6.2.5
of the Conservation and Coastal Management Element to treat that portion of the Lake Trafford Camp Keais
Strand System which is within the Immokalee Urban Area as Neutral Lands for vegetation retention, and to the
Future Land Use Map and Map Series of the Future Land Use Element to show the redesignation of the 103
acres to the Immokalee Urban Area. [Coordinator: Carolina Valera, Principal Planner]
.--..
~
8
III
CP-2008-5
CoR.8.1l6
~
!!
~
Collier County
Florida
'CA 8::58
-HfHl)RY COUNlY
jii
,
~
Vi
5.rt- 84 1_75
SA-M 1-15
.--..
All interested parties are invited to appear and be heard. Copies of the proposed amendments are available for
inspection at the Land Development Services Department, 2800 N. Horseshoe Drive, Naples, Florida between
the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday. Any questions pertaining to these documents
should be directed to the Land Development Services Department, Comprehensive Planning Section (239-
252-2387). Written comments filed with the Land Development Services Department, Comprehensive Planning
Section prior to February 03, 2011, will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Planning Commission with respect
to any matter considered at such meeting or hearing, he will need a record of that proceeding, 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 any accommodation in order to participate in this proceeding,
you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County
Facilities Management Department, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356,
(239) 252-8380, prior to the meeting. Assisted listening devices for the hearing impaired are available in the
Board of County Commissioners Office.
Collier County Planning Commission
Mark P. Strain, Chairman
No. 231188475
Januarv 13. 2011
February, 2011
Charles Gauthier, AICP
Director, Division of Community Planning
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399
Subject:
Immokalee Area Master Plan
Collier County 10-RAECl
Dear Mr. Gauthier:
The following is provided in response to your Objections, Recommendations and Comments (aRC)
Report provided to Collier County on September 7, 2010. Pursuant to the aRC report, a conference call
was held to discuss measures to address Objections raised in the report. The following Individuals
participated in that call:
Scott Roger - Principal planner, DCA
David Weeks, AICP - Collier County Planning, Growth Management Manager
Mike Bosi, AICP - Collier County Planning, Comprehensive Planning Manager
Carolina Valera, Principal Planner, Collier County
Mike Greene, Transportation Planning Manager
John Podczerwinsky, Development Review Project Manager
Penny Phillippi, Executive Director, Immokalee CRA
Brad Muckel, Immokalee CRA, Project Manager
Bob Mulhere, FAICP, Mulhere & Associates, Consultant to CRA
Patrick Vanasse, AICP, RWA, Inc. Consultant to CRA
Chris Scott, AICP, LEED AP
The responses below are consistent with the response strategies discussed during the conference call.
We are confident that upon further review you will that we satisfactorily addressed the Objections
identified in the report as well as related Recommendations or Comments.
Obiection #1
A) Meaningful and Predictable Guidelines & Standards for Intensity
1. Obiection (Plan Policies): The proposed amendment (Land Use Designation Description
Section) does not establish meaningful and predictable guidelines and standards defining tbe
intensity of nonresidential use for the following future land use categories: Industrial
Subdistrict; Industrial-Mixed Use Subdistrict; Industrial-Immokalee Regional Airport
Subdistrict; Commercial-Mixed Use Subdistrict; RecreationallTourist Subdistrict; Low
Residential Subdistrict; Medium Residential Subdistrict; and High Residential Subdistrict.
Response:
Several Residential subdistricts were included in the Objection (lR, MR, and HR). These subdistricts
primarily allow residential uses; however, several non-residential uses are also allowed in the
transmitted lAMP. It should be noted that these non-residential uses are customarily allowed in
residential subdistricts within the existing Collier County FLUE and the existing lAMP. These are
identified in the transmitted lAMP as follows:
A. URBAN - MIXED USE DISTRICT
. ... Nonresidential uses allowed in the Residential subdistricts include, but are
not limited to: agriculture, horrre"-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.
We do not believe that most of these non-residential uses require a specific "intensity limit" as they are
not, for the most part, out-right commercial or industrial uses, but rather use typically allowed in
most/all residential land use subdistricts within Collier County. The agricultural use is permitted because
a fairly large portion of the Immokalee Urban area is still zoned "A" Agriculture and agricultures is a
significant economic driver in Immokalee. All other uses either require a Conditional Use approved
through a super majority at public hearing, or are regulated by existing design standards in the Collier
County land Development Code.
It should also be noted that the existing lAMP and Collier County Growth Management Plan do not
include intensity standards for non-residential subdistricts. In order to meet the statutory requirements,
the proposed lAMP has established a maximum amount of non-residential development that can occur
during the planning timeframe (2025). Because the existing lAMP does not provide nonresidential
intensity standards, the proposed lAMP has elected to provide a maximum square footage for the entire
Immokalee Urban Area~ This maximum non-residential development threshold was established based
on an analysis of existing conditions and growth projections, and will apply to all non-residential
development regardless of subdistrict. Section 5.1.6 of the Data & Analysis (attached) has been
updated to show the methodology establishing the threshold of 8.45 million square feet. The lAMP has
incorporated the following language (new text is shown in underline and deleted text is shown as
strikethrough):
Policv 6.1.10: Non-Residential Deve/oDment
Non-residential development in the Immokalee Urban Area will be limited to no more
than 8.45 million SGuare feet throuGh the 2025 Plannina Horizon. Non-residential
development includes commercial. retail. office. industrial. institutional and Governmental
uses. but excludes hotels: motels: Government subsidized. affordable or farmworker
housina: and any development within the Seminole Reservation. Collier County staff
shall maintain records on the amount of non-residential development in Immokalee and
shall review. and update as necessary. the non-residential development limit as part of
the Evaluation and Appraisal Report process.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including
mixed uses. Nonresidential uses are subiect to the intensity limitations in Policv 6. 1. 10.
Mixed uses can be located within individual buildings and/or projects in areas deemed
appropriate and identified on the FLUM. Nonresidential uses allowed in the Residential
subdistricts include, but are not limited to: agriculture, 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.
B. URBAN-INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended
to accommodate industrial, distribution, trade, agriculture, and manufacturing uses,
essential services, as well as office and commercial uses as limited within each
Subdistrict. Nonresidential uses are subiect to the intensity limitations in Policv 6. 1. 10.
B) Meaningful and Predictable Guidelines & Standards for Mix of Uses
The proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the percentage distribution of mix
among the mix ofresidential and nonresidential land uses allowed in the Commercial-Mixed Use
Subdistrict and Recreationalrrourist Subdistrict.
Response:
To insure a mix of uses in the Commercial- Mixed Use Subdistrict, projects equal to or greater than 10
acres will be encouraged to provide both residential and non-residential uses. In no case shall more
than 70% of the C-MU Subdistrict, in aggregate, be developed as single-use, non-residential projects.
This revised language will promote mixed-use infill and redevelopment, while maintaining a certain level
of flexibility for private development entities. This approach promotes a mix of uses but allows smaller
infill projects to be single use. It recognizes that all projects do not need to be mixed but that the intent
is to develop a diversified and mixed-use district over time.
The proposed changes to the Commercial-Mixed Use Subdistrict are as follows:
4. Commercial - Mixed Use Subdistrict (C-MU):
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density
residential and mixed-use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict..
except that mobile homes are only allowed as provided by 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 through C-4 zoning districts in the
Collier County Land Development Code, Ord. No. 04-41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Transient lodging is allowed at a maximum density of thirty-two (32) units per acre.
Mix of Uses: Proiects eaual to or Greater than 10 acres will be encouraGed to provide
both residential and non-residential uses. In no case shall more than 70% of the C-MU
Subdistrict, in aGareGate, be developed as sinGle-use. non-residential proiects.
As for the Recreational/Tourist Subdistrict (RT), we do not believe that provisions are needed to insure a
certain mix of uses. The RT Subdistrict is not identified as "mixed-use" subdistrict. As many other
subdistricts within the lAMP and the Collier County FLUE, the RT Subdistrict allows for a variety of uses
but it is not the intent of this subdistrict to mandate the vertical or horizontal integration of uses.
C) Meaningful and Predictable Guidelines & Standards for Allowed Uses in the Industrial-Immokalee
Regional Airport Subdistrict
'l'he proposed amendment (Land Use Designation Description Section) does not establ1sh
meaningful and predictable guidelines and standards defining the land uses that are allowed in
the "Industrial-Immokalee Regional Airport Subdistrict" because the text for this Subdistrict
states "allowable uses include all other uses deemed to be compatible and consistent with the
adopted Airport Master Plan, as may be amended." The proposed amendment does not establish
meaningful and predictable guidelines and standards defining the type of nonresidential land uses
allowed within the Commercial-Mixed Use Subdistrict.
Response:
The Industrial- Immokalee Regional Airport Subdistrict has been amended as follows to provide
meaningful and predictable guidelines and standards that define the land uses allow in that subdistrict.
The uses that are referenced are consistent with those allowed by the existing PUD zoning for the
airport, and will allow the types of economic development opportunities that are desired for this Rural
Area of Critical Economic Concern. The Subdistrict will be subject to the nonresidential intensity
limitations of Policy 6.1.10, as referenced in the response to Objection #l.A.1.
3. Industrial- Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various general
aviation and revenue-generating opportunities via land leases as the Airport grows and
changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict, allowed uses include: airoort facilitv and
related accessory uses; commercial. industrial, institutional and aGricultural uses; freiGht
and warehousinG; trade; and ancillary recreational, vehicular racinG. communications
and essential service uses. 3.'! othor usos doomod t-o bo comp3tib.1c 3Ad consi-stont vlith
tho 3doptod Airport ."Aast-o." P!{Jn, 3S m3Y bo 3mondod.
The Commercial Mixed Use Subdistrict provides meaningful guidelines and standards defining the
allowed types of nonresidential land uses through it's stated purpose "to provide for pedestrian-scaled,
higher density residential and mixed-use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the Immokalee Urban
Area" and that "Nonresidential uses allowed within this Subdistrict include those uses allowed in the C-
1 through C-4 zoning districts in the Collier County Land Development Code, Ord. No. 04-41, as
amended."
D) Meaningful and Predictable Guidelines & Standards Define Amounts of Preservation Needed
to Obtain Bonuses or Incentives
Proposed amendment Policy 5.1.1 allows development to achieve density bonuses and
other incentives in the Immokalee Urban Area if development exceeds the minimum required
amounts of preservation already set forth in Conservation and Coastal Management Element
Policy 6. 1.1. Proposed Policy 5.1.1 does not establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses or incentives.
Response:
We have revised Policy 5.1.1 as follows to address the Department's Objection:
Policy 5.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the
Immokalee Urban Area exceeding the minimum required amounts set forth in
CCME Policy 6.1.1, and pursuant to lAMP Policy 2.1.3. This may be
accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable
development rights, density bonuses, and flexible development standards to
incentivize infill development and redevelopment within targeted MR, HR, C-MU
and I-MU designated lands. In order to aualify for any such incentives. on-site or
off-site preservation, if allowed in specificallv tarGeted areas within the
Immokalee Urban desiGnated area, shall exceed the minimum applicable
amounts set forth in Policv 6.1.1. of the CCME bv at least 10 percent. Incentives
may be provided based upon a slidinG scale, providinG Greater levels of incentive
for Greater amounts of preservation above the applicable minimum amounts set
forth in Policv 6. 1. 1 of the CCME.
Within two (2) years of the effective date of this Policy [effective
2011], subject to Policy 1.1.1, the County will explore the feasibility of adopting a
TOR program in the Immokalee Urban Area to further this Objective and Policy
2.1.3.
Within two years of the effective date of this Policy [effective , 2011]
the LOC (Ordinance 04-41, as amended) subject to Policy 1.1.1, shall be
amended to provide for other incentives and innovative land development
regulations, including but not limited to cluster development and flexible
development standards, that do not require an amendment to the lAMP.
E) Meaningful and Predictable Guidelines & Standards Defining BMPs for Lake Trafford Area
Proposed amendment Policy 5.1.2 states, in part, that proposed development adjacent to
Lake Trafford will conform to best management practices regarding water quality in order to
avoid or minimize adverse impacts to the lake and its surrounding wetlands or natural habitat.
Although the purpose of Policy 5.1.2 is to protect natural resources, Policy 5.1.2 does not
establish meaningful and predictable guidelines and standards defining the best management
practices in order to guide the content of the Land Development Code.
Response:
Policy 5.1.2 has been modified to add more specificity regarding the Land Development Regulations that
will be drafted within two years of adopting the fmmokalee Area Master Plan. The Best Management
Practices will be focused on increased or enhance treatment of storm water runoff and measures to
address Total Maximum Daily Loads and nutrient loading. These guidelines will be consistent with
requirements currently being developed by state and federal agencies. Policy 5.1.2 has been modified
as follows:
Policy 5.1.2 Lake Trafford Development
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural
habitat to the ecosystem, economy and ecotourism activities in Immokalee, proposed
development adjacent to Lake Trafford will conform to best management practices
(BMPs) regarding water quality in order to avoid or minimize adverse impacts to the lake
and its surrounding wetlands or natural habitat. These BMPs will primarilv include
measures or desiGn standards bv 'the Department of Environmental Protection (DEP)
and the Environmental Protection AGencv (EPA) that address increased or enhanced
on-site treatment of storm water runoff. and measures to address Total Maximum Dailv
Loads (TMDU and nutrient loadinG. Within two (2) years of the effective date of this
Policy [effective , 2011], subject to Policy 1.1.1, the County in conjunction
with any applicable state or federal agencies, will amend the LDC (Ordinance 04-41, as
amended) to establish specific best management practices and will identify the specific
locations where such best management practices shall be required.
F) Internal Consistency within Policy 6.1.9
Proposed Policy 6. J .9 states that all rezonings must be consistent witb the
Comprehensive Plant but Policy 6.1.9 allows zoning to be inconsistent with the Comprehensive
Plan for properties that have zoning in place prior to a change in Land Use Designation where
the prior zoning allows for a bigher density or intensity than the new Land Use Designation. In
addition. proposed Policy 6.1.9(5) states that "Overall intensity of development shall be
detennined based upon a comparison of public facility impacts as allowed by the existing zoning
district and the proposed zoning district. Proposed Policy 6.1.9(5) does not establish meaningful
and predictable guidelines and standards for the intensity ofland use that require the intensity of
development to be determined consistent with the intensity standards of the applicable future
land use category.
Response:
The provision outlined in proposed Policy 6.1.9 already exists in Collier County's Growth Management
Plan. It has been part of the Collier County FLUE (Objective 5, Policy 5.1) since its inception in 1989, and
has been applicable to the entire County, including Immokalee. Proposed Policy 6.1,9 has been included
in the Immokalee Area Master Plan, to provide greater clarity, and to make the Master Plan more user-
friendly. Even if the proposed policy were removed, Collier County FLUE Policy 5.1 would still apply.
The Data & Analysis has been amended to include an analysis of where existing zoning is inconsistent
with the lAMP FLUM in Section 5.3.1 and Map 5-5. There are 7 areas where existing zoning is
inconsistent with the proposed FLUM, totaling 26 parcels and 74.9 acres.
G) Meaningful and Predictable Guidelines & Standards Regarding Intensity in Central Business
District
Response:
Policy 7.1.5 of the transmitted lAMP calls for the development of the Central Business District (CBD).
TheCBD will be a zoning overlay that will fall within the Commercial Mixed Use Subdistrict. The CBD will
be located along S.R. 29 in the area commonly referred to as downtown Immokalee. The intent of the
CBD zoning overlay is to encourage high-intensity, multi-story, and pedestrian-oriented commercial and
mixed-use development. Properties in the caD will be subject to the density standards for whichever
FLU Subdistrict in which it is located and the nonresidential development standards in Policy 6.1.10 (as
identified in response to Objection #l.A. above).
Obiection #2
A) Data and Analysis to Address Residential and Commercial Water and Sewer Needs
2. Obiection (PLUM Amendments): Amendment to-RAEel proposes changes to land use
designations on the Future Land Use Map (FLUM). The proposed amendment is not supported
by an analysis (shorHerm five-year, and long-term planning timeframes) of the projected
demand for and availability of potable water and sanitary sewer facilities and water supply based
on clear assumptions regarding the combination ofhoth residential land uses (at maximum
density and population projections) and nonresidential land uses (based on intensity standards
established in tbe lAMP) at the adopted level of service standards.
Response:
The Data & Analysis has been revised to provide an analysis of the short-term and long-term water and
sewer facilities and water supply impacts resulting from the proposed amendments. This analysis is
based on population growth, nonresidential development, adopted LOS standards and water and sewer
demands and is provided in the attached D&A Supplement as Section 6.4.3, Five- and Ten-Year Water
and Sewer Availability. The analysis shows that water demand will increase from 5.37 MGD to 5.95
MGD over the next five years and sewer demand will increase from 3.80 to 4.35 MGD. The increased
demand can be met by the projected 2014 capacity for water (14.20 MGD) and sewer (10.00 MGD). The
10-year projections show water and sewer demand increasing to 6.17 MGD and 4.56 MGD, respectively,
which can be met by the projected 2019 capacity for water (14.20 MGD) and sewer (10.00 MGD).
Additionally, the D&A includes an amended Section 6.9, Demand Analysis from Maximum Potential
Build-Out to account for maximum nonresidential buildout potential resulting from the lAMP
amendments to the FLUM. This analysis calculates the maximum nonresidential development by
multiplying the intensity standards, as expressed in Floor Area Ratio (FAR), by the acreage for each
Future Land Use subdistrict. Based on these projections, the maximum buildout potential of the
Immokalee Urban Area could include 80.8 million square feet of nonresidential uses, which would
account for an additional 8.1 MGD of water and sewer demand. It is important to realize that it is
extremely unlikely that the maximum buildout will ever be realized, as actual development rarely occurs
at the maximum intensities and mixed use development projects rarely maximize both the residential
and non-residential potential. Also, because the adopted lAMP and Collier County Future land Use
Element do not provide intensity standards for nonresidential uses, the maximum nonresidential
development potential from the proposed lAMP should be considered a reduction from the existing
plan.
B) Data and Analysis to Address Residential and Commercial
The proposed amendment is not supported by data and analysis addressing the following:
(1) the projected impact (short-term five-year, and long-term planning timeframes) ofthe
proposed FLUM amendments upon the adopted level of service standards of roadway facilities,
including SR 29 and SR 82, based on clear assumptions regarding residential land uses (at
maxim um de~~ity .~4l?opu~ation projections), nonresidential land uses (based on intensity
standards established in the lAMP), and background growth in trips; (2) identifying road
improvements that are needed to maintain the adopted level of service standards; (3)
demonstrating that any road improvements that are needed to maintain the adopted level of
service standards are depicted on the Future Transportation Map (or map series) of the adopted
portion ofthe Collier County Comprehensive Plan and included in the Capital Improvements
Element Five-year Schedule of Capital Improvements; and (4) addressing coordination of any
needed improvements with the plans and programs of the Florida Department of Transportation
and the Metropolitan Planning Organization's Long Range Transportation Plan and
Transportation Improvement Program. The amendment does not coordinate the road
improvements that are needed to maintain the adopted roadway level of service standards with
the Future Transportation Map (by depicting such road improvements on the Map) and Capital
Improvement Element (by including the road improvements that are needed in the 5 years within
the Five-year Schedule, and by including the road improvements that are needed in the long-term
in a policy in the Capital Improvement Element).
Response:
A transportation analysis ("Immokalee CRA Future Land Use Plan Amendment Transportation Analysis",
Tindale-Oliver and Associates, Inc., November 20,2009) was prepared which evaluated existing (2008)
conditions, short-term future (2016), and long-term future (2030) transportation conditions and needs.
The land uses evaluated are clearly described in this report, and reflect an increase from the growth
projections ofthe MPO's adopted Cost-Feasible Plan.
The long-term analysis, based on the MPO's transportation systems planning model, identified that the
currentfv adopted Cost-Feasible Plan provides levels of service that meet adopted standards on all area
roads except for three segments. It further indicates that the proposed increased development
intensities cause one additional road segment to become deficient, but that is the result of a relatively
small (approximately 50 p.m. peak hour trips) change in traffic volumes.
The short-term analysis, based on the 2008 counts and trend growth rates, indicated that only one road
segment (SR 29 north of Lake Trafford Road, an emerging SIS road) was estimated to fail the adopted
LOS standard of C, operating at LOS D - which is the standard applied to most roads in Collier County.
Since the TOA transportation analysis was undertaken, Collier County updated its Annual Update and
Inventory Report (AUIR) making use of 2009 traffic count data. An excerpt from that report is provided
below, indicating that traffic volumes have decreased since 2008, and even more capacity is available on
SR 29 than was reported in the TOA traffic analysis. For example, on SR 29 north of Lake Trafford Road,
the more recent AUIR reports a 100th highest hour peak direction traffic volume of 539, as opposed to
the 608 estimated in 2008.
From
CR 29 A South
N 15th St
CR 29A North
To
N 15th St
CR 29A North
SR82
Rather than modify the adopted Comprehensive Plan Transportation Element and Capital Element,
County staff has determined it would reduce needed work and possible confusion if the adopted plans
are not amended at the present time, but in the late spring, 2011. The reason for this is that the Collier
County MPO has recently updated the socio-economic data that drives their long-range transportation
planning process to reduce the estimates of future population and employment. They have initiated a
transportation plan update study, which is scheduled for completion in the spring of 2011. This study
will take into consideration the proposed land use plan, to ensure it has been closely integrated into the
MPO planning process. As a result of the lower growth estimates, the future year travel demands are
expected to be lower than those of the current adopted long-range transportation plan, reducing the
need for road improvements by 2030.
The land use plan amendment could be approved based on the County's and MPO's commitments to
update their transportation plans. In the event that process gets delayed, then the appropriate
adjustments to the Transportation Element, the CIE, and the MPO plans could be made based on the
transportation analysis prepared in support of this amendment application.
Shouldyou have any questions regarding this amendment, please contact me at (239) 597-0575
or rjm@consult-rwa.com.
Sincerely,
Patrick Vanasse, AICP
Director of Planning
I. INTRODUCTION
lmmokalee has long been recognized as a distinct community within Collier County.
lmmokalee's economy, geography, and demographic make-up are different than the rest of
Collier County, Approximately one-half of the land within the Immokalee Urban Area is presently
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most Immokalee residents work within the agricultural
industry, and the majority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2000 Census (the most comprehensive data for Immokalee currently
available), comparing Immokalee to the County as a whole, reflect some of the key socio-
economic differences, including age distribution, race and ethnicity, income, education and
housing.
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed
under separate Zoning and Subdivision Regulations until 1982, While it is now included under
the county-wide Land Development Code, in 1991 the County again acknowledged the need for
lmmokalee-specific land use regulation with the adoption of the first lmmokalee Area Master
Plan as an element in the County's overall comprehensive plan.
Collier County first established the Immokalee Area as a Planning Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP), which included a requirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first lmmokalee Area Master Plan
(lAMP), as referenced in Policy 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban designated area has been
developed and was incorporated into this Growth Management Plan in February,
1991. Major revisions were adopted in 1997 following the 1996 Evaluation and
Appraisal Report, The Immokalee Area Master Plan addresses conservation,
future land use, population, recreation, transportation, housing, and the local
economy. Major purposes of the Master Plan are coordination of land uses and
transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
The lAMP is in addition to and supplements the goals, objectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the lmmokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole. the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year, On September
28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory
committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe
again, providing for dissolution of the committee no later than December 31, 2009. The purpose
and duties of the Committee remain the same:
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting
services,
B. Assist County staff with the review of general planning matters related to the Immokalee
Community. These could include housing, zoning, economic andlor other issues as may
be brought before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements;
2, economic incentives;
3. increasing the quality and quantity of affordable housing;
4. land uses and improvements relative to the Immokalee Regional Airport;
5. density increases in mixed-use districts;
6. restructuring of future land use designations and designation boundaries within the
Immokalee community;
7. the facilitation of construction of commercial development in commercial districts;
8. the preparation of revisions to current zoning districts and the development of
associated LDC (Ordinance 04-41, as amended) standards; and
9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee
community.
D. Assist in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions,
The IMPVC has been working steadily towards achieving these goals over the last five years,
The adoption of the revised lAMP and revised Immokalee Master Plan Future Land Use Map
represents the first step in completing the objectives of the Committee. The Collier County LDC
(Ordinance 04-41. as amended) will be updated next to implement the Goal, Objectives, and
Policies of the lAMP, followed closely by an update to the Capital Improvements Plan, and the
creation of a long-term transportation plan,
II. NEW DIRECTIONS
The residents of Immokalee see new possibilities for their community with the development of
this Master Plan. With the development of this new Master Plan, Immokalee has chosen to
focus on opportunities rather than challenges. Immokalee is committed to redefining its future,
2
revitalizing its community, and developing a new mission that focuses on strengthening and
diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we
call home."
Economic opportunity lies in lmmokalee's diverse community. Many residents have roots in
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage
should be embraced and used to develop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity; take advantage of the traffic generated by the lmmokalee
Seminole Casino and the growing Stewardship Receiving Areas, including the Town of Ave
Maria; and create new public plazas and gatherir'lg spaces. These public plazas and spaces will
be designed within an appropriate streetscape to foster walkability and a mixture of uses,
including entertainment and cultural events, and will position lmmokalee to attract new residents
and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market lmmokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural-related businesses, Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an
opportunity to create a new farmers' market or expand the existing state farmers' market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of Immokalee in the region. lmmokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A major county road (CR 846, lmmokalee Road), connects lmmokalee to 1_
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility
to and from Immokalee, helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system, both regionally and within the Immokalee Urban Area,
are just one part of how the overall transportation will improve in the future. The Immokalee
Regional Airport (IMM) is designated as an official U.S, Port of Entry, with its own full-service
Customs Office, supporting both international and domestic trade opportunities, and is a
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growing cargo service airport. The Florida Tradeport operates within a Foreign 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 equipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities available through development of the Tradeport are particularly significant
given that the Economic Development Council of Collier County (EDC) estimates the County will
need an additional 3,685 acres of new business park lands by 2030. The EDC has been
working to attract research clusters to Collier County to diversify the economy, which is currently
highly dependant on only three industries: agriculture, construction, and tourism and services.
The three targeted industry clusters are: health and life science; computer software and
services; and distribution. Given its location, access to major roads, connectivity with other parts
of the state, availability of developable land, and the airport, Immokalee is a prime location for
the new distribution industry that the EDC has identified as being vital to the growth and
diversification of Collier County's economy.
Another potential for economic growth lies in anticipated development in areas surrounding
Immokalee. As new towns in eastern Collier County develop, needed government services and
departments could be centrally located in Immokalee to serve the eastern portion of the County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths. The first goal requires the development of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall, each of the eight goals support economic development and diversity, but Goal Two,
speCifically makes economic development a priority, and the objectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate,
The third goal, and its objective and policies, deal with housing. Mobile homes have historically
provided a significant percentage of the housing in Immokalee, and have provided affordable
homes. Adequate housing for farmworkers must continue to be addressed. Gap housing and
other "market-rate" housing, which provides housing for middle-class families, has been
historically underrepresented in the Immokalee market. Affordable-workforce housing will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
Housing are defined in the Collier County LDC (Ordinance 04-41, as amended). The fourth goal
and set of objectives address infrastructure and public services. Parks and recreational
opportunities to serve the young families in Immokalee are the first public infrastructure item
discussed. Transportation is a major component of any community's public infrastructure needs,
and while county-wide issues are still dealt with in the county Transportation Element, this
portion addresses Immokalee's local roads and needed public safety improvements to protect
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pedestrians and bicyclists. Other important public services include stormwater management and
solid waste, which are addressed as well.
The fifth goal and related objective deals with natural resource protection and how to promote
eco-tourism within Immokalee. While the Conservation and Coastal Management Element still
applies, significant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an integral component of any master plan, and the sixth goal and its objective and
policies deal with this issue. Mixed-use, pedestrian-scaled development is important, as is
allowing development in appropriate locations, at densities and intensities that will attract new
development.
Urban form and design are addressed in the seventh goal. These objectives and policies are
generally concerned with how to create a theme or brand for Immokalee, provide safe multi-
modal transportation, and develop site design and development standards appropriate for
Immokalee, rather than continuing to apply standards developed for coastal Collier,
The eighth and last goal, objective, and related policies are concerned with interlocal and
intergovernmental coordination, to address current service issues and to continue collaboration
with appropriate organizations in the future.
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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 County Community Redevelopment Agency (CRA) shall,
on an annual basis, develop a prioritized list of Immokalee specific capital projects and other
activities, programs, studies, and so forth that further the Goals, Objectives, and Polices of this
Master Plan. The CRA shall also indentify any potential funding sources, for all or a portion of
the projected cost, associated with these projects and activities. This list shall be provided to the
BCC during its annual budgeting process in order to allow the BCC to consider the Community's
priorities in relation to available funding and staffing resources.
Policy 1.1.1 Fiscal and Operation Constraints
A number of Objectives and Policies set forth in the lAMP provide for optimal timeframes within
which the Objective or Policy is intended to be accomplished. Given limited funding and staff
resources, and in consideration of the prioritized list submitted to the BCC annually by the CRA,
the BCC may extend these optimal timeframes pursuant to available funding and/or operational
constraints. Any Objectives and Policies that have not been accomplished may be reviewed and
reconsidered as part of the County'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 actively pursue, attract, and retain business enterprise in the Immokalee Area,
Policy 2.1.1: Commercial and Trade Hub
In recognition of Immokalee's strategic location within Collier County and southwest Florida, and
the Foreign Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of Critical
Economic Concern designations, and the economic or funding opportunities resulting from
those designations, Collier County, subject to Policy 1.1,1, will:
· Support the CRA and other economic development entities in actively promoting and
positioning Immokalee as a regional commercial and trade hub for businesses seeking
to locate or expand into Southwest Florida;
· Encourage the CRA and other economic development entities in the marketing of
commercial and industrial opportunities in Immokalee;
· Support the CRA in pursuing grants and funding from government, non-governmental
organizations, or private sector partnerships,
Policy 2.1.2: Florida Tradeportllmmokalee Regional Airport
Collier County will encourage the promotion of economic development opportunities at the
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas,
Policy 2.1.3: Mitigation Banking andlor Targeted Acquisition Lands
Within two (2) years of the effective date of this policy [effective , 2011], and subject
to Policy 1.1.1, Collier County will explore the feasibility of utilizing privately owned undeveloped
parcels with significant wetland, upland, or listed species habitat value, as a listed species
habitat conservation bank or wetland mitigation bank to compensate for wetland or listed
species impacts associated with development within the Immokalee Urban Area, for mitigation
required by state and federal agencies, or for off-site preservation when allowed. The purpose
of such a mitigation bank and/or identification of lands targeted for acquisition within the
Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite
permitting of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. During this period, the County shall develop a map depicting the
preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives
and regulatory requirements shall be included in the LDC (Ordinance 04-41, as amended) to
direct mitigation to or acquisition of these targeted lands and to direct development away from
such lands.
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OBJECTIVE 2.2:
To create a business climate that will enhance and diversify the Immokalee Area economy and
increase employment 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 , 2011], subject to
Policy 1,1.1, Collier County will review and amend or expand, as necessary, the fast-track and
expedited review program for projects that provide a positive economic benefit to the Immokalee
economy, specifically including affordable, gap, and farmworker housing and targeted
industries. During this period, criteria will be developed to be used as a guide for determining
what will qualify a project for this expedited review program.
Policy 2.2.2: Pre-Certified Commercial/Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses, and by streamlining the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area. Collier County will review the existing Certified Sites Program,
presently administered by the Economic Development Council of Collier County (EDC), and
propose improvements to the program within two (2) years of the effective date of this policy
[effective ,2011] and subject to Policy 1.1.1.
Policy 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04-41, as amended), subject 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.
Policy 2.2.4: Financial Incentives
Collier County will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify funding sources to maintain adequate funding
of such incentive programs,
Policy 2.2.5: Agriculture-Related Business Uses
In recognition of the economic importance of agriculture, the County will amend the LDC
(Ordinance 04-41, as amended) to allow agriculture-related business uses, such as fruit and
vegetable stands, farmers markets, and agritourism 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 ,2011], subject 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 Policy 1.1,1, will encourage 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 Policy [effective . 2011]. It is
anticipated that the County will work with the CRA, Chamber of Commerce, the Naples Marco
Island Everglades Convention and Visitors Bureau, and other public and private organizations to
promote these opportunities.
Policy 2.3.2: Eco-tourism
Collier County, subject to Policy 1.1.1, will encourage the development of ecotourism in the
Immokalee Area, with a particular focus on Lake Trafford and surrounding RT designated lands.
It is anticipated that the County will work with the CRA, Chamber of Commerce, the Naples
Marco Island Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe to: a) integrate future plans
for the Casino and Reservation within an Immokalee-wide tourism development and marketing
campaign; and b) address impacts of the expansion of the Casino, the Resort Hotel and other
resort structures and uses on the community and surrounding area,
Policy 2.3.4: Entertainment District Area
In recognition of the fact that the casino is a significant attraction, Collier County, subject to
Policy 1.1.1., will encourage the development of an entertainment area near the casino that is
complementary and connected to Immokalee's existing downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee.
Policy 2.4.1: Research and Development
Collier County subject to Policy 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 colleges and universities, and other public
and private organizations to promote these opportunities.
Policy 2.4.2: Cultural Programs and Facilities
Collier County will identify cultural programs and facilities to address the needs of Immokalee
residents and visitors subject to Policy 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 2011],
subject to Policy 1.1.1, Collier County will review existing programs meant to provide technical
assistance for the establishment and permitting of new or expanding businesses and make
recommendations to better implement these programs. This technical assistance will be made
available through the CRA, It is anticipated that Collier County will work with the CRA, and
public and private organizations, to complete this review and make recommendations.
Policy 2.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial-Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41,
as amended) that facilitate mixed-use projects and provide for flexible performance-based
incentives.
Policy 2.5.3: Alternative Funding
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 pursuing alternative funding sources on an ongoing 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 agencies to address
farmworker housing and migrant labor camp needs for Immokalee.
Policy 3.1.1: Farmworker Housing Land Development Regulations
Collier County, subject to Policy 1.1,1, will review and revise, as necessary, the LOC provisions
regulating Farmworker Housing within the Immokalee Urban Area to eliminate regulations that
are duplicative to Federal and State provisions, specifically in regards to farmworker housing
and migrant labor camps for seasonal workers with temporary, non-immigrant visas.
Policy 3.1.2: Agricultural and Housing Partnerships
Collier County will encourage local agricultural growers to work in partnership with housing
organizations to provide affordable and suitable housing 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: Targeted Redevelopment Areas
Collier County will promote the development and redevelopment of housing within targeted
redevelopment areas. Targeted redevelopment areas include neighborhoods with occurrences
of substandard structures, vacant parcels or groups of vacant parcels, and areas where issues
of compatibility between land uses exits. Collier County, subject to Policy 1.1.1, will review the
2004 Immokalee Housing Condition Inventory to determine if the findings of the Inventory are
still valid, and, if necessary, update the Inventory to accurately identify targeted redevelopment
areas.
Policy 3.2.2: Funding Opportunities
Collier County, subject to Policy 1.1.1, in coordination with federal, state, and other local
agencies and private organizations will seek funding for the housing needs identified in the
Immokalee Housing Condition Inventory.
Policy 3.2.3: Substandard Housing
Collier County, subject to Policy 1.1.1, will periodically update its program for the repair,
removal, or replacement of substandard housing units, based on the most recent Immokalee
Housing Condition Inventory.
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Policy 3.2.4: Displaced Occupants
Collier County will coordinate with local non-profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units, subject
to Policy 1.1.1.
Policy 3.2.5: Housing Code Enforcement
Collier County shall make reasonable effort to require that substandard housing be brought 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 programs and regulatory reforms to
reduce development costs and promote safe and sanitary affordable-workforce housing for
Immokalee residents.
Policy 3.3.1: Housing Grant Opportunities
Collier County, in coordination with the CRA, will pursue government grants and loans for
affordable-workforce housing.
Policy 3.3.2: Affordable-Workforce and Gap Housing Incentives
Collier County, subject to Policy 1.1.1, will review its affordable-workforce housing (including
gap) incentives to determine the effectiveness of existing provisions and whether additional
incentives are necessary or desired.
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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 adjacent to, the most
densely populated urban areas to ensure convenient access by the majority of residents, and in
coordination with the CRA, will identify locations for public plazas, greens, or urban parks.
Policy 4.1.2: Community Input
Collier County will solicit community input to ensure provision of appropriate facilities to address
the demographics 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 throughout the
community where appropriate and feasible, subject to Policy 1.1.1, and as identified in the Parks
Master Plan, to be developed after adoption of this Master Plan.
Policy 4.1.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new recreational
facilities, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as
appropriate to Immokalee's demographics and as feasible, subject to Policy 1.1.1.
Policy 4.1.5: Use of Vacant Residential Parcels
Subject to Policy 1.1.1, Collier will consider acquiring vacant residential parcels in order to
develop new neighborhood parks. These parcels may be small in size and should be evenly
distributed throughout the community.
Policy 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains,
shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of
park users. The list of needed improvements will be updated in the most recent Community and
Regional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the
safe and convenient movement of pedestrians, motorized, and non-motorized vehicles.
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Policy 4.2.1: Bicycle and Pedestrian Pathways Plan
Related to pathways specifically in the Immokalee Urban Area, the Collier County 5-Year
Pathways Plan will give priority to linking existing and future residential neighborhoods with
commercial and employment areas, as well as schools, libraries, community parks, recreation
sites and other public service areas. Input will be sought from landowners and residents to
identify priority. The Collier County 5-Year Pathways Plan will depict existing and planned
future pathways for the Immokalee community, subject to Policy 1.1.1.
Policy 4.2.2: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization's Long Range Transportation Plan, subject to
available funding, as a precursor to initiating new investment in the Immokalee area. In
particular, the County will support and encourage:
. the Florida Department of Transportation in the widening of SR 82 between 1-75 and SR
29 as a first step in improving transportation access to Immokalee;
· the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from
the Immokalee Regional Airport and Florida Tradeport;
. the Florida Department of Transportation to improve road conditions along State-owned
roads;
· the creation of new, or expansion of existing, transportation corridors that improve
access between Immokalee, the City of Naples, and coastal Collier County; and
· the creation of new collector roads, including the Little League Road extension near
Lake Trafford, to handle increased future population growth and traffic in that area,
Policy 4.2.3: Access from Immokalee Airport to Future SR 29 Bypass
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 .
Policy 4.2.4: Safety Improvements
Collier County will develop a plan identifying locations for new traffic signals, signage,
crosswalks, bikepaths, and street lighting for the purpose of improving pedestrian and bicycle
circulation and safety within prioritized areas within the Municipal Service Taxing Unit (MSTU)
as part of the Walkability Study funded by the Collier Metropolitan Planning Organization,
subject to Policy 1,1,1,
Policy 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect significant employment centers and public facilities, and interconnect
to adjacent communities, where deemed appropriate and subject to Policy 1.1.1.
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Policy 4.2.6: Enhanced Transit Services
Collier County will encourage the provision of a wide array of transit services, such as bike-and-
ride and medical transport, subject to Policy 1.1.1.
Policy 4.2.7: Transportation Concurrency Alternatives (for SR 29)
Within two (2) years of the effective date of this Policy [effective 2011], Collier
County shall identify alternatives methods to allow non-residential development in the
Immokalee Urban Area to proceed with limited exceptions and/or a mitigated waiver from
existing concurrency requirements due to the economic and job creation benefits such
development would provide. Funding for the alternatives to concurrency feasibility analysis will
be provided by the Immokalee CRA. The following shall be considered as a part of the analysis:
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation
Concurrency Management Area (TCMA) or other alternative that would allow limited
exceptions andlor mitigated waivers from concurrency for economic development,
diversity, and job creation in the Immokalee Urban Area; and
b. Potential limitations on such exceptions andlor waivers from concurrency including:
1. Limiting applicability 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 designated lands);
2 Requiring a case-by case approval of any such exception or waiver based upon
certain targeted and measurable objectives, including Transit Oriented Design,
job creation and other commitments by the developer that would be deemed to
be beneficial to the community; and
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued
feasibility of any such exception or waiver process.
OBJECTIVE 4.3:
To improve stormwater management and surface drainage in Immokalee.
Policy 4.3.1: Immokalee Stormwater Master Plan
Within two (2) years of the effective date of this Policy [effective , 2011], subject to
Policy 1,1,1, Collier County will implement, to the degree necessary 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 Slough Cross-Drain Additions)
where significant drainage issues are known,
OBJECTIVE 4.4:
To provide an efficient and economical solid waste management system that ensures public
health and safety, and protects the environmental resources of the area,
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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 through education, enforcement, and clean-up activities by 2011. This program
will solicit input and participation from community organizations and neighborhood associations.
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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 systems and listed species habitat including upland habitat used by listed
species, through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element.
Policy 5.1.1: Incentives and Innovative land Development Regulations
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to lAMP
Policy 2.1.3. This may be accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable development rights.
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR, HR, C-MU and I-MU designated lands, In order to qualify
for any such incentives, on-site or off-site preservation, if allowed in specifically targeted areas
within the Immokalee Urban designated area, shall exceed the minimum applicable amounts set
forth in Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a sliding
scale, providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in Policy 6.1.1.
Within two (2) years of the effective date of this Policy [effective , 2011], subject to
Policy 1.1.1, the County will explore the feasibility of adopting a TDR program in the Immokalee
Urban Area to further this Objective and Policy 2.1.3,
Within two years of the effective date of this Policy [effective 2011] the LDC
(Ordinance 04-41, as amended) subject to Policy 1.1.1, shall be amended to provide for other
incentives and innovative land development regulations, including but not limited to cluster
development and flexible development standards, that do not require an amendment to the
lAMP,
Policy 5.1.2: lake Trafford Development
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat
to the ecosystem, economy and ecotourism activities in Immokalee, proposed development
adjacent to Lake Trafford will conform to best management practices (BMPs) regarding water
quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands or
natural habitat. These BMPs will primarily include measures or design standards by the
Department of Environmental Protection (DEP) and the Environmental Protection Agency (EPA)
17
that address increased or enhanced on-site treatment of storm water runoff, and measures to
address Total Maximum Daily loads (TMDL) and nutrient loading, Within two (2) years of the
effective date of this Policy [effective , 2011], subject to Policy 1.1.1, the County
in conjunction with any applicable state or federal agencies, will amend the lDC (Ordinance 04-
41, as amended) to establish specific best management practices and will identify the specific
locations where such best management practices shall be required. The lake Trafford
Drainage Basin shall be the geographic area intended for implementation of these BMPs.
Policy 5.1.3: Lake Trafford Remediation
Collier County will, subject to Policy 1.1.1, continue to cooperate with agencies on remediation,
restoration, and long term management efforts at lake Trafford (e.g., organic sediment and
invasive plant removal) to improve the health and recreational potential of the lake.
Policy 5.1.4 Conservation Designation
During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each
subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban
Area owned by a public entity, where such lands were acquired for the purposes of
conservation, provided for in the Collier County Future land Use Conservation Designation. The
County shall then consider whether such lands should be designated 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 apply to all Development
Orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate
land use with the natural environment; maintain and develop cohesive neighborhood units;
promote a sound economy; and encourage desirable growth and energy efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section.
Policy 6.1.1: Future Land Use Designation
The Immokalee Area Master Plan's URBAN Future Land Use Designation includes the following
Future Land Use Districts, Subdistricts, Overlays and Features:
A. URBAN - MIXED USE DISTRICT
1, Low Residential Subdistrict
2. Medium Residential Subdistrict
3, High Residential Subdistrict
4, Commercial - Mixed Use Subdistrict
5, RecreationallTourist Subdistrict
B. URBAN - INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2, Industrial - Mixed Use Subdistrict
3, Industrial - Immokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
1. Lake Trafford ICamp Keais Strand System Overlay
2. Seminole Reservation
3. Urban Infill and Redevelopment Area
Policy 6.1.2: Compatibility between Land Uses
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the Immokalee Urban Area.
Policy 6.1.3: Right to Farm
Lawfully existing agricultural activities may continue within the Urban Designated Area as
provided by the State of Florida Right to Farm Act, 823,14. F.S.
Policy 6.1.4: Farmworker Housing
Collier County recognizes the need for farm labor to support the County's agricultural industry.
Collier County will encourage the provision of housing for seasonal, temporary or migrant
19
farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions of
Section 64E-14, Florida Administrative Code, and does not conflict with the existing zoning
districts or the Immokalee Area Future Land Use Map.
Policy 6.1.5: Compact Mixed-Use Development
Collier County will encourage compact mixed-use development in appropriate zoning districts
and particularly within the HR and C-MU designations, as an innovative planning technique to
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency.
Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as
identified in LDC Section 5.04.02 C; or within an existing mobile home park or subdivision as
identified in Policy 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) years of the
effective date of this Policy, [effective , 2011], the County will amend LDC to
prohibit the placement of new mobile homes within the Immokalee Area except as provided for
in this Policy and in Policy 6.1.7. Until such LDC amendment is adopted, new mobile homes
shall be permitted as provide herein or in Policy 6.1.7, or if the use is allowed with the applicable
underlying zoning district, as is the case in the Agricultural district with a Mobile Home Overlay
(A-MHO) and the Village Residential (VR) district.
Policy 6.1.7: Existing Mobile Homes within the Immokalee Urban Area
a. Existing mobile homes located on individual lots or parcels and not located within an
approved mobile home park or subdivision may continue in any Future Land Use
Subdistrict; however, said mobile homes may only be enlarged, altered, improved or
replaced in accordance with the nonconforming provisions provided in LDC Section
9.03.00,
b. Existing mobile home parks that have an approved Site Development Plan (SOP) or Site
Improvement Plan (SIP) as of the effective date of this Policy are allowed in all
subdistricts that allow residential development.
c. Additionally, within two (2) years of the effective date of this Policy, [effective
,2011], the County will amend LDC Section 2.03,07 G.6, Nonconforming Mobile
Home Park Overlay Subdistrict. to include mobile home subdivisions as well as mobile
home parks, and to extend the compliance deadline for an additional two (2) year period
from the date of that LDC 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.
Policy 6.1.8: Public Educational Plants
Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of
the Future Land Use Element.
20
Policy 6.1.9: Rezonings
A. All rezonings must be consistent with the Growth Management Plan. For properties that
have zoning in place prior to a change in Land Use Designation where the prior zoning
allows for a higher density or intensity than the new Land Use Designation, the property
may be rezoned as follows:
1. For such commercially-zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district as the
existing zoning district, and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercial-zoned properties to a residential zoning district is allowed as
provided for in the Density Rating System of this Master Plan.
2. For such industrially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district, and provided the overall intensity of industrial land use
allowed by the existing zoning district is not exceeded in the new zoning district.
3, For such residentially-zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4. Properties subject to the above limitations may be combined and developed with other
property, whether or not such other property has had a change in Land Use Designation.
For residential and mixed use developments only, the accumulated density between
these properties may be distributed throughout the project, as provided for in the Density
Rating System or the underlying subdistrict, as applicable,
5, Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6. This Section does not apply to changes to the Land Use Designation initiated by the
property owner.
B. Any property owner who believes that they have been adversely affected by this lAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC, All applications must be submitted within one year from the effective date of the
lAMP or applicable lAMP amendment. This procedure shall be considered supplemental to
any other claim or remedy that the property owner may have. Notice of the Adoption of this
Plan and the one-year time frame within which any property owner who believes that they
have been adversely affected by this lAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8 page notice in one or more newspapers of general circulation in the Immokalee area
within 15 days of Adoption of this plan by the BCC.
21
Policy 6.1.10: Non-Residential Development
Non-residential development in the Immokalee Urban Area will be limited to no more than 8.45
million square feet through the 2025 Planning Horizon. Non-residential development includes
commercial, retail, office, industrial, institutional and governmental buildings, but excludes
hotels, motels, government subsidized, affordable or farmworker housing, and development
within the Seminole Reservation. Collier County staff shall maintain records on the amount of
non-residential development in Immokalee and shall review, and update as necessary, the non-
residential development limit as part of the Evaluation and Appraisal Report process.
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GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKAlEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee-specific land development regulations to the extent
required by this Master Plan, and which reflect the unique character and cultural diversity of the
residents, encourage pedestrian-friendly urban form, and promote energy efficiency.
Policy 7.1.1: Development of land Development Code Standards
Within two (2) years of adopting this Policy [effective , 2011] and subject to Policy
1.1.1, Collier County, in coordination with and funding from the Immokalee Community
Redevelopment Agency, will develop LOC standards specific to Immokalee to address the
unique needs of the Immokalee Urban Area. These standards include those related to
permitted and conditional land uses; density and intensity; signage; landscaping and buffering;
native preservation retention; off-street and on-street parking and loading; architectural design;
development standards, including setbacks to Lake Trafford; floor area ratio for certain
nonresidential uses; site access; and treatment of existing nonconforming uses and structures.
Policy 7.1.2: location of Service Uses
Collier County will encourage parks, and other community facilities to be placed within one-half
mile of residential and mixed-use centers in order to encourage walking, bicycling and non-
vehicular access to and from these service uses. Collier County shall require interconnection of
pedestrian facilities to the existing pedestrian network,
Policy 7.1.3: Innovative Design
Within two (2) years of the effective date of this policy [effective , 2011] and subject to
Policy 1.1.1, Collier County and the Immokalee Community Redevelopment Agency will develop
incentives andlor regulations to promote: enhanced pedestrian access; pedestrian-friendly
design; compact mixed-use development and redevelopment; shared i~frastructure; enhanced
public spaces and signage; and use of public transit.
Policy 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy [effective , 2011] and subject to
Policy 1.1.1, Collier County, in coordination with the Immokalee Community Redevelopment
Agency, will evaluate the need for additional passive recreation and outdoor dining and
entertainment opportunities along downtown streets, and, if warranted, adopt amendments and
incentives to the Collier County LOC (Ordinance 04-41, as amended) to encourage the
development of these amenities provided the free and safe movement of pedestrians is
maintained,
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Policy 7.1.5: Central Business District
Within two (2) years of the effective date of this policy [effective , 2011], subject to
Policy 1.1.1., Collier County will amend the LDC (Ordinance 04-41, as amended) to include a
Central Business District in Immokalee. The District will be depicted in the LDC and will
encourage high-intensity, multi-story, and pedestrian-oriented commercial and mixed-use
development.
Policy 7.1.6: Safe Neighborhood Initiatives
Collier County, subject to Policy 1,1.1, will coordinate with local and state law enforcement,
developers, and citizens to seek funding opportunities available under the Safe Neighborhood
Act (Section 163.501, F.S.) or other programs to improve safety within the Immokalee
community and to provide for safe streets. This may include implementation of CPTED (crime
prevention through environmental design) strategies, where such strategies are compatible with
the community design objectives set forth herein,
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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.
OBJECTIVE 8.1:
Pursue effective interlocal and inter-governmental coordination in order to provide a range of
human services to Immokalee residents.
Policy 8.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with with local and regional economic
development organizations and the State of Florida to assist the Immokalee area in attracting
businesses, marketing, and developing infrastructure,
Policy 8.1.2: Redevelopment Implementation Partners
Collier County, in coordination with the CRA, Immokalee Enterprise Zone Development Agency,
local and regional economic development organizations, and other local organizations, will
actively coordinate efforts to implement the Immokalee Area Master Plan, the Community
Redevelopment Area Plan, and the Enterprise Zone,
Policy 8.1.3: Immokalee Government Services Center
Within two (2) years of the effective date of this Policy [effective , 2011], subject to
Policy 1,1.1, Collier County will consider the establishment of an Immokalee-based government
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 following services:
a, Animal control
b. Child support enforcement
c, Code enforcement
d. Court
e. Domestic violence services
f. Emergency management services
g. Emergency medical services
h. Permitting, planning, and economic development needs
I. Public health services
j, Housing and Human Services
k. Board of County Commissioners Office
I. Immokalee Community Redevelopment Agency
m, Branch Office of the Collier County Tax Collector
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LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts, The following describes land use designations shown on the Immokalee
Master Plan Future Land Use Map. These designations generally indicate the types of land
uses for which zoning may be requested. However, these land use designations do not
guarantee that a zoning district request will be approved.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses, Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses
can be located within individual buildings and/or projects in areas deemed appropriate and
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but
are not limited to: agriculture, 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 may be allowed in the Low Residential, Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the
following limitations:
Commercial development may be permitted within a PUD, provided the following size and
development criteria are met. The commercial component within a PUD may be allowed
to develop up to the maximum acreage specified in the table below:
PUD Acres
Min, Gross Density
Max. Commercial Acres
Permitted Zoning
CATEGORY I
>80
2.5 dulgross acre
5 acres
C-2
CATEGORY II
>160
2.5 du/gross acre
10 acres
C-2, C-3
CATEGORY III
>300
3,0 du/gross acre
20 acres
C-2 through C-4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
c. Commercial zoning or development shall be no closer than a X mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
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d. The commercial development shall be integrated with the residential portion of the
project, including common elements such as signage, and providing vehicular and
non-vehicular interconnection; and
e. No construction in the commercial designated area shall be allowed until
construction has commenced on at least 30% of the project's residential units,
unless otherwise authorized by the Board of County Commissioners.
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low-density residential development and
supporting ancillary uses, All types of residential dwellings 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 TraffordlCamp Keais Strand System Overlay.
Since agriculture is a significant economic driver in Immokalee, agricultural research and
technology facilities focusing on agri-business and reliant upon proximity to active
agriculture are also allowed through a Conditional Use process, Such facilities must
demonstrate compatibility with adjacent properties
Base Density: Four (4) dwelling units per gross acre,
Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
2. Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and
supporting 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) dwellings units per gross acre.
Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
3. High Residential Subdistrict (HR):
The purpose of this subdistrict is to provide for a mixture of housing type and supporting
ancill~ry 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.
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Base Density: Eight (8) dwelling units per gross acre.
Maximum Density: Sixteen dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
4. Commercial - Mixed Use Subdistrict (C-MU):
The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density
residential and mixed-use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area, All types of residential uses are allowed within this Subdistrict,
except that mobile homes are only allowed as provided by 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 through C-4 zoning districts in the
Collier County Land Development Code, Ord. No. 04-41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre,
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses, Densities above the base density can only be achieved through available
density bonuses.
Transient lodging is allowed at a maximum density of thirty-two (32) units per acre.
Mix of Uses: Projects equal to or greater than 10 acres will be encouraged to provide
both residential and non-residential uses. In no case shall more than 70% of the C-MU
Subdistrict, in aggregate, be developed as single-use, non-residential projects,
5. Recreational/Tourist Subdistrict (RT)
The purpose of this Subdistrict is to provide for recreational and tourist activities related
to the natural environment, and to allow for limited compact residential development.
Uses allowed in this Subdistrict include, but are not limited to: passive parks; nature
preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas;
transient lodging facilities (including hotel/motel, rental cabins, bed and breakfast
establishments, campsites); restaurants; recreational vehicle parks; sporting and
recreational camps; low-intensity retail directly associated with the purpose of this
Subdistrict; agriculture; and essential services as defined in the Land Development
Code. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6 and 6.1.7,
Single and multi-family dwelling units are allowed. To minimize impacts on the natural
environment, residential development shall be clustered subject to the following:
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· Within any project the average single family home parcel shall not exceed 6,000
square feet, and in no case shall any individual single family lot or parcel exceed
12,000 square feet; and
· Multi-family development projects shall be submitted in the form of a Planned
Unit Development.
Base Density: Four (4) dwelling units per gross acre,
Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply
in this subdistrict.
Transient lodging is permitted at a maximum density of twenty-six (26) units per acre,
Rezonings are encouraged to be in the form of a Planned Unit Development (PUD), The
minimum acreage requirement for a PUD within this Subdistrict will be two (2)
contiguous acres,
Density Rating System
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as
identified on the Immokalee Future Land Use Map. Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone).
Density achieved by right (as may be permitted for qualifying Affordable Workforce Housing
projects) shall not be combined with density achieved through the rezone public hearing
process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOllOWING MANNER:
a, Within the applicable Urban designated areas, the base density of the subdistrict
is allowed, though not an entitlement. Density may be increased using applicable
density bonuses. For purposes of calculating the eligible number of dwelling units
for the project, the total number of dwelling units may be rounded up by one unit if
the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for
the calculation of density is exclusive of commercial portions of the project, except
within the Commercial Mixed-Use Subdistrict, wherein residential project densities
will be calculated on total gross acreage, and portions of a project for land uses
having an established equivalent residential density in the Collier County Land
Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwelling or accessory structures that
are not intended and/or not designed for permanent occupancy, nor is it
applicable to caretaker residences.
29
c, All new residential zoning located within the Urban Mixed Use District shall be
consistent with the Density Rating System, except as provided for in Policy 6,1.9.
d. Within the applicable areas of the Urban Mixed Use District, all properties zoned
A, Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single
Family, for which an affordable workforce housing project is proposed and
approved, in accordance with Section 2,06.00 of the LDC (Ordinance 04-41, as
amended, adopted June 22, 2004 and effective October 18, 2004), shall be
permitted the base density of four (4) dwelling units per gross acre by right, except
in the case of lands designated LR on the lAMP Future Land Use Map (FLUM),
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zoning district for the subject property; that is, a rezone public hearing shall not be
required, Such a project must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the rezone
public hearing process. The Table below illustrates the maximum "by right"
density based on the FLUM subdistrict and the zoning district.
Zoned Maximum Density
Zoning Maximum (per acre) with "By Maximum Density (per
Right" Density acre) with "By Right"
District Density Bonus Outside of LR Within LR Designation
(Per Acre ) Designation
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 encourage infill development, the creation of affordable-workforce housing, and
preferred roadway access, certain density bonuses are available. If these bonuses are utilized,
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four
(4) units per acre may only be exceeded if utilizing an affordable-workforce housing bonus, In
no case shall the resulting density exceed the maximum density specified in each sub district.
a. Proximity to Commercial-Mixed Use
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then
the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwelling units per acre applies to the entire project, except that this bonus
cannot be used to increase density on lands within the project designated Low
Residential. Buffering to achieve compatibility with adjacent lower intensity uses
shall be required,
30
b. Affordable-Workforce Housing Bonus, by Public Hearing
To encourage the provision of affordable-workforce housing within certain
Subdistricts in the Urban Designated Area, a maximum of up to eight (8) dwelling
units per gross acre may be added to the base density if the project meets the
definition and requirements of the Affordable-Workforce Housing Density Bonus
Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as
amended, adopted June 22, 2004, and effective October 18, 2004). This bonus
may be applied to an entire project or portions of a project provided that the project
is located within the Commercial - Mixed Use (C-MU) Subdistrict or any residential
subdistrict.
c. Affordable-Workforce Housing Bonus, by Right
To encourage the provision of affordable-workforce housing within that portion of
the Urban Mixed Use District, properties zoned A, Rural Agricultural, andlor E,
Estates, andlor RSF-1, 2, 3, 4, 5, 6, Residential Single Family, Village Residential,
and/or RMF-6, Residential Multi-Family, for which an affordable-workforce housing
project is proposed in accordance with the definitions and requirements of the
Affordable-workforce Housing Density Bonus Ordinance (Section 2.06.00 of the
Land Development Code, Ordinance 04-41, as amended, adopted June 22, 2004
and effective October 18, 2004), a maximum of four (4) residential units per gross
acre shall be added to the base density of 4 dwelling units per acre, except in the
case of lands designated LR on the lAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoning
district for the subject property. Therefore, the maximum density that may be
achieved by right shall not exceed eight (8) dwelling units per acre. Such a project
must comprise a minimum of ten acres. Density achieved by right shall not be
combined with density achieved through the rezone public hearing process. The
Table below illustrates the maximum "by right" density based on the FLUM
subdistrict and the zoning district.
Zoned Maximum Density
Zoning Maximum (per acre) with "By MaxirnumDensity (per
District Density (Per Right" Density acre)JNith "By Right"
Acre) Bonus Outside ofLR Within lRDesignation
Designation
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
31
RSF-6
RM F-6
VR
6.0
6.0
7.26
8.0
8.0
8.0
8.0
8.0
8.0
d. Residentiallnfill
1. To encourage residential infill, three (3) residential dwelling units per gross
acre may be added if the following criteria are met: The project is twenty (20)
acres or less in size; at the time of development, the project will be served by
central public water and sewer; at least one abutting property is developed;
the project is compatible with surrounding land uses; the property in question
has no common site development plan with adjacent property; there is no
common ownership with any adjacent parcels; and the parcel in question was
not created to take advantage of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Management Plan
on January 10, 1989. This bonus cannot be used to exceed the base density
in the Low Residential (LR) Subdistrict.
2. This Residential Infill bonus shall only be applicable on a one time basis and
shall not be expanded or continued to other adjacent properties, except for
additional properties not exceeding 20 acres in aggregate when added to the
original application of this provision and meeting all the above criteria.
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if
there is project commitment for provision of interconnection of roads accessible to
the public with existing or future adjacent projects, one (1) dwelling unit per gross
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 Blending
a. This provision is intonded to encourage unified plans of development ::md to
preserve the high quality wetlands. wildlife habitat, and other natur31 features that
exist within are3S of the Immok31ee Urb3n /\rea, which aro proximate to Lake
Trafford and C3mp Keais Str::md. In the oase of properties whioh are oontiguou!::
to Lake Trafford or C3mp Keais Strand, whioh straddle the Immokalee Urban
Area and tho Rur31 Lands Stow3rdship Area Overlay (RLS/\) as depioted on the
countywido Future L3nd Use Map, and whioh '....ero in existenoe 3nd undor
unified oontrol as of Ootober 22, 2002, the allO\vable gro!::!:: den!::ity and/or
inten!::ity may be shifted from the Urb3n dosignated lands to lands within the
RLSA whioh are contiguous and under unified control. 3nd whioh are do!::ign3ted
as a Stew3rdship Reoeiving .^.rea (SR/\) in tho RLS/\. Tho density and/or
32
intensity m3.Y be shifted on an :lore per aore b3Cis. This Density and Intensity
Blending provision is further subject to the follo'lIing oonditions 3.nd limitations:
i. The projeot in aggregate must be a minimum of 200 aores in size and the
Urb3.n portion must be designated Reoreationalffourist subdistrict (RT) or
Low Residential subdistrict (LR) in the Immokalee Area Master Plan;
ii. It must be demonstrated the lands designated Urban h3.'.'e a high natural
resource value as indioated by the presenoe of Group 1 or Group 2
FLUCCS Codes 3.nd 3. score of greater th3.n 1.2 (both as identified on the
Stewardship Credit 'Norksheet in the RLS.^.;
iii. Density and Intensity may only be shifted from I3nds within the
Immol<alee Urban P.rea oontaining this high natural resource value (as
measured above) to the lands \''.'ithin a oontiguous SRP., on an 3.ore per
aore basis, providing suoh l3.nds 'Nere under unified oontrol as of October
22, 2002; and
iv. Lands within the Urban area, fr-om which the density and/or intensity has
been shifted, shall be placed in a conservation casement in perpetuity.
b,. For properties containing two or more Future Land Use Subdistricts, the overall density
and intensity that could be achieved in aggregate, may be distributed throughout the
project provided the total allowable density and intensity is not exceeded, and subject to
the following:
g+. The project furthers the protection, enhancement or restoration of wetlands, listed
species habitat, or other natural features,
QU. The project is consistent with and furthers the applicable objectives of the Immokalee
Master Plan and is compatible with surrounding properties and environment,
,Qili. The project is approved as a Planned Unit Development;
gw. The project mitigates for any negative impacts on adjacent properties through
appropriate measures, such as buffering, separation, or other land design
techniques, adequate to lessen these effects.
B. URBAN-INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial, distribution, trade, agriculture, and manufacturing uses, essential
services, as well as office and commercial uses as limited within each Subdistrict.
Nonresidential uses are subject to the intensity limitations in Policy 6.1.10
1. Industrial Subdistrict (IN)
33
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and
associated uses, including: manufacturing; processing; storage and warehousing;
wholesaling; distribution; packing houses; recycling; high technology industries;
laboratories; assembly; storage; computer and data processing; and services intended
to serve the needs of employees and visitors, such as daycare centers, restaurants, and
convenience stores. Accessory uses and structures customarily associated with these
principal uses include ancillary offices and retail sales.
2. Industrial - Mixed Use Subdistrict (I-MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adjacent commercial and residential land uses. The State Farmers Market
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for
Commercial (C-4 and C-5) and Research and Technology Parks and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing, processing, and packaging in fully enclosed buildings;
research, design and product development; printing, lithography and publishing; and
similar industrial uses; agriculture and agricultural-related uses, such as packing houses;
warehousing; and targeted industries. Targeted industries include distribution; medical
laboratories, research, and rehabilitative centers; high technology; computer software,
services, and processing, and similar uses.
Within certain IMU designated lands denoted on the lAMP Future Land Use Map,
commercial uses are permitted on up to 30% of the totallMU acreage. The percentage
and mix of each category of use shall be determined at the time of rezoning in
accordance with the criteria specified in the Land Development Code. The acreage and
building square footage figures and percentages shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this requirement.
In order to ensure compatibility and ameliorate impacts on adjacent residentially zoned
properties (including A-Rural Agricultural or E-Estates zoned properties), a minimum 75-
foot building setback within which a minimum 20-foot wide vegetated landscape buffer
shall be provided. This vegetated buffer shall be located adjacent to the property line
and shall contain, at a minimum, two staggered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedge at least 24 inches in height at time
of planting and attaining a minimum of three feet height within one year, Existing native
trees must be retained within this 20-foot wide buffer area to aid in achieving this buffer
requirement; other existing native vegetation shall be retained, where possible, to aid in
achieving this buffer requirement. Water retention/detention areas shall be allowed in
this buffer area if left in natural state, and drainage conveyance through the buffer area
shall be allowed if necessary to reach an external outfall. For properties adjacent to
34
residentially zoned property, including properties zoned Agriculture (A) and Estates (E),
the required 75-foot setback may be reduced to 50 feet if a minimum 6-foot tall
decorative wall or fence providing at least 80 percent opacity is installed within the
reduced setback, and providing that the required 20-foot wide landscape buffer and all
required vegetation is located between the wall and residential zoned properties.
3. Industrial - Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various general
aviation and revenue-generating opportunities via land leases as the Airport grows and
changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict, allowable uses include: airport facility
and related accessory uses; commercial, industrial, institutional and agricultural uses;
freight and warehousing; trade; and ancillary recreational, vehicular racing,
communications and essential service uses.
C. OVERLAYS AND FEATURES
1. Wetlands Connected To lake Trafford/Camp Keais Strand System Overlay
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4),
identifies possible high quality wetland systems connected to the Lake Trafford/Camp
Keais Strand system within the Immokalee Urban Area. These wetlands require greater
protection measures than wetlands located in other portions of the Urban Designated
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 Blending provisions of this Master Plan may be utilized for
lands within this L T/CKSSO. The maximum allo'li'::lble gross density for lands within the
L T /CKSSO is the base density est::lblished for the 3pplioable subdistriot. L3nds within
the L T/CKSSO 3re not eligible for 3ny density bonuses, inoluding by right. Ecsential
Servioes shall be limited to: those necessary to ensure publio s3fety; and, those
neoessary to serve permitted uses, suoh 3S, priv3te wells and septio t3nks, utility lines,
lift st3tions, and vl3ter pumping st3tionc.
The additional wetland protection measures do not apply to properties within the
L T /CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
35
applicable nonconforming provisions set forth in the LOC (Ordinance 04-41, as
amended).
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the L T/CKSSO, east of the Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands. The standard measures for wetlands in Urban designated lands shall be
applied as described in the CCME to those severed eastern wetlands.
2. Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LOC (Ordinance 04-41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only.
3. Urban Infill and Redevelopment Area Feature
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000-71.
This designation is informational and has no regulatory effect.
36
11
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COLLIER COUNTY
GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
DATA & ANALYSIS
Prepared by
IMMOKAlEE MASTER PLAN AND VISIONING COMMITTEE
Prepared for
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY and the
BOARD OF COUNTY COMMISSIONERS
DECEMBER 2010
1.
1.1
1.2
1.3
1.3.1
1.3.2
1.3.3
1.4
1.5
1.6
1.6.1
1.6.2
2.
2.1
2.2
3.
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
3.10
4.
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.8
4.9
5.
5.1
5.1.1
5.1.2
5.1.3
5.1.4
5.1.5
5.1.6
Table of Contents
Introduction............................................................................................................. 1
History of Immokalee ........................................................ ....................... .............. 1
History of Planning Efforts in Immokalee.............................................................. 2
State and Federal Designations........................................................... .................... 3
Rural Area of Critical Economic Concern (RACEC)............................................. 4
Florida EnterpriselEmpowerment Zone........................... ....................................... 4
Immokalee Brownfield Designation.............................. ..... .................................... 4
Public Meetings and Workshops............... .......... .......... ........ ................ ................. 5
Demographics................................................................................. ..... ... ,............... 5
Economic Overview............. .......... ..................... .................................................... 8
Income and Housing............................................................................................... 8
Agricultural Statistics................................................. ........ ..................................... 9
Population Projections............................ .............................................................. 12
Population Projections Prepared by Collier County............................................. 12
Population Projections Prepared by BEBR... ..... .......... ........ .................... ............. 14
Existing Land Use................................................................................................. 15
Agriculture.................................................................. .......................................... 16
Conservation ....................................... ...................... ............................................ 16
Commercial........................................................................ ..... .............................. 16
Government...... ,......... ..... ................................................................... ... ....... ......... 20
Industrial............... .................. ............................. .......................... ....................... 20
Institutional............................................. ................... ..... ...................................... 24
ResidentiaL............................................................................................................ 24
Roadways/Rights-of-way...................................................................................... 29
Seminole Reservation...... ........................................................................... .......... 29
Vacant Land.......................................................... .......................... ........... ........... 29
Natural Resources................................................................................................. 33
Soils....................................................................................................................... 33
Wellfields ...........................................................,........................ 'f........................ 35
FL UCCS ........................................................................................................ ....... 36
Wetlands........ ... .................................................... '" ... ,......................................... 39
Drainage Basins... ......,..................................................... ........ ............................. 40
Groundwater Resources .......... .................... ......... ......................................... ........ 41
Listed Species........................................ ............................................................... 41
Archaeological & Historical Sites.. .......... ..... ............................ .......... .......... ....... 42
Mineral Resources ................................................................................................ 42
Future Land Use Analysis..................................................................................... 43uChanges to Future Land Use Designations........................................................... 43
Residential Designations....................................................................................... 46
Recreational Tourist Designation ......................................................................... 46
Commercial Designations.................................................... ................................. 46
Industrial Designations.............. ..................................................... ...................... 47
Future Land Use and Density Potential Analysis ................................................. 48
Future Land Use and Nonresidential Potential Analysis ...................................... 52
lAMP Data & Analysis March 2010
5.2
5.2.1
5.2.2
5.2.3
5.3
5.3.1
6.
6.1
6.2
6.3
6.3.1
6.3.2
6.3.3
6.3.4
6.3.5
6.3.6
6.3.7
6.3.8
6.4
6.4.1
6.4.2
6.4.3
6.5
6.6
6.7
6.8
6.9
7.
7.1
7.2
7.3
7.4
Future Land Use Overlays and Special Features .................................................. 52
Overlays Related to Wetlands and Environmentally Sensitive Areas .................. 55
Urban Infill and Redevelopment Area ........................ ............. ........... .................. 60
Seminole Reservation....... ..... ............... .......... ...................................................... 60
Proposed FLUM and Zoning Map ............. .......... ....... ...... ....... .......... .......... ......... 61
Zoning and Future Land Use Map Inconsistencies............................................... 64
Public Facilities. ................................... ..................,.............................................. 64
Parks and Recreational Facilities.... .................... ........... ......... .......... ..... .......... ..... 66
Schools..........,....................................................................................................... 67
Transportation................................ ............ ........................................................... 70
Existing Roadway Network.................................................................................. 70
Roadway LOS (Arterials and Collectors) ............................................................. 70
Roadway Improvements..................................................................................... 711
SR 29 Loop Road....................................................... ......................................... 733
Freight ........... ...................~............................................ ...................................... 766
Pedestrian and Bicycle Facilities.... ....... ............. ..... .......... ..... ....... ..................... 777
Transit...... ............................................................................................................. 79
Transportation Concurrency System................................................................... 800
Water and Wastewater Facilities ............ ............ ......... .......................... ....... ...... 800
Potable Water........... ...................... ........................................... .......................... 811
Sanitary Sewer............................................................... ..................................... 833
Five- and Ten-Year Water and Sewer Availability ..............................................84
Drainage/Stormwater ........................................................ ............... ,. ....... ... ......... 84
Solid Waste.. .............................................................. ........................................... 87
Fire.......... ...................... ......................... ............................................... ................ 87
Police...........,......................................................................................................... 88
Demand Analysis from Potential Residential Build-OuL.................................... 88
Other Items..... ~......................... .................... ................................... ..... ................. 92
House Bill 697/Energy Efficiency.......... .......... ...... .............. ........ ............ ............ 92
Changes to Other Growth Management Elements................................................ 93
Government Services in Immokalee................................... ................ ........ .......... 93
Analysis of Potential Impacts to Transportation Facilities................................... 95
lAMP Data & Analysis March 2010
ii
Table 1-1
Table 1-2
Table 1-3
Table 1-4
Table 1-5
Table 1-6
Table 2-1
Table 2-2
Table 3-1
Table 3-2
Table 3-3
Table 3-4
Table 3-5
Table 3-6
Table 3-7
Table 3-8
Table 3-9
Table 3-10
Table 3-11
Table 3-12
Table 4-1
Table 4-2
Table 4-3
Table 4-4
Table 5-1
Table 5-2
Table 5-3
Table 5-4
Table 5-5
Table 5-6
Table 5-7
Table 5-8
Table 5-9
Table 5-10
Table 5-11
Table 5-12
Table 5-13
Table 5-14
Table 5-15
Table 5-16
Table 5-17
Table 5-18
List of Tables
Estimate of Permanent Population, 1970 to 2008 ................................................. 6
Age Distribution in Immokalee and Collier County................................................. 7
Race in Immokalee and Collier County.................................................................. 8
Income and Housing. ...... .......................................................................... .............. 9
Collier County, Selected Data, Census of Agriculture, 1997,2002, and 2007....10
Collier County, 2007 Average Weekly and Annual Pay for Selected NAICS
Codes.................................................................................................................... 11
Immokalee Population Estimates and Projections, 2000-2025........................... 12
BEBR Population Projections for Collier County, 2008-2035.............................. 14
Existing Land Use in the Immokalee Urban Area ................................................ 15
Commercial Development within the Immokalee Urban Area by DOR Use Code
. .. . .. .. . .. .. . .. ... .. . .. ... .. .. ... .. .. . .. .. . .. .. . .. .. . .. .. . .. .. .. ... . . ..... .. ... . .. ..... .. .... . ... .. ... ..... .. .. .. . .. .. . .. .. '" 1 7
Office Development within the Immokalee Urban Area by DOR Use Code........ 18
Industrial Development within the Immokalee Urban Area.................................. 21
Collier County Industrial/Business Park Land Surplus/Deficit ............................. 23
Residential Planned Unit Developments in Immokalee ....................................... 25
Mobile Home Parks in Immokalee, 2000 Inventory ............................................. 27
Immokalee Housing Inventory, Definitions and Aggregated Points..................... 28
Immokalee Housing Inventory, Overall Results, All Categories .......................... 28
Vacant Acreage by Future Land Use Designations .............................................30
Vacant Acreage by Proposed Future Land Use Designations ............................ 31
Vacant Acreage by Zoning District .......................................................................32
Soil Types within the Immokalee Urban Area ......................................................33
Suitability of Soil Associations for Septic Tank Installation.................................. 35
Immokalee Urban Area by Level One FLUCCS Category................................... 37
Immokalee Urban Area by Level Four FLUCCS Code Descriptions ................... 38
Proposed Future Land Use Designations ............................................................ 43
Adopted Future Land Use Designations and Acreages....................................... 44
Proposed Future Land Use Designations and Acreages..................................... 44
Adopted Future Land Use by Generalized Categories ........................................ 45
Proposed Future Land Use by Generalized Categories ......................................45
Difference between Adopted and Proposed Future Land Use (Generalized
Categories).................................................................................,.......................... 45
Adopted Future Land Use, Maximum Density Calculations ................................ 49
Proposed Future Land Use, Maximum Density Calculations .............................. 49
Adopted Future Land Use, Maximum Density with Bonuses ............................. 50
Proposed Future Land Use, Maximum Density with Bonuses ............................ 50
Average FAR Based on Existing Development ...................................................52
Nonresidential Development Potential Based on Average FAR.......................... 53
Nonresidential Development Potential Based on TAZ Analysis ..........................53
Nonresidential Development Potential Based on Economic Studies .................. 54
Nonresidential Development Potential Through Planning Horizon...................... 54
L T/CKSSO FLU Acreages and Densities ............................................................ 57
Proposed FLU Categories with Zoning Districts .................................................. 61
Zoning and FLUM Inconsistencies....... .......... ..... .............. .............. ...... .... ........... 64
lAMP Data & Analysis March 2010
iii
Table 6-1
Table 6-2
Table 6-3
Table 6-4
Table 6-5
Table 6-6
Table 6-7
Table 6-8
Table 6-9
Table 6-10
Table 6-11
Table 6-12
Table 6-13
Table 6-14
Table 6-15
Table 6-16
Table 6-17
Table 6-18
Immokalee Park Land Inventory...... ................ .......... .......... .......... .......... ..... ........ 66
Immokalee Area Schools ..................................................... ................................. 67
I mmokalee Student Enrollment.................... '" ............... ..... ..... ...................... ...... 68
Immokalee School Capacity and Projected Enrollment....................................... 69
2008 Peak Hour/Peak Directional Volume and LOS for Arterials & Collectors in
Immokalee... .......................................... .............................................. .................. 71
Unfunded Priorities List, 2008-2009, Immokalee Projects................................... 72
Roadway Projects within Immokalee from the 2009-2014 TIP .......................... 722
Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further
Study... ............. ............. ...................................................................................... 755
Bicycle and Pedestrian Improvement Priorities.................................................. 788
IWSD Population Projections, 2009-2041..........................................................811
IWSD Water Treatment Plants.. .......... ............... ...... .............. .......... .......... ........ 822
Potable Water Demand Projections, 2009-2041................................................833
Wastewater Flow Demand Projections, 2009-2041...........................................844
Five- and Ten-Year Water and Sewer Availability............................................... 85
Difference between Adopted and Proposed Future Land Use Maximum
Residential Build-Out Potential........................................................................... 889
Maximum Nonresidential Buildout Water and Sewer Demand............................ 90
Difference between Adopted and Proposed Future Land Use Maximum Facility
Demand Potential (Base)............................................. ....................................... 911
Difference between Adopted and Proposed Future Land Use Maximum Facility
Demand Potential (Bonuses)........................... ........ ......... ........... .... ........ ........... 911
lAMP Data & Analysis March 2010
IV
Figure 1-1
Figure 2-1
Figure 3-1
Figure 3-2
Figure 3-3
Figure 3-4
Figure 3-5
Figure 4-1
Figure 5-1
Figure 5-2
Figure 5-2
Figure 5-3
Figure 5-4
Figure 6-1
Figure 6-2
List of Fiaures
Acres in Farms, Collier County, 1997-2007....................................................10
Immokalee Population Estimates and Projections, 2000-2020.....................13
Existing land Use by Percent of Total Acreage ............................................16
Industrial Park locations at Build-Out, RlSA and Immokalee.....................22
Vacant Acreage by Future land Use Designations.......................................30
Vacant Acreage by Proposed Future land Use Designations .....................31
Vacant Acreage by Generalized Zoning Categories......................................32
Immokalee Urban Area by FlUCCS................................................................37
Immokalee Urban Area GIS Mapping Discrepancy........................................56
lake Trafford Urban Wetlands Aerial.............................................................57
lake Trafford Urban Wetlands FlUCCS.........................................................57
lake Trafford Urban Wetlands Soils ..............................................................58
lake Trafford Urban Wetlands per SFWMD ...................................................59
SR 29 loop Road Alignments Recommended for Further Study................. 74
SR 29 PD&E Study Schedule .......................................................................... 76
lAMP Data & Analysis March 2010
v
Map 1-1
Map 1-2
Map 3-1
Map 3-2
Map 3-3
Map 4-1
Map 4-2
Map 4-3
Map 4-4
Map 4-5
Map 4-6
Map 4-7
Map 4-8
Map 4-9
Map 4-10
Map 4-11
Map 5-1
Map 5-2
Map 5-3
Map 5-4
Map 5-5
Map 6-1
Map 6-2
Map 6-3
Map 6-4
Map 6-5
Map 6-6
Map 6-7
Map 6-8
Map 6-9
Map 6-10
List of Maps
After PaQe
Incentive Prog ram Areas..m...... ".000.... ..000...... ....000.... "'000.. ..000........ .000...........000.000. ..000. 3
I mmokalee Planning Boundaries...... m.m.. ..000....... ..000...... .......000.000........ ............. 000.....6
Immokalee Existing Land Use Exhibit.m..m...m...m....m....m.m...m....m........m....m15
Planned Unit Developments Map ......m.m......m.......m................m...m...m..........m.24
Immokalee Existing Vacant Land Use Exhibit..mmm..m........m.........m....m..m...m.29
Immokalee Soils Exhibit...m.....m..m....m.........m........m.....m........000000000......000..000..000 33
Wellfield Cones of Influence, Immokalee Water & Sewer District.....mm.m....m....36
I mmokalee FLUCCS..... __.000....... ..000........... ..... ............. .......... .000....... ..000....... ..000....... .,37
I mmokalee Wetlands.. ....000...000...........000.000.....000000. __000....... ..000....... ..000000.... "000000... ..... 39
Major Drainage Basins in Collier County...m....m..m....m.......m.....m.m...m..m.......40
Drainage Sub-basins... .000..........000..000.. 000........ 000......... 000.... 000.......... ....000.........000.... ....40
Groundwater Recharge to Surficial Aquifer...m..m...m....m.m...m....m.m....m.m.....41
Groundwater Recharge to Lower Tamiami Aquifer...m...m...m...m..mmm...m...m..41
I mmokalee Listed Species... 000.000........ ..000....... 000........000...... ............. .'''000... ....000....000.41
Immokalee Archaeological and Historic Sites.......m..m...m..m...m........m...m..m...42
Commercial Mineral Extraction Sites .000..000.......--000.......__.000__000...000..000....000...000...000.. 42
Immokalee Proposed Future Land Use Map...m..m...m..m...m..m..m...m...m.........43
Immokalee Future Land Use Map .m...m.m...m...m..m.....m.....__m..mm.m....m.m....43
Existing Land Uses in L T/CKSS OverlaYm..m...m..m...m..m...m....mm...m...m..m..59
1m mokalee Zoning Map 000.........000....... .000........ 000........ 000.... .000........ ...000........000...... ..... .61
Zoning and FLUM Inconsistencies...m........m....m.m..............m........000..000..............64
I mmokalee Parks. ........ ............ ................. ....... .......... ............ ....... ............... ..............66
I mmokalee Schools..... ..000.. .000..000........ ............000.... ...000...... ..000...... ..000..... ..000....... .000...67
Existing Roadway Network, Arterials & COllectors........m......__m..m...m..m...m......70
Existing Roadway Network, Local Roads.....m.m....mm...m..m..m..m........m..m..m71
Existing 1m mokalee Bicycle/Pedestrian F acilities.m......... ....... .000.........000.000...... ..000. .77
Collier Area Transit Routesm.m...m..m...m.......m..m..m...m..m..m..m...m.......m...m 79
Immokalee Water & Sewer District, Franchise Area and Treatment Plantsm.m..80
Immokalee Water & Sewer District, Potable Water Facilities..m...m...mm........m..82
Immokalee Water & Sewer District, Sanitary Sewer Facilities.m...m..m.......m......83
Existi ng I mmokalee Utilities........... ....000..... .m..... .......... ...000..... ..000....000......... ..'000..... ..83
lAMP Data & Analysis March 2010
vi
Support Documents
Airport Master Plan Update for Immokalee Regional Airport (excerpts), prepared by URS, March
2009
Collier County Business Park Lands Study, prepared by Fishkind & Associates for the Economic
Development Council of Collier County, August 2007
DRAFT Immokalee Area Master Plan and Data and Analysis, prepared by RMPK, September,
2007
DRAFT Immokalee CRA Concurrency Options Transportation Considerations, prepared by
Tindale Oliver and Associates, April 2009
Immokalee Housing Initiative, Phase I (Mobile Home Park Initiative) and Phase II (Immokalee
Housing Condition Inventory), prepared by Community Development and Environmental
Services Division (CDES) staff, September 2004
Immokalee Master Plan Study Economic Analysis, prepared by Regional Economic Research
Institute at Florida Gulf Coast University, November 2006
Immokalee Regional Airport Legal Description and Sketch, prepared by Grady Minor &
Associates, September 2008
Immokalee Water and Sewer District Master Plan Study, Final Report, prepared by Boyle
Engineering, July 2008
"Population Need as a Criteria for Changes to a Local Government's FLUM," The Florida
Senate, Interim Report 2010-107, October 2009
Statement of Compliance with 9J-5, 9J-11, F,A.C" and Chapter 163 Part II, F.S. ("Attachment
A"), prepared by RWA, November 2009
lAMP Data & Analysis March 2010
vii
Collier County Reports Referenced
Annual Update & Inventory Report on Public Facilities, 2008 AUIR, prepared by Comprehensive
Planning Department, October 2008
Capital Improvements Plan, FY2010-29, District School Board of Collier County, April 2009
Collier County 2005 Fire/Rescue Services Impact Fee Update Study, prepared by Tindale Oliver
& Associates, Inc., January 2006
Collier County Bus Stop/Shelter Needs Plan, prepared by Michael Greene, Collier County
Transportation Services Division, prepared for the Collier Metropolitan Planning
Organization, October 2009
The Collier Interactive Growth Model (CIGM), Executive Summary, prepared by Van Buskirk,
Ryffel & Associates, Inc" September 2008
Immokalee Storm Water Management Plan, Hydrologic and Hydraulic Water Quality Modeling,
Collier County, prepared by H.W. Lochner, Inc., December 2004
J .
lAMP Data & Analysis March 2010
viii
1. Introduction
1. 1 History of Immokalee
When Collier County was formed in 1923, the only non-coastal settlement in Collier County was
located in the Immokalee and Corkscrew areas. Today, Immokalee is the only community of
considerable size in interior Collier County.
Immokalee was first settled by the Seminole Indians, who used the land as a camping and
resting place. Hunters, cattlemen, and Indian traders were the next inhabitants of Immokalee.
They found their way to Immokalee around the middle of the 19th century. No permanent
settlers appeared in Immokalee until 1872.
Immokalee has been known by several different names, changing with its varied settlers. The
Seminoles gave Immokalee the name "Gopher Ridge" because of the unusual number of land
turtles and gophers in the area. Immokalee was also known at one time as "Allen Place" after
William "Billy" Allen, one of the first settlers. The Community received its current name,
"Immokalee," meaning "my home," in October 1897 with the naming of the first post office. The
name was suggested by Bishop William Crane Gray, who argued that the name should be a
Seminole word with pleasant associations. The population in Immokalee continued to grow,
and the first school and church opened not long after the establishment of the post office.
Immokalee possessed all the elements of a flourishing community, but was relatively isolated
unti/1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from
LaBelle and broke the isolation. Before the railroad was extended to Immokalee, trips were
made by waterway or by sand trails, which were terrible for traveling during the wet season,
When Collier County was created in 1923, the transportation situation for the 74 citizens of
Immokalee did not immediately improve. In fact, in order to reach the County seat at
Everglades (now known as Everglades City), the residents of Immokalee had to first go to the
County seat of Lee County, Fort Myers, and then by boat to Everglades City, or they could drive
south along poor road conditions to Marco Island and continue from Caxambas by boat.
Barron Collier and his associates were aware of the importance of opening a direct route from
Immokalee to Everglades City, They made a strenuous effort to open a North-South road and
to induce the ACL to extend its lines to Everglades City.
Efforts continued for the building of a roadway into Immokalee, but the transportation problem
was not resolved untillmmokalee Road (CR-846) was rebuilt and resurfaced a second time in
1955-56, With such a major improvement in the transportation system, Immokalee became a
thriving center for ranching, farming, and lumbering.
The Immokalee community, with the improvements in transportation and its increasing
popularity as an agricultural community, began to witness an influx of residents to the area.
With such growth came the need for regulations to manage the activities occurring in the area.
The Board of County Commissioners established an Immokalee Area Planning Commission
(IAMPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations,
separate from the coastal area of Collier County. The Immokalee Area was governed under its
own Zoning Ordinance until January 1982, when a unified Zoning Ordinance was adopted for
the entire unincorporated Collier County. The duties of the IAMPC continued until September
lAMP Data & Analysis March 2010
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1985 when the nine-member Collier County Planning Commission was established with
representatives from all areas within Collier County. Today, there are two representatives from
County Commission District 5, which include Immokalee, serving on the Collier County Planning
Commission.
1.2 History of Planning Efforts in Immokalee
Immokalee has long been recognized as a distinct community within Collier County due to its
unique geographic, social, and economic characteristics. This distinction led to the
establishment of the Immokalee Area Planning Commission in 1965 and separate zoning and
subdivision regulations, which were in effect through 1982. While Immokalee is now regulated
through the county-wide Land Development Code, Collier County reaffirmed the distinctive
nature of Immokalee by designating it as a distinct Planning Community in the 1983
Comprehensive Plan, In 1989, Collier County adopted revisions to the comprehensive plan,
renamed it the Growth Management Plan (GMP), and recommended that an area master plan
for Immokalee be developed. This was completed in 1991 with the establishment of the
Immokalee Area Master Plan (lAMP) as a separate element of the GMP. The lAMP
supplements the county-wide goals, objectives, and policies of the Collier County GMP by
providing Immokalee-specific provisions. As stated in Objective 4.1 of the GMP's Future Land
Use Element, the lAMP specifically "addresses conservation, future land use, population,
recreation, transportation, housing, and the local economy" of the Immokalee urban area.
On March 14,2000, the Collier County Commission made a finding of conditions of blight for
Immokalee through Resolution 2000-82, allowing for the establishment of the Immokalee
Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as
found within the GMP and lAMP, but rather to encourage economic and social improvement in
the urban areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee
Community Redevelopment Plan, which addresses the unique needs and overall goals for
redevelopment of Immokalee, and identifies the types of projects planned for the area. By
statute, the Redevelopment Plan is required to conform to the GMP.
The Board of County Commissioners found it necessary to restudy the Immokalee Urban
Designated Area after designating the CRA. On May 27,2003, the Board of County
Commissioners adopted Resolution 2003-192, thereby establishing the Immokalee Area Master
Plan Restudy Committee as an ad hoc advisory committee to the Board, On September 28,
2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory
committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). The
IMPVC assisted the County in selecting a consultant to update to the lAMP, Over a four year
period, the IMPVC and consultant conducted extensive public outreach, collected and analyzed
data, and drafted recommended amendments to the lAMP.
Despite this extensive effort, the amendments were not finalized. The Board of County
Commissioners again extended the timeframe for the IMPVC and selected a new consultant to
help fulfill the original purpose and duties of the Committee, These duties include:
· Assisting County staff with the review of general planning matters related to the
Immokalee Community, such as housing, zoning, economic and/or other issues as may
be brought before the Committee;
· Identifying and providing recommendations to the Board of County Commissioners
relating to road improvements; economic incentives; increasing the quality and quantity
lAMP Data & Analysis March 2010
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of affordable housing; land uses and improvements relative to the Immokalee Regional
Airport; density increases in mixed-use districts; restructuring of future land use
designations boundaries; the facilitation of construction of commercial development in
commercial districts; the preparation of revisions to current zoning districts and the
development of associated Unified Land Development Code standards; and the review
of the 5-year Schedule of Capital Improvements relative to the Immokalee community.
· Assisting in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan; and
· Assisting in the review and updating of the Immokalee Area Master Plan in order to
establish consistency between the Master Plan and the County Rural Lands
Stewardship Area Overlay provisions.
The IMPVC has been working steadily towards achieving these goals over the last five years.
The adoption of this revised lAMP and Future Land Use Map represents the first step in
completing the objectives of the Committee. Once complete, the IMPVC will recommend
changes to the Collier County Land Development Code in order to establish Immokalee-specific
land development regulations that are necessary to implement the Goals, Objectives, and
Policies of the lAMP, followed closely by an update to the CRA-specific Capital Improvements
Plan, and the creation of a long-term transportation strategy. Additionally, the County and CRA
should amend the Immokalee Area Redevelopment Plan to ensure that it conforms to the
updated lAMP.
This lAMP presents a comprehensive program for guiding the physical, social, and economic
well-being of the Immokalee community. The proposed lAMP guides economic development,
environmental preservation efforts, future land use decisions, and redevelopment efforts in a
manner that best reflects the wishes of the Immokalee community. Specific guidelines for
support documentation for optional Growth Management Plan elements such as the lAMP are
not provided in Chapter 163, Florida Statutes, or Rule 9J-5, Florida Administrative Code. This
Support Document includes the following sections:
1. Introduction;
2. Population Projections;
3. Existing Land Use;
4. Natural Resources;
5, Future Land Use Analysis;
6. Public Facilities;
7. Other Items
Appendix
1.3 State and Federal Designations
The need for economic development in Immokalee has been recognized on the state and
federal level, through its designation as a Florida Enterprise/Empowerment Zone, Brownfield
designation for lands at the Immokalee Regional Airport, and as a Rural Area of Critical
Economic Concern (RACEC) through Governor's Executive Order 06-34. These programs are
discussed in greater detail in the following sections. Map 1-1 on the following page shows the
boundaries for the incentive program areas (RACEC, Enterprise/Empowerment Zone, and
Community Redevelopment Area).
lAMP Data & Analysis March 2010
3
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1.3.1 Rural Area of Critical Economic Concern (RACEC)
Through Executive Order Number 06-34, authorized February 24, 2006, Governor Jeb Bush
designated Immokalee a Rural Area of Critical Economic Concern, This status establishes
Immokalee as a priority assignment for the Rural Economic Development Initiative (a program
sponsored by twenty-one state and regional economic development agencies). Programs now
made available to Immokalee through the REDI include, but are not limited to:
· Qualified Target Industry Tax Refund Program (Section 288.106 F.S.)
· Quick Response Training Program (Section 228.047 F.S,)
· Quick Response Training for Welfare Transition Program Participants (Section
228.047(8) F.S.)
· Special Transportation Projects (Section 288.063)
· Brownfield Redevelopment Bonus Refund (Section 288.107 F.S.)
· Rural Job Tax Credit Program (Sections 212.098 and 220.1895 F.S,)
1.3.2 Florida Enterprise/Empowerment Zone
An Enterprise Zone is a state-defined geographic area targeted for economic revitalization, The
Enterprise Zone designation offers tax advantages and incentives (which may be augmented by
local tax breaks) to businesses locating within the Zone boundaries. Immokalee was designated
a Federal Enterprise Community in 1999. During the application process for the Empowerment
Zone/Enterprise Community grant, a series of community meetings resulted in input used to
develop a Strategic Plan. The Plan identifies four areas of concern:
1. Reduced accessibility of education and/or training
2. Weak diversification of the local economic base and lack of higher wage jobs
3. The reduced availability of decent and affordable housing
4, Lack of community pride
As an Enterprise Community, Immokalee is authorized to receive economic and other
assistance that will help it achieve its future growth and revitalization goals.
1.3.3 Immokalee Brownfield Designation
On March 3,2004,211 acres in the Florida Tradeport area received a state brownfield
designation. According to the Florida Brownfield Redevelopment Act (Florida Statute 376.79),
"brownfield sites are defined as real property, the expansion, redevelopment, or reuse of which
may be complicated by actual or perceived environmental contamination." Brownfields are often
an ideal redevelopment opportunity as numerous incentives are available for clean-up and
redevelopment activities. Florida, in particular, offers tax incentives for job creation on
brownfield sites and reserves 30% of its Quick Response Training program funding for
employees of businesses that establish on designated brownfield sites. This designation will
reduce the work and time involved in the approvals process for redevelopment schemes that will
enhance the economic potential of the Tradeport and surrounding area.
Immokalee will benefit from the availability of these new programs, and is strongly advised to
take full advantage of this assistance. The revision to the Master Plan will address these
assistance programs and how they may expedite the attainment of the economic and social
goals of the community.
lAMP Data & Analysis March 2010
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1.4 Public Meetings and Workshops
The master plan update has been an extensive process, initiated in 2005 and involving many
stakeholders. The following is a summary of the key dates of public meetings and workshops
held in Immokalee related to the preparation of the Immokalee Area Master Plan. Additionally,
the Immokalee Master Plan and Visioning Committee (IMPVC) and the Immokalee Community
Redevelopment Agency Advisory Board (CRAAB) met at least monthly from January 2006,
through the present, November, 2009, to track and direct the progress of the Immokalee Area
Master Plan.
1. February 22,2006 at 1PM: special meeting of the IMPVC;
2. May 2, 2006 at 5:30PM: public workshop;
3, September 19, 2006 at 5:30PM: public meeting to review the Inventory and
Analysis Report, priorities for development and redevelopment, and strategies for
the Immokalee Area Master Plan;
4, October 3,2006 at 5:30PM: workshop to receive input regarding the "Illustrative
Plan";
5, October 17,2006 at 5:30PM: workshop to continue October 3 public input
regarding the "Illustrative Plan";
6. November 3,2006 at 10:00AM: Bus tour of Immokalee to do "ground-truthing"
of draft Immokalee Area Master Plan and to stimulate discussion regarding
goals, objectives and policies related to development and redevelopment in
Immokalee;
7. November 7,2006 at 5:30PM: Public workshop to review code enforcement,
Housing Sub-committee recommendations, and the draft Immokalee Area Master
Plan;
8. November 29, 2006 at 8:30AM: Joint meeting of the IMPVC and the Community
Redevelopment Advisory Board to review the Immokalee Master Plan Economic
Analysis Study.
9. January 31, 2007 at 2:00PM: Special meeting to review the draft Immokalee
Area Master Plan;
10. February 20,2007 at 5:30PM: Public meeting to review the draft Immokalee
Area Master Plan
11, September 25, 2008 at 5:30 PM: Public workshop to review the draft Goals,
Objectives, and Policies of the Immokalee Area Master Plan
12. November 6,2008 at 10 AM: Public meeting to review draft Immokalee Area
Master Plan prior to submittal
13. August 10,2009 at 9 AM: Public meeting to review revised draft Immokalee
Area Master Plan prior to resubmittal
1.5 Demographics
Documenting demographics for the Immokalee area is a critical step in formulating an
Immokalee Area Master Plan. Demographics provide the basis for major planning decisions
and are essential in forecasting demand for housing, potable water, recreation facilities,
transportation facilities, and other public facilities and services.
This section outlines the population characteristics of Immokalee, Topics reviewed include
historical and existing population estimates, age breakdown, population projections. race, sex,
lAMP Data & Analysis March 2010
5
and income. Much of the information is taken from the most recent U.S, Census as the best
available data; however, the Immokalee Census Designated Place (COP) has slightly different
boundaries than the Immokalee Community Planning Area, as shown on Map 1-2. Other data
sources were consulted, but they do not provide information for Immokalee, as it is not an
incorporated municipality.
The Immokalee COP had a dramatic increase in population between 1970 and 1980. However,
population growth for Immokalee has slowed down and has been less than the rest of the
County. Table 1-1 contrasts the growth in Immokalee with growth in the County as a whole.
Table 1-1
Estimate of Permanent Population, 1970 to 2008
IMMOKAlEE COP COLLIER COUNTY
Year Persons % Increase Persons % Increase
1970 3,764 38.040
1980 11,038 193.25% 85,971 126.00%
1990 14,120 27,92% 152,099 76,92%
2000 19,410 37.46% 251,377 65.27%
2008 24,519 26,32% 332,854 32,29%
Source: 1970, 1980, 1990, and 2000 population from U,S, Census; 2008 population estimate, Collier
County Comprehensive Planning Department
Collier County, as a whole, experiences major fluctuations in population each year between
November and April. The coastal influx comes from winter visitors and part-time residents.
Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly
a result of an influx of workers in the agricultural industry. This increase occurs when the
harvest season for vegetables and citrus is at its peak.
Table 1-2 provides comparative statistics regarding age distribution. The age distribution in
Immokalee is considerably different from the County as a whole. The 2000 median age in
Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The
median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it
has stayed about the same in Immokalee,
lAMP Data & Analysis March 2010
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Table 1-2 Age Distribution in Immokalee and Collier County
AGE DISTRIBUTION (1980 CENSUS)
IMMOKALEE COLLIER
COP COUNTY
Total % of Total % of
AQe Persons Total Persons Total
Under 14 years 3,186 28,9% 15.874 18,5%
15-24 years 2,360 21.4% 12,628 14,7%
25-44 vears 3,222 29,2% 20,283 23,6%
45-64 years 1,762 15,9% 20,796 24,2%
65 over 508 4,6% 16,390 19.0%
TOTAL 11,038 100.0% 85,971 100,0%
Median Age 24,9 38.0
AGE DISTRIBUTION (1990 CENSUS)
IMMOKALEE COLLIER
COP COUNTY
Total %of Total % of
AQe Persons Total Persons Total
Under 14 years 4,579 32.4% 25,785 17.0%
15-24 years 2,605 18.4% 16,006 10,5%
25-44 years 4,503 31.9% 42,249 27,8%
45-64 years 1,813 12.8% 33.503 22,0%
65 over 620 4.4% 34,556 22,7%
TOTAL 14.120 100.0% 152,099 100,0%
Median Age 21.4 40,7
AGE DISTRIBUTION (2000 CENSUS)
IMMOKALEE COLLIER
COP COUNTY
Total % of Total % of
AQe Persons Total Persons Total
Under 14 years 5,707 28.9% 41,562 16,5%
15-24 years 4,294 21,7% 25,090 10,0%
25-44 years 6.169 31,2% 61,720 24.6%
45-64 years 2,791 14,1% 61,492 24,5%
65 over 802 4,1% 61,513 24,5%
TOTAL 19,763 100,0% 251,377 100.0%
Median AQe 24,7 44.1
Source: U,S, Census 1980, 1990, 2000
The racial composition of Immokalee's population is substantially different from the County as a
whole. In 1980,3,962 people or 36% of Immokalee's population was identified as white, in
contrast to 84% of the remainder of Collier County population. In 1990, 65% of Immokalee's
population was of Hispanic Origin, compared to 7% of the remainder of Collier County's
population. In 2000, 70% identified themselves as Hispanic or Latino in Immokalee, compared
to 15% for the rest of the County, Refer to Table 1-3 for a comparison of the racial composition
of Immokalee and the balance of the County,
lAMP Data & Analysis March 2010
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Table 1-3
Race in Immokalee and Collier County
RACIAL COMPARISON-1980
Balance of
Race Immokalee COP Percent County Percent
White 3,962 36% 70,699 84%
Black 2,739 25% 1,811 2%
Others 4,289 39% 11,726 14%
TOTAL 10,990 100% 84,236 100%
RACIAL COMPARISON-1990
Balance of
Race Immokalee COP Percent County Percent
White 7,518 53% 130,059 95%
Black 3,381 24% 3,505 3%
Others 3,221 23% 2,554 2%
TOTAL 14,120 100% 136,115 100%
Persons of
Hispanic Origin* 9,199 65% 9,789 7%
RACIAL COMPARISON-2000
Balance of
Race Immokalee COP Percent County Percent
White 7,201 37% 208,504 90%
Black 3,641 19% 8,032 3%
Others 8,568 44% 15,431 7%
TOTAL 19,410 100% 231,967 100%
Persons of
Hispanic Origin* 13,670 70% 35,626 15%
* People who identify their origin as Spanish, Hispanic, or Latino may be of any race,
Source: U,S. Census Bureau, 1980, 1990, 2000
1.6 Economic Overview
1.6.1 Income and Housing
The main focus of this revised master plan is economic development. The introduction
discussed the many designations and programs that are in effect in the Immokalee area to help
address economic concerns and promote economic development. A brief review of key
statistics is included to again highlight the challenges that face Immokalee and the importance
of economic development to the area. The statistics included in Table 1-4 are taken from the
U.S. Census as the best available data, and the area covered, the Immokalee COP, is slightly
different from that of the Immokalee Planning Community; see Map 1-2, Collier County data is
provided for comparison. The data indicates a low-income community with a high percentage of
the population living below the poverty level. The majority of housing is renter-occupied, and a
third of the housing stock is made up of mobile homes. Almost one out of ten homes lack
complete kitchen or plumbing facilities, and median home values are less than half of that
reported for Collier County as a whole.
lAMP Data & Analysis March 2010
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Table 1-4
Income and Housing
Immokalee Collier
COP County
Median household income, 1999 $24,315 $48,289
Median familv income, 1999 $22,628 $54,816
Per capita income, 1999 $8,576 $31,195
Income below poverty level (%), 40% 10%
1999
Tenure:
Owner-occupied units (%) 39% 76%
Renter-occupied units (%) 61% 24%
Mobile homes (% of housino units) 29% 7%
Median year structure built 1980 1987
(housino units)
Lack complete plumbing facilities 7% 0,5%
(% of housing units)
Lack complete kitchen facilities (% 7% 0.5%
of housino units)
Median oross rent $406 $753
Median value for mobile homes $19,700 $41 , 1 00
Median value for all owner- $56,000 $149,000
occupied housing units
Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85
1.6.2 Agricultural Statistics
Most of the County's agricultural production occurs in and around Immokalee and it continues to
be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee,
but it is assumed that it will continue to be a key industry throughout the planning timeframe,
given the ability of the area to continue to meet winter demand for vegetables. According to the
"lmmokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research
Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and
around 20 percent of all business establishments in Immokalee were based in agriculture in
2005. To put it another way, one out of every five businesses is related to agriculture, and over
half of the employed population - more than one out of two - works in an agricultural industry.
(A copy of the full report is included as a support document).
As shown in Table 1-5, from 1997 to 2007, overall farm acreage in Collier County has
decreased by approximately 60 percent, while the value of agricultural sales has remained
about the same. Data specific to Immokalee are not recorded by the Census of Agriculture.
lAMP Data & Analysis March 2010
9
Table 1-5
2007
Collier County, Selected Data, Census of Agriculture, 1997,2002, and
1997 2002 2007
Farms (number) 235 273 322
Farms (acres) 277,279 180,852 109,934
Estimated market value of land and
buildinas:
Averaae per farm ($) $2,152,046 $1,652,022 $2,039,523
Averaae per acre ($) $1,796 $2,660 $5,974
Market value of agricultural products sold $276,924,000 $267,636,000 $278,822,000
Vegetables, potatoes, and melons
harvested for sale (acres) 17,010 17,947 12,982
Citrus (acres) 34,861 35,930 21,551
Source: The Census of Agriculture, United States Department of Agriculture, 1997,2002, and 2007
Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from:
http://wwW.aacensus.usda.aov/Publications/2007/Ful/ Report/Volume 1, Chapter 2 County Levell
Florida/index.asp, accessed July 7,2009,
Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007
Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from:
http://www.aacensus.usda.aov/Publications/2007/Full Report/Volume 1, Chapter 2 County Levell
Florida/index.asp, accessed July 7, 2009, Graphic prepared by RWA, Inc.
The Census of Agriculture does not report on lands used for grazing (ranching) or ornamental
crops (nurseries). However, the property appraiser does record information regarding use and
the type of agriculture for parcels in Collier County. According to the Collier County Property
Appraiser, approximately 5,071 acres are used for grazing land (DOR Code 60) within the
Immokalee Urban Area (30 percent of the IUA), and approximately 18 acres are used for
ornamental or miscellaneous agricultural (DOR Code 69) (0.1 percent of the IUA).
lAMP Data & Analysis March 2010
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In order to expand the local economy, it must be diversified beyond its agricultural base. As
documented by the Bureau of Labor Statistics (BLS), a federal agency, individuals working on
farms earn substantially less than those working in other jobs. In 2007, the average weekly
salary for a person working in agriculture in Collier County was $377. Other occupations are
shown for comparison in Table 1-6 - workers in the retail trade sector earned an average
weekly wage of $561; those in the construction trade earned $1,108, and those in the repair
business earned $625 weekly,
Table 1-6 Collier County, 2007 Average Weekly and Annual Pay for Selected
NAICS Codes
NAICS Occupation Code
NAICS 11 Agriculture, forestry,
fishin and huntin
NAICS 111 Cro roduction
NAICS 112 Animal roduction*
NAICS 115 Agriculture and forestry
su ort activities
NArCS 236 Construction of buildin s
NArCS 237 Heavy and civil
en ineerin construction
NAICS 238 Specialty trade
contractors $747
NAICS 44-45 Retail trade $561
NAICS 811 Re air and maintenance $625
* 2007 data not available for NAICS 112,2006 data is shown
Source: Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2007, available on-line
at: htlp://www.bls.qov/cew/, accessed July 7, 2009,
Average
Weekl Pa
$377
$374
$650
$377
$1,108
$1,117
Average
AnnualPa
$19,584
$19,436
$33,799
$19,596
$57,600
$58,109
$38,832
$29,165
$32,501
The "Immokalee Master Plan Study Economic Analysis" also includes forecasts on the future of
agriculture in the area. The report forecasts an annual growth rate in agricultural employment of
between -1.0 percent and -2.6 percent. As the report explains:
Forecasts predict that agriculture will to continue to playa very important role in
Collier County and Immokalee. Agricultural land is expected to taken out of
production as new towns... are developed. The additional construction and
growth in business and industrial parks will compete for the available workforce
as Eastern Collier County develops into a more diversified economy. Currently,
Immokalee has about 4,000 agricultural employees identified by quarterly
surveys done by the Agency for Workforce Innovation. This number is expected
to understate the number of agricultural workers since many are self-employed
and not counted by in the unemployment compensation survey. Collier County
uses a rough estimate for peak seasonal farm workers of around 15,000 during
the winter months. The acreage required for agriculture is expected to decline
slowly as land is developed for communities and business parks,
lAMP Data & Analysis March 2010
11
2. Population Projections
Per Chapter 9J-5.005, Florida Administrative Code, (2)(e):
The comprehensive plan shall be based on resident and seasonal population estimates
and projections. Resident and seasonal population estimates and projections shall be
either those provided by the University of Florida, Bureau of Economic and Business
Research, those provided by the Executive Office of the Governor, or shall be generated
by the local government.
The County uses a Peak Season population methodology that is adopted in the Capital
Improvements Element and has been approved by the Department of Community Affairs.
2.1 Population Projections Prepared by Collier County
Table 2-1 presents the projected average April and October permanent population and peak
population for the Immokalee Planning Community, as prepared by Collier County.
Table 2-1
Immokalee Population Estimates and Projections, 2000-2025
April 1 October 1
Permanent Percent Permanent Percent Peak
Year Population Increase Population Increase Population*
2000 21,845 22,032 26,438
2001 22,219 1,7% 22,314 1,3% 26,777
2002 22,410 0,9% 22,605 1,3% 27,126
2003 22,800 1,7% 23,336 3,2% 28,003
2004 23,872 4,7% 24,058 3.1% 28,870
2005 24,244 1,6% 24,348 1,2% 29,218
2006 24,453 0,9% 24,622 1.1% 29,546
2007 24,790 1.4% 24,654 0,1% 29,585
2008 24,519 -1,1% 24,445 -0,8% 29,334
2009 24,372 -0,6% 24,298 -0,6% 29,158
2010 24,225 -0,6% 24,882 2.4% 29,858
2011 25,539 5.4% 26,208 5,3% 31,450
2012 26,878 5,2% 27,561 5.2% 33,073
2013 28,244 5.1% 28,940 5,0% 34,728
2014 29,636 4,9% 30,346 4,9% 36,415
2015 31,056 4,8% 31,727 4,6% 38,072
2016 32,399 4,3% 33,088 4,3% 39,706
2017 33,777 4,3% 34,4 91 4,2% 41,389
2018 35,205 4,2% 36,048 4,5% 43,258
2019 36,891 4,8% 38,104 5,7% 45,725
2020 39,317 6,6% 40,530 6.4% 48,636
* Estimated at 20% above October 1 population figures, consistent with peak population calculated for
Collier County as a whole,
lAMP Data & Analysis March 2010
12
Figure 2-1 Immokalee Population Estimates and Projections, 2000-2020
60,000
10,000
April 1
- October 1
-Peak
50,000
40,000
30,000
20,000
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lAMP Data & Analysis March 2010
13
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3. Existing Land Use
The purpose of the existing land use analysis is to provide an understanding of how Immokalee
functions: the relationship of residential areas to shopping, employment, and recreational
centers; the relationship between the transportation system and land use activities that attract
large numbers of people and vehicles; and the relationship between development patterns and
the natural environment. The analysis assists in determining strengths and weaknesses of the
existing land use pattern, and aids in developing overall planning strategies, to produce a
development pattern desired by the residents of Immokalee.
The following table and figure summarize existing land uses within the Immokalee Urban Area.
Map 3-1 on the following page shows existing land uses within Immokalee.
Table 3-1
Existing Land Use in the Immokalee Urban Area
Parcel
land Use Count Acres Percent
Agriculture 103 9,442,1 55.2%
Commercial 198 187,6 1.1%
Conservation 4 90,6 0.5%
Government 77 2,683,0 15.8%
Industrial 57 127,1 0,7%
Institutional 120 386,6 2,3%
Multi-Familv 163 140,7 0,8%
Single-Familv 2,973 1,790,8 10.5%
Seminole
Reservation 2 423,9 2,5%
Roadways 60 718,0 4,2%
Vacant Land 1,467 1,101.6 6.4%
Total 5,224 17,092.0 100,0%
Source: Collier County Property Appraiser, 2008
lAMP Data & Analysis March 2010
15
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Figure 3-1 Existing Land Use by Percent of Total Acreage
6%
1%
56%
o Agriculture
. Conservation
. Commercial
II Go~mment
. Industrial
o Institutional
o Multi-Family
o Single-Family
o Roadways
. Seminole Reservation
o Vacant Land
2%
1%
~
Each of the existing land uses will be further analyzed in the subsections that follow.
3. 1 Agriculture
Agriculture is the dominant land use type within the Urban Designated Area (UDA), making up
approximately 55 percent of the land, or approximately 9,440 acres, Agricultural lands are
generally located at the periphery of the Immokalee boundary, surrounding the downtown core.
Agriculture is a permitted use within Immokalee, provided the areas used for agriculture are
zoned for such use. The Immokalee Future Land Use Map does not identify a Future Land Use
category for agriculture within the UDA.
3.2 Conservation
The parcels designated as conservation for the purposes of existing land use are conservation
areas within the Arrowhead PUD, making up approximately 91 acres and 0.5 percent of the total
land within Immokalee,
3.3 Commercial
Commercial land use makes up only about one percent of Immokalee, or about 188 acres, A
more detailed analysis by specific Department of Revenue Use Codes, which are used by the
Collier County Property Appraiser to classify land, included in Table 3-2, below, shows
~ approximately 161 acres developed as commercial, with a total of 1,140,025 square feet of
commercial building space, This equates to approximately 39 square feet of commercial
building space per resident, using 2008 peak population of 29,334,
lAMP Data & Analysis March 2010
16
Table 3-2 Commercial Development within the Immokalee Urban Area by DOR
Use Code
Total
Use Number of Building
Code Description Parcels Total Acres Sauare Feet
11 Stores, one storv 66 39,88 363,292
Mixed use - store and office or store and
12 residential or residential combination 38 26,76 198,111
14 Supermarkets 5 2.88 23,874
16 Community ShoppinQ Centers 3 28.88 152,483
Airports (private or commercial), bus
terminals, marine terminals, piers,
20 marinas 1 5,00 3,321
21 Restaurants, cafeterias 11 6,79 38,231
22 Drive-in Restaurants 3 2.42 8,702
Financial institutions (banks, savings and
23 loan companies, mortqaqe) 4 8.46 37,767
Repair service shops (excluding
automotive), radio and T. V. repair,
refrigeration service, electric repair,
25 laundries, laundromats 8 5,18 44,394
26 Service stations 10 5.51 40,152
Auto sales, auto repair and storage, auto
service shops, body and fender shops,
commercial garages, farm and machinery
sales and services, auto rental, marine
equipment, trailers and related
equipment, mobile home sales,
27 motorcvcles, construction vehicle sales 17 14,19 100,273
29 Wholesale outlets, produce houses 9 10.07 86,862
32 Enclosed theaters, enclosed auditoriums 1 1,56 14,683
33 NiQhtclubs, cocktaillounQes, bars 4 0,87 12,285
Bowling alleys, skating rinks, pool halls,
34 enclosed arenas 2 0,34 3,505
Tourist attractions, permanent exhibits,
other entertainment facilities, fairgrounds
35 (privatelvowned) 1 0.26
39 Hotels, motels 2 1.41 12,091
TOTAL 185 160.49 1,140,025
Source: Collier County Property Appraiser, 2008, and RWA, Inc.
There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within
Immokalee. This information is shown in Table 3-3, below. This equates to 3 square feet of
office space per resident, again calculated using 2008 peak population of 29,334.
lAMP Data & Analysis March 2010
17
Table 3-3
Code
Office Development within the Immokalee Urban Area by DOR Use
Use Number of Square
Code Description Parcels Acres Feet
Office buildings, non-professional
17 service buildinQs, one stOry 7 11,02 71,450
Office buildings, non-professional
18 service buildings, multi-storv 1 1.03 6,579
19 Professional service buildinas 2 1,90 6,713
TOTAL 10 13.94 84,741
Source: Collier County Property Appraiser, 2008, and RWA, Inc,
The "Immokalee Master Plan Study Economic Analysis," prepared by Florida Gulf Coast
University, developed retail and office space forecasts out to the year 2020. The study forecasts
employment and then converts projected employment into acreage, using the ratio of
employees to building square footage from the Fiscal Impact Analysis Model (FlAM). The FlAM
model was developed by Fishkind and Associates for the Florida Department of Community
Affairs to forecast the fiscal impacts of development. The acreage forecasts indicate the need
for developed retail and office space, not for commercial zoning. It is also important to note that
the study did not look at whether there is an existing deficiency in retail and office supply in
Immokalee. An excerpt from the retail and office space analysis included in the study is
provided, below. A full copy of the study is included as a support document. Generally, the
analysis shows a medium-range forecasted need for developed commercial space of 49 acres
by 2020 and of developed office space of 33 acres. Again, any existing deficiencies in
commercial or office space are not considered. The forecast is based on projected population
growth only, and does not take into consideration the need for economic development, the
targeted expansion of tourist-related business, growth outside of Immokalee that may. influence
the need for retail services, or increases in needed office space resulting from a growth in
industry.
-
\.
Excerpt from the "Immokalee Master Plan Study Economic Analvsis:"
3.2.1. Retail Space Forecast
Currently, Immokalee has about 55 residents per retail employee, The state average is
about 18,2 residents per employee and Collier County has an average of about 16,8
residents per employee, It is expected that Immokalee will move over time to a ratio
closer to the state and county, The low case assumes that the ratio of residents to retail
employees falls from 55 to 36 by 2030, The medium case assumes that Immokalee's
population to retail employees falls to the state average of 18.2 by 2030 and the high
case assumes that the ratio falls to Collier County's average of 16.8 by 2030.
Florida's Agency for Workforce Innovation (AWl) provides an annual forecast for Collier
County's retail employment that predicts an average annual growth rate of about 2,1
percent per year from 2005 to 2013, The medium forecast's growth rate or trend
developed for this study for Immokalee is much faster, growing at about six percent per
year over the forecast horizon, This faster growth would be expected as development
shifts eastward in the county and as local incomes rise. The surrounding developments of
Ave Maria and Big Cypress are expected to create increased retail traffic during their
lAMP Data & Analysis March 2010
18
Excerpt from the "Immokalee Master Plan Study Economic Analvsis:" (continued-1)
development and this is expected to continue. even after they develop their own town
centers,
Tables 3,2 though 3.4 provide the low, medium, and high forecasts for employment,
square footage, and acres needed to support the retail sector, The mediumor reference
case shows a local need for 12 additional acres by 2010, This need increases to 28 acres
by 2015 and to 49 acres by 2020, The high forecast increases the need for retail acres to
65 by 2020 while the low case shows a need for only about 16 additional acres by 2020.
Table 3.2 Immokalee Low Case Retail Plan nino Forecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 64 38,114 5
2005 to 2015 136 81,647 10
2005 to 2020 219 131,370 16
T bl 331
k I M d' C
R t 'I PI
F
a e mmo a ee e lum ase eal annlnO orecas
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 164 98,480 12
2005 to 2015 373 223,761 28
2005 to 2020 650 389,792 49
Table 3.4 Immokalee Hioh ase Retail Plannino Forecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 193 115,746 15
2005 to 2015 469 281,470 35
2005 to 2020 865 518,751 65
C
3.2.2 Office Space Forecast
The Office space requirements to meet Immokalee's future growth will be primarily driven
by the need to locate in the local area to meet customer needs, This forecast for office
space is based on the projected increases in the local population, The ratio of office
employees to population for both Immokalee and Collier County were both about one
office employee for each 17 people, Office employees were defined as those in
information, financial, professional, education, health, other services, and government.
The FlAM model assumption of 600 square feet on average per employee and an
estimate of 8,000 square feet per acre were used to arrive at the square footage and
acres needed forecasts,
Table 3,5 shows the low forecast case for office employment growth, square footage, and
acres needed, Growth in the service and professional occupations are expected to create
additional employment opportunities for Immokalee and Eastern Collier County, The low
case shows increased employment by 2020 of about 278 employees, The number of
acres of office land to support the growth rises to 21 acres by 2020,
T bl 351
k I L C
Off" S
a e mmo a ee ow ase Ice ipace Plannino Forecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 120 72,225 9
2005 to 2015 197 118,298 15
2005 to 2020 278 166,722 21
lAMP Data & Analysis March 2010
19
Excerpt from the "lmmokalee Master Plan Study Economic Analvsis:" (continued-2)
The medium or reference forecast for lmmokalee's office employment and space
planning forecast is shown in Table 3,6, The employment rises by 436 employees by
2020 and the office land to support the employment rises to 33 acres by 2020,
Table 3.6 lmmokalee Medium ase ice jpace annmq orecast
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 188 112,763 14
2005 to 2015 310 186,027 23
2005 to 2020 436 261,545 33
C Off S
PI
F
Table 3,7 shows the office employment and space planning high forecast case. Faster
growth in employment adds 689 employees by 2020 and the land to support the
employees is estimated at 52 acres,
T bl 371
k I H' h C Off' S
PI
F
t
a e mmo a ee Igl ase Ice ipace annmg orecas
Year Employment Square Footage Acres Needed
Growth
2005 to 2010 236 141,318 18
2005 to 2015 449 269,089 34
2005 to 2020 689 413,649 52
Currently, approximately 525 acres are zoned for commercial uses (including office). Of this,
approximately 93 acres are vacant.
3.4 Government
There are approximately 2,680 acres of government-owned land in Immokalee, making up
approximately 16 percent of the total land area, Examples of government-owned land uses
include the Immokalee Regional Airport; public schools; Farmworker's Village, which is owned
by the Collier County Housing Authority; and the South Florida Water Management spoil site,
being used for the remediation of lake Trafford.
3.5 Industrial
Immokalee consists of approximately one percent developed industrial lands, or approximately
127 acres. The majority of industrial uses in Immokalee are related to agriculture, such as
packing houses and farm machinery sales and repair. A more detailed analysis of industrial
lands, by specific Department of Revenue Use Codes (used by the Collier County Property
Appraiser to classify land), included in Table 3-4, below, shows approximately 127 acres
developed as industrial, with a total of 1,316,718 square feet of industrial building space. This
equates to approximately 45 square feet of industrial building space per resident, using 2008
peak population of 29,334.
lAMP Data & Analysis March 2010
20
Table 3-4 Industrial Development within the Immokalee Urban Area
Use Number of Total Building
Code Parcels Total Acres 5 uare Feet
42 2 5,67 40,359
44 24 82,80 1,043,875
Mineral processing, phosphate
processing, cement plants, refineries,
47 cia lants, rock and ravel lants 0,94 6,481
Warehousing, distribution terminals,
trucking terminals, van and storage
48 warehousin 13 19.43 140,439
Open storage, new and used building
supplies, junk yards, auto wrecking, fuel
49 stora e, e ui ment and material stora e 17
TOTAL 57
Source: Collier County Property Appraiser, 2008, and RWA, Inc,
18.28
127.11
85,564
1,316,718
Economic development is the main goal of the Immokalee Area Master Plan. The community
particularly looks to the industrial lands surrounding the Immokalee Regional Airport as key
economic drivers for Immokalee. These lands have been designated for industrial development
and three future land use categories for industrial development have been developed -
Industrial, Industrial Mixed-Use, and the Immokalee Regional Airport Subdistricts - to better
encourage and manage industrial growth in these areas. Designating land for industrial
development is a policy decision, as Van Buskirk notes in the Collier Interactive Growth Model
Executive Summary (September 2008):
The industrial sub-model is not a demand model based on the demand of the
population. Rather, it is a design model determined by the community's policy
makers. The CIGM design is one scenario based on economic diversification.
One economic objective is to insure employment opportunities for future
residents, In the early and intermediate stages, a community is developing a
large portion of its labor force in construction and construction related business.
As the community matures, construction opportunities diminish and are replaced
with opportunities in manufacturing, research and development and services. In
order to meet this objective, industrial or tech parks are needed.
Another objective for industrial development for a community is to diversify its tax
as well as its economic base.
These industrial lands will serve to diversify not only the economy of Immokalee, which has
been based on predominantly low-wage agricultural jobs, but also of Collier County as a whole,
Three different studies to determine future demand for industrial land were consulted: the Collier
Interactive Growth Model Executive Summary, prepared by Van Buskirk, Ryffel and Associates,
Inc.; an industrial lands needs analysis prepared for the Economic Development Council of
lAMP Data & Analysis March 2010
21
Collier County by Fishkind & Associates; and the Immokalee Master Plan Study Economic
Analysis, prepared by the Regional Economic Research Institute at Florida Gulf Coast
University.
The Van Buskirk/CIGM study, already cited, shows the majority of industrial development at
build-out located within the Immokalee Urban Area, and estimates that Collier County will need
52 50-acre industrial parks (2,600 acres) by build-out. While not specifically prepared for this
amendment, the report was prepared for and accepted by Collier County, which includes
Immokalee.
Figure 3-2 Industrial Park Locations at Build-Out, RLSA and Immokalee
J
I '
m 1
LEGEND:
. Industrial Park
. 2007 Existing Industrial
Park
RLSA
I
,
Source: Collier Interactive Growth Model Executive Summary, Van Buskirk, Ryffel and Associates, Inc,
September 2008
The second study consulted, prepared by Fishkind & Associates, reviewed and determined the
future need for business park/light industrial space in Collier County through the year 2030. The
study found that the County will have more than a 2,OOO-acre deficit of industrial and business
park land by 2030. See Table 3-5, contained on the following page. A complete copy of the
study is attached as a support document.
lAMP Data & Analysis March 2010
22
Table 3-5
Collier County Industrial/Business Park land Surplus/Deficit
2005 2010 2015 2020 2025 2030
Industrial Sq. Ft. 30,652,642 6,247,194 6,549,116 6,506,391 6,160,814 6,161,395
Total Demand
Industrial Acres 3,832 781 819 813 770 770
Demanded
Indus/Business
Park Acreage 1,878 379 586 315 299 299
Available
Acreage Surplus - (402) (232) (498) (471) (472)
or (Deficit)
Cumulative
Acreage Surplus (402) (634) (1,132) (1,604) (2,075)
or (Deficit)
Source: Fishkind & Associates, August 2007, Industrial/Business Park Land Needs Analysis
The final study consulted was developed by the Regional Economic Research Institute at
Florida Gulf Coast University. This is excerpted from the larger report, which is included as a
support document and was prepared for this amendment. The report estimates the need for
approximately 1,630 acres of developed industrial land by 2020,
Excerpt from the "lmmokalee Master Plan Study Economic Analvsis:"
Immokalee's industrial employment and acreage forecast is dependent upon Collier
County's overall growth, It is likely that most of the new industrial growth will be located in
Eastern Collier County where most of the undeveloped land in the county is located,
Given that Immokalee [has established] industrial areas that can meet Collier County's
projected industrial needs, it should be a strong candidate for Collier County's future
industrial development.
This study defines industrial companies for this study as those in construction,
manufacturing, wholesale trade, and transportation and warehousing, Companies in
these sectors would want to locate company buildings and sites in areas designated for
industrial use, Based on the FlAM model and other sources, the assumptions for square
feet per employee for this study are 200 square feet per construction employee; 2,500
square feet for wholesale trade and manufacturing employee; and 5,000 square feet per
transportation and warehouse employee. An average of 8,000 square feet per acre is
assumed to transform square feet to acres,
Each year the Florida's Agency for Workforce Innovation (AWl) forecasts Collier County
employment trends using regression analysis and shift-share analysis for 2005 through
2013, These trends are used by this study to provide a medium case forecast for Collier
County's industrial employment for 2010, 2015, and 2020. ",
Table 3,9 provides the medium or reference case employment forecasts and acres
needed for industrial development. Employment grows by over 17,000 from 2005 to
2020, The need for additional acres of land to support the growth in industrial companies
grows to approximately 1,600 acres by 2020,
lAMP Data & Analysis March 2010
23
Excerpt from the "lmmokalee Master Plan Stud v Economic Analvsis" (continued):
T I 3 9 C II" M d' C
I d t' I PI
F
abe o ler e lum ase n us ria annm g orecas
Years Employment Acres Needed
Growth
2005 to 2010 4,751 470
2005 to 2015 10,387 1,009
2005 to 2020 17,078 1,629
Source: Immokalee Master Plan Study Economic Analysis, Regional Economic Research
Institute, College of Business, Florida Gulf Coast University, 2006
While each of the studies referenced calculates a different acreage amount for needed
industrial lands, all three identify a significant shortfall in industrial lands, and a
significant opportunity for industrial development in Immokalee. The community supports
this economic development initiative and has therefore amended the future land use
map to accommodate opportunities for additional industrial development.
Currently there are 2,005 acres zoned industrial in Immokalee. Approximately 1,500
acres of this industrial land is government-owned land contained within the Immokalee
Regional Airport, There are approximately 105 acres of vacant, industrially zoned land.
3.6 Institutional
Institutional uses make up approximately 387 acres or about two percent of existing land uses in
Immokalee. Institutional uses include churches, private schools, and non-profits. Institutional
land uses offer essential community services and are an important component of any
community.
3.7 Residential
Within Immokalee, approximately 1,932 acres are in residential use, or about 11 percent of all
land uses. Of that, about 1,791 acres are developed as single-family residential, and 141 acres
as multifamily residential (refer to Table 3-1). Residential development is generally located
south of Westclox Road and west of New Market Road and the Immokalee Regional Airport,
There are a number of Planned Unit Developments already approved in the Immokalee
Planning Community, totaling 4,244 units on 1,052 acres. Some are completed and some are
under construction. Refer to Table 3-6 for a list and Map 3-2, contained on the following page.
lAMP Data & Analysis March 2010
24
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Table 3-6
Residential Planned Unit Developments in Immokalee
No. of No. of
Project Approved No. of Vested
Name of Developments Ord. No. Acreaae Units Units Built Units
Arrowhead 2005-13 307.44 1,245 329 916
Collier VillaQe 90-18 39.14 210 122 88
Cypress Green Apartments (B) 87-3 5,00 42 42 0
Davenport 87-75 29,00 187 142 45
Esperanza Place 2008-28 31.63 262 0 262
Faith Landing 2007 -35 35,11 175 0 175
Garden Lake Apartments (8) 89-09 7,29 66 66 0
Garden Walk Villaae (S) 96-4 17,06 204 0 0
Harvest for Humanity 2007 -59 38.40 105 89 16
Heritaae (S) 91-73 345,60 798 0 0
Immokalee Senior HousinQ 2004-29 7.44 119 30 89
Kaicasa 2007-34 100,00 400 0 400
Liberty LandinQ 2006-29 26,85 162 60 102
R. Roberts Estate 92-007 39,90 103 79 24
Sanders Pines (B) 88-5 5.00 41 41 0
Summer Glen Apartments (B) 91-7 7.43 46 46 0
Timber RidQe (B) 94-23 10.10 59 59 0
TOTAL 1,052.39 4,244 1,105 2,117
(B) - Built-out
(S) - Sunsetted, no activity within allotted timeframe
Source: PUD Master List, July 2009, prepared by the PUD Monitoring Section of the Engineering &
Environmental Services Department, Collier County
There are very few residential areas in Immokalee that do not have mobile homes. Unlike the
coastal area, Immokalee contains many areas with mixed housing types. Mobile homes are
next to duplexes, next to single-family homes, next to apartments. To accommodate that
situation, the County developed the Village Residential Zoning District in 1982, which allows
such mixing of residential types. However, mobile homes, especially those that are seriously
deteriorated, can negatively impact surrounding single-family homes property values, and new
regulations to address existing mobile homes have been put forth in this lAMP. As
demonstrated in Table 1-4, mobile homes in the Immokalee Census Designate area have
values significantly lower than Collier County as a whole.
By direction of the Board of County Commissioners, in September, 1999, Collier County
Community Development and Environmental Services (CDES) embarked on a program
specifically targeting mobile home parks in the Immokalee Urban Area. The Immokalee Housing
Initiative, Phase 1, the Mobile Home Park Initiative, created the Nonconforming Mobile Home
Park Overlay Subdistrict. This subdistrict is identified in the Land Development Code Section
2.03,07(6) and requires nonconforming mobile home parks to upgrade their parks and obtain an
approved Site Improvement Plan (SIP) by January 9, 2003. Parks that did not come into
compliance within this time frame were supposed to eliminate all substandard mobile home
units. Despite this requirement, only a small percentage of the nonconforming parks obtained a
SIP, and there has been minimal enforcement to remove substandard units.
lAMP Data & Analysis March 2010
25
As part of the Mobile Home Park Initiative, a list of mobile home parks within the Immokalee
area and the permit status of each was developed, The inventory found 33 mobile home parks
with 515 confirmed mobile homes. No discussion of the condition of the units was undertaken,
and the report did not look at mobile homes not located within mobile home parks. A summary
of the findings of this Phase 1 is provided in Table 3-7. Under the new mobile home policies of
this lAMP, existing mobile homes (not within mobile home parks) are treated as nonconforming
uses, and existing mobile home parks, such as those listed in Table 3-7, may continue if they
have obtained SDP or SIP approval or obtain it within a certain timeframe.
"
lAMP Data & Analysis March 2010
26
Table 3-7 Mobile Home Parks in Immokalee, 2000 Inventory
No.
No. Confirmed Size Permits Zoning & FLU
Street Address MH'S MH's (Acres) DUlAC Issued Desianation
607 10TH ST. N, 17 18 1,24 14,52 0 RMF-6/HR
301 12TH ST SE. 19 13 2.2 5,91 1 MH/HR
301 13TH ST SE 8 8 2 4.00 0 MH/HR
402 15TH ST S,E. 3 3 0,19 15,79 2 MH/HR
331 15TH ST. N, 25 25 3 8.33 0 C-4-RMF-6/C
550 19TH ST. N, 102 103 18,71 5.51 0 PUD/HR
711 2ND AVE 38 41 2,74 14,96 1 MH/CC-MU
204 4TH ST. S, 4 4 1,32 3,03 0 VR/M R
207 4TH ST N, 4 3 0,34 8,82 1 RNP VR/CC-M U
617 5TH ST. S, 3 3 0.44 6,82 2 VR/LR
311 6TH CT. S, 3 3 0,14 21.43 0 VR/MR
318 6TH ST. S 3 3 0.18 16,67 0 VR/MR
3021 304 7TH ST, S, 4 4 0.28 14,29 1 RNP VR/MR
1900 8TH AVE N, 117 102 3.41 29,91 32 RNP MH/MR
301 8TH ST. S , 8 8 1,65 4.85 2 VR/MR
1109 TH ST S, 23 21 1.43 14,69 0 MH/CC-MU
1089THSTS, 20 20 2,39 8,37 1 RNP MH/CC-MU
612 9TH ST S, 3 3 0,39 7,69 0 VR/LR
1101 ALACHUA ST. 29 15 0.92 16,30 0 I/CC-1
1123 ALACHUA ST. 4 5 0.92 5.43 0 I/CC-1
3003 ALAMO DR. 8 8 0,37 21.62 5 RNP VR/MR
815 ANDRES LN 7 7 1,01 6.93 6 VR/MR
610 BOOKER BLVD. 5 5 2,36 2,12 5 VR/MR
2700 BRADLEY DR 14 14 2,07 6,76 2 VR/M R
1503 CARSON RD. 12 3 1.69 1,78 0 VR/MR
1410 CARSON RD. 13 13 2,02 6.44 8 VR/MR
3507 CARSON RD, 20 18 3,33 5.41 0 MH/MR
408 MINERS LN 15 12 2,34 5.13 2 VR/MR
625 PALMETTO 5 5 0,25 20,00 0 VR/LR
310 WEEKS TERR 3 3 0,19 15,7895 2 MH/H R
3513 WESTCLOX ST. 6 4 2,02 1,9802 0 VR/MR
3503 WESTCLOX ST. 5 5 0,96 5,20833 1 VR/MR
3601 WESTCLOX ST. 15 13 1.34 9,70149 0 VR/MR
Total 565 515 63.84 10.2*
*Average Density
Source: Immokalee Housing Condition Inventory, Phase 1,2000
Notes:
LR = 4 du/acre
MR = 6 du/acre
HR = 8 du/acre
NC = 12
CC-MU = 12
Affordable Housing = + 8 du/ac Maximum = 16 units maximum
lAMP Data & Analysis March 2010
27
Phase 2 was the Immokalee Housing Condition Inventory, an assessment of the condition of
housing in the Immokalee Urban Area, other than mobile home parks, based on observations of
the exterior aspects of these dwelling units, These aspects include the physical condition of
each dwelling unit, its visible infrastructure, and surrounding conditions. The Inventory was
conducted between May and August, 2004, and represents the best available data on
residential units in the Immokalee area. The report in its entirety is included as support
document.
The inventory includes 16 fields or categories representing the condition of each dwelling unit as
well as infrastructure (drainage and driveway) and overall property condition. Points were
assigned according to the condition of each feature, with a total tally indicating the overall
condition of the property. Each dwelling unit was assigned a total rating, according to the
following classifications and definitions:
Table 3-8
Immokalee Housing Inventory, Definitions and Aggregated Points
Condition Description Aggregated Points
Standard No visual defects 0-9
Standard M Slight defects that can be corrected during the course of 1 0-19
regular maintenance, The structure can still provide safe and
adequate structure,
Substandard Minor defects requiring more repair than would be provided 20-29
ruing regular maintenance, Structure still provides safe and
adequate shelter.
Deteriorated Major defects requiring extensive repairs, Structure will not 30 or more
provide safe and adequate shelter unless repairs are made,
Dilapidated/ Does not provide safe and adequate shelter in present No points assigned
Demolition condition and endangers health, safety, and well-being of
occupants. Structure cannot be economically repaired, Repair
costs would exceed 50% of the total value of the shelter,
Source: Immokalee Housing Condition Inventory, 2004
Field participants visited and evaluated 3,558 dwelling units on 2,898 parcels. On 363 parcels,
two or more dwelling units were observed (including apartment complexes). The overall results
for all properties covered by this inventory are shown in Table 3-9, below. Approximately three-
quarters of the dwelling units were determined to be "standard," and about eleven percent -
more than one out of ten - was determined to be "deteriorated" or "dilapidated," requiring
extensive repairs in order to provide safe and adequate shelter.
Table 3-9
Classification No. of Dwelling Percent
Units
Standard 2,024 56,9
Standard M 701 19,7
Substandard 427 12,0
Deteriorated 287 8,1
Dilapidated* 119 3,3
Total Survey 3,558 100,0
Immokalee Housing Inventory, Overall Results, All Categories
*These properties were specifically identified for further review by Building Department specialists, They
were either identified verbally as possible demolitions, or received scores in the first 5 fields of at least 30
(of 35) points,
Source: Immokalee Housing Condition Inventory, 2004
lAMP Data & Analysis March 2010
28
3.8 Roadways/Rights-of-way
There are approximately 718 acres, or about four percent of the land area, dedicated to
roadway rights-of-way and other rights-of-way, such as those used for utilities. The 718 acres
only represent roadways that are publicly dedicated, and do not reflect all of the roads within
Immokalee. The majority of roadways in Immokalee are privately owned and maintained.
3.9 Seminole Reservation
The Seminole Reservation contains ap;>roximately 600 acres, Currently the Reservation is
developed with the Seminole Casino at the northwest corner, located on South 151 Street, and
single-family homes along the southern border, which are accessed via Stockade Road. Areas
of the Reservation developed as residential have been included in that total (approximately 176
acres). The remaining 424 acres, or about 3 percent of the land area within the Immokalee
Urban Area, has been coded as Seminole Reservation for the purposes of the existing land use
discussion.
3.10 Vacant Land
Approximately six percent, or 1,102 acres, of the land area within Immokalee is vacant,
developable land. The following tables and figures classify the vacant acreage by Future Land
Use Category, Proposed Future Land Use Category, and Zoning District. The majority of vacant
land (26 percent) is zoned for agriculture, followed by vacant land with PUD zoning (18 percent),
the majority of which is within Arrowhead PUD, located on the south of Lake Trafford Road, and
single-family zoning (13 percent). Arrowhead was approved in 2005, and construction had
started when the real estate market crashed.
Under the proposed FLUM, most of the vacant lands would be designated Medium Residential
(29 percent), Low Residential (20 percent), or Commercial Mixed-Use (25 percent).
The majority of vacant land (see Map 3-3) is within developed areas and would not be expected
to have significant environmental constraints. Likewise, the majority of these lands have
roadway access and all are within the Immokalee Water and Sewer District service area for
potable water and sanitary sewer.
lAMP Data & Analysis March 2010
29
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Table 3-10 Vacant Acreage by Future land Use Designations
FLU Acres
Commercial 24,2
Commerce Center-Mixed Use 38,8
NeiQhborhood Center 132,2
Industrial 26,8
Commerce Center-Industrial 127,5
Recreational Tourist 3,0
Low Residential 557.6
Mixed Residential 73,9
HiQh Residential 115,6
Seminole Indian Reservation 2,0
Total 1,101.7
Source: Collier County Property Appraiser Data, 2008 and RWA, Inc,
Figure 3-3
Vacant Acreage by Future Land Use Designations
..-....
11%
2% 4%
12%
50%
,..--.. ,
lAMP Data & Analysis March 2010
o Commercial
. Commerce Center-Mixed
Use
o Neighborhood Center
o Industrial
. Commerce Center-
Industrial
. Recreational Tourist
o Low Residential
o Mixed Residential
o High Residential
30
----...
Table 3-11 Vacant Acreage by Proposed Future Land Use Designations
Proposed FLU Acres
Commercial Mixed Use 233,9
Industrial 26,8
Industrial Mixed Use 128,2
Low Residential 393,8
Medium Residential 169,0
High Residential 103.4
Recreational Tourist 46,6
Total 1,101.7
Source: Collier County Property Appraiser Data, 2008 and RWA, Inc,
Figure 3-4
Vacant Acreage by Proposed Future Land Use Designations
4%
15%
2%
o Commercial Mixed Use
II Industrial
III Industrial Mixed Use
o Low Residential
o Medium Residential
o High Residential
o Recreational Tourist
~
12%
37%
",.--......,
lAMP Data & Analysis March 2010
31
r--...
Table 3-12 Vacant Acreage by Zoning District
~
Zonin~ District Acres
A 23,2
A-MHO 254,0
C-1 10,7
C-3 8,9
C-4 30,0
C-5 43,6
E 125,6
I 104.4
MH 22,6
P 3.4
PUD 192,1
RMF-12 0,1
RMF-16 2.4
RMF-16~13) 9,1
RMF-6 58,0
RSF-3 71,8
RSF-4 31,7
RSF-5 6,0
RSF-5(4) 30,1
VR 74,0
Total 1,101.7
Source: Collier County Property Appraiser Data, 2008 and RWA, Inc,
Figure 3-5 Vacant Acreage by Generalized Zoning Categories
7%
6%
8%
IJ Agriculture
. Commercial
o Estates
o Industrial
c::I Mobile Home
o Public
o Planned Unit Development
o Residential Multi-Family
o Residential Single-Family
. Village Residential
~
lAMP Data & Analysis March 2010
32
4. Natural Resources
When developing a comprehensive land use plan for an area, it is essential to identify the
known natural resources, and ensure that important natural resources areas are appropriately
protected, This section identifies and analyzes the various biological, geological, and
hydrological resources that exist in and around the Immokalee Urban Area. A description of
these resources and their significance to Immokalee is presented.
4. 1 Soils
The soil types present in Collier County reflect both the past and present environmental
characteristics of the sites where they are found. Soils are derived from physical and chemical
weathering of rock or mineral material. This material is then acted upon and used by living
organisms. The characteristics of soil depend upon the parent material, the climate, the types
of organisms in and on the soil, the topography of the land, and the amount of time these factors
have acted on the material. Map 4-1 depicts generalized soil distribution for Collier County and
Table 4-1 lists the acreage and percentage of each soil type within Immokalee.
Table 4-1
Soil Types within the Immokalee Urban Area
SOIL PERCENT
ID DESCRIPTION ACRES -AGE
3 Malabar Fine Sand 112 0,7%
6 Riviera, Limestone Substratum - Copeland Fine Sand 233 1.4%
7 Immokalee Fine Sand 4,222 24.7%
8 Myakka Fine Sand 1,095 6.4%
14 Pineda Fine Sand, Limestone Substratum 13 0,1%
15 Pomella Fine Sand 595 3,5%
16 Oldsmar Fine Sand 2,431 14,2%
17 BasinQer Fine Sand 672 3.9%
18 Riviera Fine Sand, Limestone Substratum 100 0,6%
20 Ft. Drum and Malabar, High, Fine Sands 6 0,0%
21 Boca Fine Sand 47 0,3%
22 Chobee, Winder and Gator Soils, Depressional 915 5.4%
23 Holopaw and Okeelanta Soils, Depressional 495 2,9%
25 Boca, Riviera, Limestone Substratum and Copeland FS, Depressional 494 2,9%
27 Holopaw Fine Sand 743 4,3%
28 Pineda and Riviera Fine Sands 298 1.7%
29 Wabasso Fine Sand 1,179 6,9%
31 Hilolo Limestone Substratum, Jupiter and Margate Soils 154 0,9%
32 Urban Land 9 0,1%
33 Urban Land - Holopaw - BasinQer Complex 13 0,1%
34 Urban Land - Immokalee - Oldsmar, Limestone Substratum, Complex 1,668 9,8%
37 Tuscawilla Fine Sand 966 5,7%
38 Urban Land - Matlacha - Boca Complex 30 0.2%
Winder, Riviera, Limestone Substratum, and Chobee Soils
43 Depressional 494 2,9%
99 Water 108 0,6%
TOTAL 17,092 100.0%
Source: South Florida Water Management District, 1998
lAMP Data & Analysis March 2010
33
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Because plants differ in their nutrient requirements and in their ability to live in water-saturated
areas, soil type also plays a role in determining plant distribution, The influence of soil, though
not noticeable in South Florida as in other areas of the U.S., is reflected in plant cover. For
example, the plants found on ancient sand dune deposits in the northwestern part of the County
differ greatly from those found on lower elevation peat deposits. For the same reason, a
completely different flora occurs on inland sandy-marisites, Thus, soil type is an important
factor in defining Collier County's vegetative communities, Soil type also plays a role in
determining suitability of different soil associations for septic tank installation and urban
development.
The United States Department of Agriculture, Natural Resources Conservation Service (USDA-
NRCS), Soil Survey Division, provides soil ratings for septic tank absorption fields. These
interpretations are a tool for guiding the user in site selection for safe disposal of household
effluent. Septic tank absorption fields are subsurface systems of tile or perforated pipe that
distribute effluent from a septic tank into the natural soil. The centerline depth of the tile is
assumed to be 24 inches or deeper. Only the soil between the depths of 24 and 60 inches is
considered in making the ratings. Soil properties and site features considered are those that
affect the absorption of the effluent, those that affect the construction and maintenance of the
system, and those that may affect public health.
Soils are rated and placed into septic tank absorption field interpretive rating classes per their
rating indices. These are: not limited (rating index = 0), somewhat limited (rating index> 0 and <
1.0), or very limited (rating index = 1.0). Almost all of the soils found within Collier County were
rated very limited in 2008.
Soil properties and qualities that affect the absorption of the effluent are permeability, depth to a
seasonal high water table, depth to bedrock, depth to a cemented pan, and susceptibility to
flooding. Stones and boulders and a shallow depth to bedrock, ice, or a cemented pan interfere
with installation.
This interpretation is applicable to both heavily populated and sparsely populated areas. While
some general observations may be made, onsite evaluation is required before the final site is
selected. Improper site selection, design, or installation may cause contamination of ground
water, seepage to the soil surface, and contamination of stream systems from surface drainage
or flood water. Potential contamination may be reduced or eliminated by installing systems
designed to overcome or reduce the effects of the limiting soil property.
The United States Soil Conservation Service (SCS) has analyzed the soil associations and
assigned variegated numbers to individual soils within each association. These reflect the
suitability for septic tank drainfields (Table 4-2). The following list shows the suitability range:
90-1 00
80 - 89
50 - 79
30 - 50
0-29
Very High Potential
High Potential
Medium Potential
Low Potential
Very Low Potential
lAMP Data & Analysis March 2010
34
Table 4-2
Suitability of Soil Associations for Septic Tank Installation
Association Name Soil Name Percent* Weighted Soil
Potential Index
1, Urban-Udorthents Urban 72 72,0
Basinger Udorthents 17 13.3
2. Immokalee- Basinger Immokalee 57 49.4
Oldsmar Basinger 23 18,0
Oldsmar 20 17.9
3, Holopaw- Basinger Holopaw 59 48.9
Immokalee Basinger 28 22,0
Immokalee 13 11,2
4, Wabasso- Winder Wabasso 40 33.8
Holopaw Winder 31 10,2
Holopaw 29 24,0
5, Ochopee- Ochopee 81 32,8
Pennsuco Pennsuco 19 7,7
6. Pineda- Boca Pineda 40 30,7
Hallandale Boca 32 25,5
Hallandale 28 23.4
7, Riviera- Boca Riviera 39 13,1
Copeland Boca 38 14,0
Copeland 23 8.6
8, Winder- Riviera Winder 49 13.1
Chobee Riviera 36 13.3
Chobee 24 2,9
9, Durbin- Wulfert Durbin 73 0,0
Canaveral Wulfert 25 0,0
10, Kesson- Peckish Kesson 58 0,0
Anclote Peckish 19 0,0
Anclote 22 0,0
* This figure is the percentage of the association this soil represents,
Source: Collier Soil and Water Conservation Service
4.2 Wellfields
Section 163.3202(2)(K), Florida Statutes, specifically mandates that local governments adopt
land development regulations for the protection of potable water wellfields. The Growth
Management Act also requires the Comprehensive Plan to show "cones of influence" for potable
water wells, and to provide policies to protect water quality by restriction of activities known to
adversely affect the quality and quantity of identified water resources, including existing cones
of influence, water recharge areas, and water wells. The Conservation and Coastal
Management Element of the County Growth Management Plan explains in detail the functions
and importance of these water resource systems, and provides necessary programs to protect
wells and wellfields from potential contamination sources. The lAMP amendments do not
lAMP Data & Analysis March 2010
35
impact, or propose any changes to, these existing provisions. Wellfield Cones of Influence
within Immokalee are shown in Map 4-2.
Wellfields are comprised of two or more wells that, when pumped, change the natural direction
and speed of groundwater. The groundwater surface around a pumping well is pulled down
(draw-down) as water is pumped into the well, creating a cone of depression. The extent of this
cone can vary from a few feet to several miles depending on hydrogeological factors.
Potable wellfields are considered to be very sensitive since the wells produce large quantities of
water for a large segment of the population and since the step water gradient, which defines the
cone of depression of the wellfield, causes relatively high groundwater velocities towards the
well. A pollutant can therefore move very quickly and contaminate the water supply that may be
serving a large number of people.
Wellfield protection requires the prevention of hazardous and toxic materials from entering
groundwater, and subsequent withdrawal by public drinking water wells. This may be
accomplished by restricting hazardous and toxic materials or activities which use these
materials from a predetermined distance.
Zones have been established around the wells or wellfields with various degrees of restriction,
Accurately establishing these protective zones requires a sophisticated computer analysis. The
County has completed a study that resulted in the development of a computer model applicable
to Collier County for determining groundwater flows in the County. This model provides the
technical justification for defining zones of protection, which has been used in a comprehensive
groundwater protection ordinance for establishing land use controls and land development
regulations around well-fields.
In 1991, Collier County adopted the Ground Water Protection Ordinance, as included in Section
3.06.00 of the Collier County Land Development Code, to protect existing and future public
potable water supply wells. In addition, the Wellfield Protection Zones are designated on Collier
County Zoning Maps as special treatment overlays,
4.3 FLUCCS
FLUCCS mapping, or Florida Land Use, Cover and Forms Classification System, is an
evaluation of land use, vegetation cover and land form classification, based on satellite and
aerial imagery. The FLUCCS system is arranged in hierarchical levels, with each level
containing land information of increasing specificity. Level One is the most general data, with
land use broken down into nine broad categories. Eight of these categories occur within the
Immokalee Urban Area, and Table 4-3 shows the amount and distribution of each within
Immokalee. According to the FLUCCS mapping, prepared by the South Florida Water
Management District in 2005, the majority of Immokalee, 37 percent, is "Agriculture;" followed
by "Wetlands," 23 percent; and "Urban and Built-up," 18 percent. More than 75 percent of the
Immokalee area is classified as one of these three categories.
lAMP Data & Analysis March 2010
36
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Table 4-3
Immokalee Urban Area by level One FlUCCS Category
FLUCCS Level One Acres Percent
Urban and Built-Up 3,102,18 18.1%
Aqriculture 6,385.48 37.4%
Ranoeland 627.42 3,7%
Upland Forests 2,395,60 14,0%
Water 90,98 0,5%
Wetlands 3,861.48 22,6%
Barren Land 103.65 0,6%
Transportation & Utilities 526,22 3,1%
TOTAL 17,093,01 100,0%
Source: South Florida Water Management District
Figure 4-1 Immokalee Urban Area by FLUCCS
~
1%
4%
EI Urban and Built-Up
EI Agriculture
. Rangeland
o Upland Forests
. Water
o Wetlands
o Barren Land
o Transportation
More detailed information for Immokalee is shown on Map 4-3 and in Table 4-4, which follow,
.--....
lAMP Data & Analysis March 2010.
37
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Table 4-4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions
FlUCCS FlUCCS First level FlUCCS Fourth level Description Acreage
Code Description
1009 URBAN AND BUILT-UP RESIDENTIAL MOBILE HOME UNITS-ALL 111,67
1110 URBAN AND BUILT-UP FIXED SINGLE FAMILY UNITS 2041,89
FIXED SINGLE FAMILY UNITS> 5 DWL
1310 URBAN AND BUILT-UP UNITS/ACRE 209.39
MULTIPLE DWL UNITS-LOW RISE 2 STORIES OR
1330 URBAN AND BUILT-UP LESS 23,96
MULTIPLE DWL UNITS-HIGH RISE 3 STORIES OR
1340 URBAN AND BUILT-UP MORE 6,74
1410 URBAN AND BUILT-UP RETAIL SALES AND SERVICES 2,75
1411 URBAN AND BUILT-UP SHOPPING CENTERS 11,64
1470 URBAN AND BUILT-UP MIXED COMMERCIAL AND SERVICES 43.45
1550 URBAN AND BUILT-UP OTHER LIGHT INDUSTRIAL 349,12
1710 URBAN AND BUILT-UP EDUCATIONAL FACILITIES 149,02
1720 URBAN AND BUILT-UP RELIGIOUS 3,22
1850 URBAN AND BUILT-UP PARKS & ZOOS 11,16
1860 URBAN AND BUILT-UP COMMUNITY RECREATIONAL FACILITIES 26,17
1910 URBAN AND BUILT-UP UNDEVELOPED LAND WITHIN URBAN AREAS 28,19
INACTIVE LANDS WITH STREET PATTERN BUT
1920 URBAN AND BUILT-UP WITHOUT STRUCTURES 68,19
URBAN LAND IN TRANSITION W/O POSITIVE
1930 URBAN AND BUILT-UP INDICATORS OF INTENT 15.62
2110 AGRICULTURE IMPROVED PASTURES 2722.80
2120 AGRICULTURE UNIMPROVED PASTURES 107.06
2130 AGRICULTURE WOODLAND PASTURES 94.50
2140 AGRICULTURE ROW CROPS 371.78
2210 AGRICULTURE CITRUS GROVES 2859,13
2430 AGRICULTURE ORNAMENTALS 9.67
2510 AGRICULTURE HORSE FARMS 81.18
2590 AGRICULTURE OTHER 5,22
2610 AGRICULTURE FALLOW CROPLAND 134,15
3100 RANGELAND HERBACEOUS 98,35
3210 RANGELAND PALMETTO PRAIRIES 348.90
3290 RANGELAND OTHER SHRUBS AND BRUSH 162,04
3300 RANGELAND MIXED RANGELAND 18,13
4110 UPLAND FORESTS PINE FLATWOODS 1187,91
4119 UPLAND FORESTS PINE FLATWOODS/MELALEUCAINFESTED 936.61
4220 UPLAND FORESTS BRAZILIAN PEPPER 14,24
4240 UPLAND FORESTS MELALEUCA 43,22
4250 UPLAND FORESTS TEMPERA TEHARDWOODS 23.64
4340 UPLAND FORESTS HARDWOOD,CONIFER MIXED 165,01
4380 UPLAND FORESTS MIXED HARDWOODS 24.97
5100 WATER STREAMS & WATERWAYS 5.83
5210 WATER LAKES> 500 ACRES 15,94
5240 WATER LAKES < 10 ACRES 5,00
lAMP Data & Analysis March 2010
38
Table 4-4 Immokalee Urban Area by level Four FlUCCS Code Descriptions
(continued)
FlUCCS FlUCCS First level FlUCCS Fourth level Description Acreage
Code Description
5340 WATER RESERVOIRS < 10 ACRES 64.20
6170 WETLANDS MIXED WETLAND HARDWOODS 64.27
6172 WETLANDS MIXED WETLAND SHRUBS 381.91
6210 WETLANDS CYPRESS 632.19
6218 WETLANDS CYPRESS/MELALEUCA INFESTED 269.44
6240 WETLANDS CYPRESS/PI NE/CABBAGE PALM 483.00
6300 WETLANDS WETLAND FORESTED MIXED 324.73
6410 WETLANDS FRESHWATER MARSHES 1183.75
6412 WETLANDS CATTAIL 127.81
6430 WETLANDS WET PRAIRIES 365.77
6439 WETLANDS WET PRAIRIES WITH PINE 28.61
7420 BARREN LAND BORROW AREAS 96.31
7430 BARREN LAND SPOIL AREAS 7.34
TRANSPORTATION,
COMMUNICATION AND
8110 UTILlTI ES AIRPORTS 440.49
TRANSPORTATION,
COMMUNICATION
8320 UTILITIES ELECTRICAL POWERTRANSMISSION LINES 44.82
TRANSPORTATION,
COMMUNICATION AND
8330. UTI L1TIES WATER SUPPL YPLANTS 40.91
TOTAL 17,093.01
Source: South Florida Water Management District, 2005
Wetlands are discussed in further detail in Section 4.4.
4.4 Wetlands
Wetlands are areas where water is present on an annual, seasonal, or periodic basis, and
where the water regime or hydrology is the dominant factor determining the existing
assemblage of plants and animals (Day, et aI., 1988; Gosselink and Lee, 1987). It is a general
term referring to a configuration of diverse ecosystems that are periodically inundated with fresh
and/or salt water. Small differences in ground elevation have a major effect on the hydrological
characteristics of a site. South Florida vegetation is closely associated with these differences in
water characteristics. Generally, wetlands have shallow water or saturated soil during part of
the year. Wetlands accumulate organic plant material and support a variety of plants and
animals that have adapted to these saturated conditions (Mitsch and Gosselink, 1986). The
major freshwater wetlands habitats found in Collier County include Low Pinelands, Inland
Swamps, Cypress Forests, Freshwater Marshes, and Wet Prairies. Fresh Water Marshes are
the type of wetland found largely concentrated within and around the Immokalee Community
(see Map 4-4 for generalized location of wetlands in Immokalee).
lAMP Data & Analysis March 2010
39
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The Freshwater Marsh habitat around Immokalee connects to the slough/swamp system known
as Corkscrew Swamp. The swamp and marsh serve as primary water storage areas and
provide drainage for surface flow.
Lake Trafford, the largest Lake in Collier County, is a natural lake located directly west of the
Immokalee urban area. Oval in shape, it measures approximately 1.7 miles by 2.0 miles along
the major and minor axes (Gore, 1987). The average depth is between 6-8 feet, with the
maximum depth at 10 feet. Lake Trafford contains a watershed of approximately 30 square
miles and provides water to the Corkscrew Swamp/Bird Rookery Swamp ecosystem.
There are wetlands within the Immokalee Urban Area that are connected to the Camp Keais
Strand, and therefore stricter preservation requirements have been developed for these wetland
areas. The area is delineated as the "Wetlands Connected To Lake Trafford/Camp Keais Strand
System Overlay" on the Future Land Use Map, and is discussed in greater detail in Section
5.2.1 of this report. The wetland protection measures of the CCME and the LDC continue to
apply within Immokalee and are not affected by this amendment.
4.5 Drainage Basins
Both man-made and natural drainage systems collect and transport surface water run-off that
occurs during and immediately following rainfall. The two major facilities can function
independently of one another or in combination.
Natural drainage systems are defined by the topography of an area. The largest feature of a
natural drainage system is the drainage basin or watershed. The boundary of the basin is
called the basin divide, and is created by an upper elevation feature so that the natural land
elevation direct run-off is from the highest areas to the lowest ones, toward a common major
drainage feature, such as a stream, lake, bay or ocean. In the case of Immokalee, due to its
relatively flat topography, drainage occurs in sheet flow pattern within a very shallow but wide
depression classified as a slough. The major drainage feature is often called the receiving body
and smaller features are its tributaries.
Man-made drainage facilities are artificially constructed elevation differences designed to store
or convey stormwater run-off. Some typical manmade conveyance structures include ditches,
canals, swales or storm sewers. They function to collect stormwater and direct it toward
downstream waters. Stormwater storage structures can be classified as either retention or
detention facilities. Retention facilities are designed to impound stormwater run-off until it is
released by evaporation into the atmosphere and/or percolation into the ground, with no direct
discharge to other nearby surface waters. Detention facilities are designed to temporarily
impound run-off and gradually release it through an outlet structure at a designed outflow rate to
downstream portions of the drainage system.
Map 4-5 displays the major drainage basins in Collier County. Two drainage basins cover the
Immokalee area: Barron River Canal Basin and Fakahatchee Strand Basin. Map 4-6 shows
drainage sub-basins in Collier County. Three sub-basins pass through Immokalee: Corkscrew
Slough Basin; Urban Immokalee Basin; and Barron River Canal Basin (North).
lAMP Data & Analysis March 2010
40
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4.6 Groundwater Resources
Water found below the surface constitutes groundwater. The speed and direction of
groundwater flow depends on the permeability of the soil and rock layers, in addition to the
relative pressure of groundwater. Groundwater moves down gradient from areas of high water
pressure to areas of low water pressure. Aquifers are water-bearing layers of porous rock, sand
or gravel. Several aquifers may be present below one surface location, separated by confining
layers of materials which are impermeable or semi-permeable to water. Rainfall is the primary
source of water for aquifers. Under the force of gravity, rainfall percolates downward through
porous surface soils to enter the aquifer. Areas having this downward groundwater flow are
called recharge areas. Due to the variable permeability of different soil types, the rate of aquifer
recharge from rainfall may vary from one location to another. The areas of highest recharge
potential are known as prime recharge areas. These are found where the aquifer is exposed on
the land's surface. The presence of overlying confining beds also determines which surface
areas will be effective recharge areas for a given aquifer, and is another factor in identifying
prime recharge areas.
Collier County's Natural Groundwater Aquifer Recharge Sub-Element identifies and provides
protection measures for recharge areas in Collier County. Two maps, taken from this Sub-
Element, show groundwater recharge rates for the surficial (Map 4-7) and Tamiami (Map 4-8)
aquifers in Immokalee. The maps show that recharge rates within most of Immokalee are
relatively low compared to other areas of the County. The lAMP amendments do not impact, or
propose any changes to, the provisions of this Sub-Element.
4.7 Listed Species
Although Collier County has experienced one of the fastest growth rates in the nation, the
County contains a large amount of land area devoted to conservation use, much of it in eastern
Collier County. The Corkscrew Swamp Sanctuary is a major preserve located immediately west
of the Immokalee Urban Area. It is largely cypress swamp, with freshwater marsh and
occasional pine flatwoods. This swamp contains the most extensive virgin cypress forest, and
the largest woodstork rookery on the continent.
Within the Immokalee Urban Area, areas of primary and secondary panther habitat have been
designated, see Map 4-9. Thirty-eight panther telemetry points from radio-collared cats have
been recorded within the Immokalee Urban Area, the majority along the eastern boundary. The
38 points represent seven panthers active between 1994 and 2007. More than eighty percent of
the telemetry points (31) are from two panthers, active between 1998 and 2002.
Other listed species that have been observed within the Immokalee Urban Area include, but are,
not limited to, the bald eagle, Florida scrub jay, little blue heron, northern yellow bat, great egret,
and the gopher tortoise.
The goal, objectives, and policies of the Conservation and Coastal Management Element
provide protection standards for listed species that apply to all of unincorporated Collier County.
The Immokalee Urban Area will continue to be governed by these provisions, as well as all
State and Federal regulations.
lAMP Data & Analysis March 2010
41
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4.8 Archaeological & Historical Sites
Collier County identifies six archaeological and historic sites within the Immokalee Urban Area.
They are shown on Map 4-10. The largest, totaling 29.4 acres and located east of the
Immokalee Regional Airport, is the location of the Tradeport Trail, a historic road segment. The
others represent Indian middens and mounds, ranging in size from 0.4 acres to 1.5 acres.
4.9 Mineral Resources
The principal mineral commodities occurring in Collier County are limestone, sand, peat, and
petroleum. Of these minerals, lime-rock and sand are mined extensively throughout the County
for use by the construction industry. Lime-rock is also an important mineral used in the
agricultural industry to adjust soil properties for crop production.
Mineral extraction sites associated with major commercial lime-rock and sand mining in Collier
County as recorded by the Florida Department of Environmental Protection are depicted on Map
4-11. One of the sites, Site 14, is within the Immokalee Urban Area. Site 14 is the Silver Strand
III Partnership 14.6-acre mine. The goal, objectives, and policies of the Conservation and
Coastal Management Element continue to apply to mining operations in unincorporated Collier
County and no change to the land use of this site is proposed.
lAMP Data & Analysis March 2010
42
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5. Future Land Use Analysis
The lAMP encourages a mix of uses, fosters compact, pedestrian-oriented and energy efficient
development patterns, and makes economic development a priority. The Future Land Use Map
(FLUM) graphically represents this desired pattern of development and redevelopment in the
Immokalee Urban Area. The following subsections provide an analysis of the recommended
changes to the Future Land Use Map (FLUM).
5.1 Changes to Future Land Use Designations
The Immokalee Urban Area currently includes three (3) Districts and eleven (11) Subdistricts on
the adopted FLUM. The proposed lAMP restructures the FLUM into two (2) Districts and eight
(8) Subdistricts. Within the Urban-Mixed Use District, the Neighborhood Center and Planned
Unit Development Commercial Subdistricts have been combined into the Commercial-Mixed
Use District. Further discussion on the PUD subdistrict is provided in Section 5.1.3. The
Urban-Commercial District and Commercial subdistrict have been eliminated. The Urban
Industrial District has replaced the Commerce Center -Industrial and Business Park
Subdistricts with the Industrial Mixed Use Subdistrict. Also, the Immokalee Regional Airport
Subdistrict has been introduced within the Urban - Industrial District.
Table 5-1 lists the existing and proposed Future Land Use designations. A copy of the
proposed FLUM and adopted FLUM are included as Maps 5-1 and 5-2, respectively. A
summary and analysis of the proposed changes is provided in the following sections.
Table 5-1
Proposed Future land Use Designations
Adopted Future land Use Designations Proposed Future land Use Designations
URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT
LR Low Residential LR Low Residential
MR Mixed Residential MR Medium Residential
HR High Residential HR High Residential
NC Neighborhood Center CMU Commercial-Mixed Use
CC-MU Commerce Center-Mixed-Use RT Recreational/Tourist
PUD Planned Unit Development Commercial
RT Recreational Tourist
URBAN-COMMERCIAL DISTRICT
C Commercial - SR 29 and Jefferson Ave.
URBAN -INDUSTRIAL DISTRICT URBAN -INDUSTRIAL DISTRICT
ID Industrial IN Industrial
CC-I Commerce Center-Industrial IMU Industrial Mixed Use
BP Business Park APO Immokalee ReQional Airport
Tables 5-2 and 5-3 summarize the acreages for each of the future land use designations
included in the adopted and proposed FLUM, respectively. Approximately 100.6 acres of land
has been added to the Immokalee Urban Area as part of the Immokalee Regional Airport
runway expansion, thereby increasing the Immokalee Urban Area from 16,989 acres to
17,089.6 acres. The Seminole Indian Reservation, which is identified as a Future Land Use
lAMP Data & Analysis March 2010
43
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resulting in a reported decrease of six acres.
Table 5-2
Adopted Future land Use Designations and Acreages
Future land Use ABBREV. ACRES
Commercial C 162.6
Commerce Center-Mixed-Use CC-MU 395.0
Commerce Center-Industrial CC-I 589.7
Industrial ID 2,053.8
Low Residential LR 10,405.6
Mixed Residential MR 463.9
HiQh Residential HR 1,603.1
Neiqhborhood Center NC 466.8
Recreational Tourist RT 251.2
Seminole Indian Reservation* RES 597.3
TOTAL 16,989.0
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5-3
Proposed Future land Use Designations and Acreages
PROPOSED Future land Use Abbrev, Acres
Commercial Mixed Use CMU 1,108.1
Industrial Mixed Use IMU 866.0
Immokalee Reqional Airport APO 1,484.0
Industrial IN 752.0
Low Residential LR 9,154.0
Medium Residential MR 1,110.4
HiQh Residential HR 1,572.0
Recreational Tourist RT 451.8
Seminole Reservation* SR 591.3
TOTAL 17,089,6
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Of the adopted subdistricts that have been retained in the proposed FLUM, the Low Residential
subdistrict saw a decrease of 1,251.6 acres, while the Medium (previously Mixed) Residential
subdistrict increased by 646.5 and the High Residential subdistrict decreased by 31.1 acres,
respectfully. The proposed FLUM also adds 200.6 acres to the Recreational Tourist subdistrict.
To help summarize the proposed FLUM changes, Tables 5-4 and 5-5 combine similar Future
Land Use designations into broad land use categories. For example, the Commercial, the
Commerce Center - Mixed Use, and the Neighborhood Center Subdistricts, as provided on the
adopted FLUM, have been combined as Commercial FLU designations in Table 5-4.
Commercial designations on the proposed FLUM include the Commercial - Mixed Use
subdistrict only. Table 5-6 shows the difference in acreage of generalized land use categories
between adopted and proposed FLUM.
lAMP Data & Analysis March 2010
44
Table 5-4
1,024.4
2,643.5
12,4 72.6
251.2
597.3
TOTAL 16,989.0
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Acrea e
1,108.1
3,102.0
11,836.4
451.8
591.3
TOTAL 17,089.6
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5-6 Difference between Adopted and Proposed Future land Use
(Generalized Categories)
PROPOSED
FlUM Acreage FlUM Acreage Difference
All commercial FLU desiQnations 1,024.4 1,108.1 83.7
All industrial FLU desiQnations 2,643.5 3,102.0 458.5
All residential FLU designations 12,472.6 11,836.4 -636.2
Recreational Tourist 251.2 451.8 200.6
Seminole Reservation* 597.3 591.3 -6.0
TOTAL 16,989,0 17,089.6 100.6**
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
** Additional Urban Area to accommodate the Immokalee Regional Airport runway expansion
As demonstrated in the preceding tables, the proposed FLUM reduces the amount of land with
a residential designation by 636 acres and increases the areas designated as commercial (+84
acres), industrial (+458 acres), and Recreational Tourist (+201 acres). These proposed
changes are discussed in the following sections.
lAMP Data & Analysis March 2010
45
5.1.1 Residential Designations
The proposed FLUM converts 636.2 acres of residentially designated land to other uses. Areas
designated as Low Residential are predominately located along the periphery of the Immokalee
Urban Area and in existing agricultural areas. In many cases, areas designated Low
Residential on the adopted FLUM that are currently developed and located proximate to the
commercial areas of SR 29 and CR 846 have been designated to allow for higher densities and
non-residential uses. In total, the proposed FLUM results in a 12 percent decrease of Low
Residential areas totaling almost 1,250 acres.
Much of the revised Low Residential Areas are being designated as Medium Residential
subdistrict. The Medium Residential subdistrict (identified as Mixed Residential on the adopted
FLUM) includes an additional 646.5 acres on the proposed FLUM, and helps create a
transitional land use category between the higher intensity areas along SR 29, Lake Trafford
Road, and New Market Road and the outlying Low Residential and Agricultural areas.
Areas designated as High Residential subdistrict are located adjacent to commercial and
employment areas. The amount of High Residential areas saw a slight decrease, 2 percent,
from the proposed FLUM.
The densities allowed in the Medium and High Residential subdistricts are appropriate adjacent
to the downtown area. The densities proposed in these subdistricts will help establish
downtown Immokalee as a walkable community. This in turn will encourage a multi-modal
transportation system and public transit. Additionally, higher densities will help reduce land and
energy consumption, allow for more efficient delivery of public services, and provide
opportunities for a better mix of housing options.
5.1.2 Recreational Tourist Designation
The Recreational Tourist subdistrict is located adjacent to Lake Trafford. The proposed FLUM
expands this subdistrict by 201 acres, by extending RT subdistrict to the east of Pepper Road
and south of Lake Trafford Road. The lAMP seeks to expand and diversify the economic
opportunities of the Immokalee Urban Area, and specifically references the potential for
additional tourism, recreation, and entertainment opportunities in Objective 1.3. The RT
subdistrict is intended to provide for recreational and tourist activities related to the natural
environment, primarily ecotourism. Residential development is permitted in the RT subdistrict;
however, it must be compatible with the natural resource and recreational value of the area.
The additional 200 acres are currently designated Low Residential on the adopted FLUM. The
RT and Low Residential subdistricts both allow for a base density of not more than 4 dwelling
units per acre. The proposed changes do not affect the residential development potential for
these areas, but provide additional opportunities for recreation and tourism uses. Additionally,
since the RT subdistrict is not eligible for bonus densities and cannot exceed 4 dwelling units
per acre, the additional 201 acres of RT will actually decrease the overall development potential.
5.1.3 Commercial Designations
The proposed FLUM provides significant changes in regards to Commercial future land use
designations. As demonstrated in Table 5-1, the existing Commerce Center - Mixed Use (CC-
MU), Neighborhood Center (NC), Planned Unit Development Commercial (PUD), and
lAMP Data & Analysis March 2010
46
Commercial - SR 29 and Jefferson Ave (C) subdistricts have been replaced with a single
Commercial - Mixed Use subdistrict (CMU). The CMU subdistrict allows for both commercial
and residential development and supports the smart growth principles that are a focus of the
lAMP. Also, greater flexibility is provided by utilizing a single commercial category that also
supports residential development at higher densities.
Lands on the adopted FLUM that are designated with one of the existing commercial
designations have been identified as CMU. Additionally, since this new mixed use district
allows for residential development, areas along SR 29 and South 1 sl Street that are currently
residential have also been designated as CMU on the proposed FLUM. This designation
appropriately allows for a mix of commercial and higher density residential uses along this
corridor, which is well-served by transit and is the focus of redevelopment efforts by the CRA.
In total, the proposed FLUM provides for an additional 80 acres of commercial areas. As noted
in Section 3.2, commercial uses are currently underrepresented in Immokalee and there will be
a need for additional commercial land for retail and office space to support future growth. The
proposed FLUM designates significant areas as CMU to provide additional opportunities for
expanded commercial development, while retaining the potential for residential development.
The adopted lAMP includes a Planned Unit Development Commercial Subdistrict,
although there are no lands designated as such on the adopted Future Land Use Map.
The purpose of this provision is to allow a reasonable amount of commercial
development within planned residential developments. The proposed lAMP eliminates
this designation as a separate subdistrict, but has incorporated these provisions under
the Urban - Mixed Use District description. This will provide increased flexibility, by
allowing mixed commercial and residential uses within a PUD without the need to amend
the Future Land Use Map. Additionally, the proposed language incorporates a minimum
number of dwelling units to ensure that any PUD is of sufficient size and density to
support and warrant commercial development.
5.1.4 Industrial Designations
The 'AMP proposes changes to the industrial designations to stimulate economic development
within the Immokalee Urban Area. As discussed in Section 3.4, additional industrial
development is needed to provide employment opportunities, diversify the tax base and to meet
future needs, not just for Immokalee, but Collier County as a whole. The Economic
Development Council and Chamber of Commerce have both concluded that Immokalee and
eastern Collier County should be the primary location for future industrial uses for the entire
County.
The existing FLUM includes the Industrial (ID) and the Commerce Center -Industrial (CC-I)
subdistricts. The Industrial subdistrict has been retained, and the proposed FLUM has revised
the CC-I subdistrict, and renamed it Industrial Mixed-Use (IMU). Additionally, the proposed
lAMP introduces the Immokalee Regional Airport (APO) subdistrict to help accomplish the
special goals and objectives of the Airport. The APO applies to the area included within the
Immokalee Regional Airport Master Plan Update, as provided by the Airport's consultant.
The IMU subdistrict allows for the light industrial and business park uses that are desired in the
Immokalee Urban Area and are currently allowed in the existing CC-I subdistrict. The proposed
FLUM designates areas to the north and northeast of the airport as IMU to increase economic
lAMP Data & Analysis March 2010
47
development near the Immokalee Regional Airport. The IMU subdistrict allows for support uses
to the airport, such as restaurants, lodging, and office space, and will serve as a transition
between the intensive airport and adjacent residential areas. A substantial buffer is required for
IMU developments adjacent to Residential Subdistricts to mitigate potential impacts to non-
compatible uses. The IMU, in combination with the CMU subdistrict, will help meet the existing
shortfall of land available for commercial and office space.
In total, the proposed FLUM results in a net increase of just over 462 acres of industria/land
from the adopted FLUM. One hundred acres of this increase is provided for the Airport's
runway expansion and is not included in the adopted lAMP. Excluding the Immokalee Regional
Airport subdistrict, approximately 1,621 acres are proposed for industrial development. This
amount is consistent with various forecasts for industrial land use demand included in Section
3.4.
5.1.5 Future Land Use and Density Potential Analysis
Tables 5-7 and 5-8 calculate the theoretical maximum number of dwelling units allowed under
the adopted FLUM and the proposed FLUM. The maximum number of dwelling units is
calculated by multiplying the total acreage by the base dwelling unit per acre allowed for each
subdistrict. It should be noted that while the base density provided for each subdistrict is
allowed, it is not an entitlement, as described within the Density Rating System of the lAMP.
The actual amount of development is dependent on the permitted density of the zoning
designation. See Section 5.3 for a discussion on FLU designations and zoning.
lAMP Data & Analysis March 2010
48
Table 5-7
Adopted Future land Use, Maximum Density Calculations
Base Max. #
Future land Use Abbrev. Acres DUlAC DUs
Commercial C 162.6 0 0.0
Commerce Center-Mixed-Use CC-MU 395.0 12 4,739.5
Commerce Center-Industrial CC-I 589.7 0 0.0
Industrial ID 2,053.8 0 0.0
Low Residential LR 10,405.6 4 41,622.3
Mixed Residential MR 463.9 6 2,783.2
High Residential HR 1,603.1 8 12,824.4
Neighborhood Center NC 466.8 12 5,601.6
Recreational Tourist RT 251.2 4 1,004.8
Seminole Indian Reservation* RES 597.3 n/a 0.0
Total 16,989,0 68,575.9
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5-8
Proposed Future land Use, Maximum Density Calculations
Base Max, #
PROPOSED Future land Use Abbrev. Acres DUlAC DUs
Commercial Mixed Use CMU 1,108.1 16 17,729.6
Industrial Mixed Use IMU 866.01 0 0.0
Immokalee Reqional Airport APO 1,484.0 0 0.0
Industrial IN 752.0 0 0.0
Low Residential LR 9,154.0 4 36,616.0
Medium Residential MR 1,110.4 6 6,662.4
High Residential HR 1,572.0 8 12,576.0
Recreational/Tourist RT 451.8 4 1,807.2
Seminole Reservation* SR 591.3 n/a 0.0
Total 17,089.6 75,391,2
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
To summarize the change in density potential between the adopted and proposed FLUMs, the
maximum number of dwelling units changes by less than 10 percent, or 6,814 dwelling units.
This increase is due to higher permitted densities proposed in the proposed subdistricts, and the
increased acreage of Medium Residential and Commercial Mixed-Use subdistricts. The
proposed increase in Recreational Tourist area does not result in a net increase in dwelling
units, because the additional area was previously Low Residential, which also allows up to 4
dwelling units per acre.
As previously discussed, all of the existing Commercial subdistricts have been combined into
one commercial category, CMU, which allows for commercial and/or residential uses. The
majority of the increase in units comes from this consolidation, which allows residential
development at a density of 16 units/acre. The majority of this subdistrict is likely to develop for
commercial uses, so it is highly improbable that the mixed use areas will develop to the full
residential potential. Also, there is little empirical evidence that development will actually occur
at the maximum allowed densities. The adopted FLUM, as demonstrated in Table 5-7, has an
excess capacity of density units.
lAMP Data & Analysis March 2010
49
The existing and proposed lAMP also allows for density bonuses that would increase the
density potential in Immokalee; however, in order to achieve these bonuses, new developments
would need to provide some form of public benefit, such as affordable or workforce housing.
The proposed lAMP reduces the maximum density potential through the use of density bonuses
in the Low Residential (LR) subdistrict from a maximum of 12 du/ac to 8 dulac, and increases
the potential bonuses in the Commercial Mixed Use (CMU) from 12 du/ac to 20 du/ac. These
changes have reduced the overall density potential, inclusive of all density bonuses more than
18%, or 30,583 dwelling units. Tables 5-9 and 5-10 show the maximum development potential
for the Adopted and Proposed FLUM, inclusive of all density bonuses.
Table 5-9 Adopted Future land Use, Maximum Density with Bonuses
Max Max. #
Future land Use Abbrev, Acres DUlAC DUs
Commercial C 162.6 0 0
Commerce Center-Mixed-Use CC-MU 395.0 12 4,740.00
Commerce Center-Industrial CC-I 589.7 0 0
Industrial ID 2,053.8 0 0
Low Residential LR 10,405.6 12 124,867.20
Mixed Residential MR 463.9 14 6,494.60
High Residential HR 1,603.1 16 25,649.60
Neighborhood Center NC 466.8 12 5,601.60
Recreational Tourist RT 251.2 4 1,004.80
Seminole Indian Reservation* RES 597.3 n/a 0
Total 16,989.0 168,357.80
Table 5-10 Proposed Future land Use, Maximum Density with Bonuses
Max Max. #
Future land Use Abbrev. Acres DUlAC DUs
Commercial Mixed Use CMU 1,108.1 20 22,162.0
Industrial Mixed Use IMU 866.01 0 0.0
Immokalee Reaional Airport APO 1,484.0 0 0.0
Industrial IN 752.0 0 0.0
Low Residential LR 9,154.0 8 73,232.0
Medium Residential MR 1,110.4 14 15,545.6
High Residential HR 1,572.0 16 25,152.0
Recreational/Tourist RT 451.8 4 1,807.2
Seminole Reservation* SR 591.3 n/a 0.0
Total 17,089.6 137,898.8
Tables 5-8 and 5-10 show the maximum buildout potential for the proposed Future Land Use
Map based on the total acreage. Table 5.8 calculates maximum base density per sub district,
while Table 5.10 calculates maximum density with bonuses per subdistrict. However, this
methodology does not take into account the public lands within the Immokalee Urban Area that
will never be developed or will never be developed as residential projects. These public lands
include preserves, such as the recently acquired Pepper Ranch, and existing schools and public
facilities. In total, there is approximately 615 acres that can be classified as Public Land.
Excluding these areas from the Density Calculations would reduce the maximum development
lAMP Data & Analysis March 2010
50
r-....
potential by 3,785 base units and 6,036 bonus density units. Attachment C, Residential
Buildout Potential Comparison identifies the acreages of Public Lands.
The maximum development potentials identified in Tables 5-8 and 5-10 can be potentially
reduced further by accounting for development limitations established in the Wetlands
Connected To Lake Trafford/Camp Keais Strand System Overlay. These potential reductions
could eliminate approximately 663 base units and 6,195 bonus units and are further discussed
in Section 5.2.1.
It should also be noted that GIS mapping inconsistencies with the Adopted Future Land Use
Map have been corrected with the Proposed FLUM. The existing Collier County GIS shapefile
shows the Immokalee Urban Area shifted slightly to the east compared to the actual location.
This discrepancy is visibly noticeable by looking at where SR 29 intersects the Immokalee
Urban Area Boundary as shown in Figure 5-1. Correcting this mapping error has contributed to
an increase in the maximum density potential. For example, the triangular area designated as
High Residential surrounding Farmworker's Village has increased from 590 to 627 acres, which
translates into an additional 296 potential dwelling units (8 dwelling units per acre x 37 acres).
Figure 5-1 Immokalee Urban Area GIS Mapping Discrepancy
'"'"
/
I
/f
\
.n 1_
LR
L':~
e, " '!j
'" '''':" 7'
....~y
"-...,,,
Overall, the proposed changes to the FLUM only result in a slight increase in density potential
for the base densities, and a substantial decrease in density potential when including bonus
density. The increase in base densities, and the expansion of the CMU subdistrict, provides
more flexibility and opportunities for developers, and the potential for economic development.
Additionally, the higher densities proposed in the FLUM will allow for the compact design
subdistricts and will help establish downtown Immokalee as a walkable community. The higher
densities will help reduce land and energy consumption, allow for more efficient delivery of
public services, and provide opportunities for a better mix of housing options, and support the
desired energy efficient land patterns as discussed in Section 7.1.
lAMP Data & Analysis March 2010
51
5.1.6 Future Land Use and Nonresidential Potential Analysis
The existing lAMP does not include maximum intensity standards for nonresidential
development, in accordance with Section 163.3177(6)(a)(c) and (d), F.S.. In order to meet the
statutory requirements, the proposed lAMP has established a maximum amount of non-
residential development that can occur during the planning timeframe (2025). Because the
existing lAMP does not provide nonresidential intensity standards, the proposed lAMP has
elected to provide a maximum square footage for the entire Immokalee Urban.
An analysis of existing conditions and growth projections was conducted In order to determine
an appropriate nonresidential development threshold. Specifically, the following analyses were
conducted:
1. Review of existing nonresidential development in Immokalee was analyzed to determine
the average FAR for nonresidential development and apply these averages to the lAMP
Subdistricts.
2. Review of buildout projections utilizing Collier County's Traffic Analysis Zones (TAZ).
3. Review of buildout projections utilizing the Economic Analyses referenced in Sections
3.3 and 3.5 of this Data & Analysis.
AVERAGE FAR ANALYSIS:
Average FARs have been determined for existing commercial, industrial, governmental and
institutional development in Immokalee utilizing Collier County Property Appraiser information.
This data is summarized below. Non-residential development includes retail, office, industrial,
institutional and governmental buildings, but excludes hotels, motels, government subsidized,
affordable or farmworker housing, and development within the Seminole Reservation. A full
copy of the spreadsheet is included as an attachment.
Table 5-11 Average FAR based on Existing Development
Commercial 7,657,459.92 175.79 1,235,261.15 0.161314739
Industrial 5,892,815.12 135.28 1,389,411.88 0.235780666
Governmental 83,630,007.67 1,919.88 1,681,461.85 0.020105963
Institutional 5,982,384.14 137.34 785,497.48 0.131301745
TOTAL 103,162,666.84 2,368.29 5,091,632.35 0.049355377
Combined Gov & Inst 89,612,391.80 2,057.22 2,466,959.32 0.027529221
In order to determine the nonresidential development potential for Immokalee, the average
FARs were applied to acreages for each Future Land Use subdistrict in the lAMP based on the
anticipated type and amount of development. Subdistricts that are intended for commercial
development (CMU) utilize the average FAR for commercial uses while those intended for
industrial uses (APO, IN and IMU) utilize the average FAR for industrial uses. Other subdistricts
(LR, MR, and HR) are not specifically intended for commercial or industrial development and
therefore utilize the average FAR for combined government and institutional uses. Recreational
Tourist (RT) district allows for residential and limited commercial uses and utilizes the higher
commercial FAR. An applicability factor was provided to the APO, RT and residential
subdistricts to identify the approximate amount of nonresidential development that can be
anticipated in each subdistrict. The APO subdistrict utilized a factor of 48.03%, because the
approved PUD (Ordinance 10-07) limits the industrial tract to 712.72 acres, or 48.03% of the
lAMP Data & Analysis March 2010
52
APO area. The RT district utilizes an applicability factor of 25%, while the LR, MR, and HR
utilize an applicability factor of 5%. Utilizing the average FAR, it is estimated that the 'AMP has
a buildout potential for 33.3 million square feet of nonresidential development. This would be an
increase of more than 28 million to the existing 5 million square feet of nonresidential
development in Immokalee.
Table 5-12 Nonresidential Development Potential Based on Average FAR
Immokalee Airport, APO 1,484.00 0.235780666 48.03% 7,320,066.17
Commercial Mixed-Use, CMU 1,108.10 0.161314739 100.00% 7,786,474.67
High Residential, HR 1,572.00 0.027529221 5.00% 94,254.99
Industrial Mixed-Use, IMU 866.01 0.235780666 100.00% 8,894,409.35
Industrial, IN 752.00 0.235780666 100.00% 7,723,495.58
Low Residential, LR 9,154.00 0.027529221 5.00% 548,861.42
Medium Residential, MR 1,110.40 0.027529221 5.00% 66,578.08
Recreational Tourist, RT 451.80 0.161314739 25.00% 793,684.97
Seminole Reservation, SR 591.30 N/A N/A N/A
TOTAL 17,089.61 33,227,825.23
T AZ Analysis
Each year, Collier County conducts the Annual Update & Inventory Report (AUIR) to analyze
existing and future Level of Service Standards for key facilities. These reports utilize growth
projections in five-year increments for various Traffic Analysis Zones (T AZ) in the County and
project population growth and the need for retail, office and industrial space, among other
variables. An analysis of the Immokalee TAZs was conducted to determine the potential
nonresidential development through 2025 and at buildout. Based on the TAZ analysis,
Immokalee will have a demand of 3.9 million square feet of non residential development through
the 2025 planning period and 10.9 million square feet at buildout. The AUIR projects buildout
around 2080. It should be noted that the existing 4.9 million square feet of nonresidential
development as provided in Table 5.11 exceeds the total demand calculated by the TAZ
Analysis through 2025.
Table 5-13 Nonresidential Development Potential Based on TAZ Analysis
2010 23,736 631,260 339,904 877,193 1,848,357
2015 28,303 827,973 445,824 1,129,004 2,402,801
2020 32,785 1,082,018 582,618 1,443,421 3,108,057
2025 36,248 1,367,864 736,538 1,790,381 3,894,783
Buildout 59,325 3,942,316 2,122,779 4,801,365 10,866,460
lAMP Data & Analysis March 2010
53
Economic Studies Analysis
Retail, office and industrial space need were determined for Immokalee as part of the 2006
Economic Analysis for Immokalee and the 2007 Collier County Business Park Land Study,
which are referenced in Sections 3.3 and 3.5, Retail and office space need is calculated based
on 600 square feet of retail for every retail employee and 600 square feet of office space for
office employee. It is estimated that Immokalee will have 1 retail employee for every 18.2
residents by 2025 and 1 office employee for every 17 residents. Industrial space need is based
on demand for the entire county, but is expected to be located in Immokalee and eastern Collier
County. Based on these studies, it is estimated that Immokalee will need 9.8 million square feet
of nonresidential development by 2025.
Table 5-14 Nonresidential Development Potential Based on Economic Studies
2010 29,858 984,330 1,053,812 6,247,194 8,285,335
2015 38,072 1,255,121 1,343,718 6,549,116 9,147,955
2020 48,636 1,603,385 1,716,565 6,506,391 9,826,340
2025 53,091 1,750,253 1,873,800 6,160,184 9,784,237
* Population Projections from Table 2-1 of the lAMP Data & Analysis for 2010-2020; 2025 assumes 9.16% growth rate from
2020 per BEBR Medium projections
1 Retail Space need calculated at 1 employee per 18.2 residents and 600 sf of retail per employee (2006 Economic Analysis for
Immokalee)
2 Office Space need calculated at 1 employee per 17 residents and 600 sf of office per employee (2006 Economic Analysis for
Immokalee)
3 Industrial Space need based on 2007 Collier County Business Park Land Study
Immokalee Nonresidential Development through 2025 Planning Period
The table below provides a summary of the existing and projected nonresidential development
in Immokalee through 2025 based on the Average FAR Analysis, the TAZ Analysis and the
Economic Studies. The FAR Analysis projection, which estimates a buildout figure in Table 5-
12, was prorated to reflect anticipated development through 2025. In order to prorate this
figure, it was assumed that buildout would occur in 2080 per the AUIR and that the growth rate
would be constant; therefore, development in 2025 would be 21.43% of buildout (15 years/70
years). Based on these analyses, Immokalee can anticipate an increase in nonresidential
development between 2.0 and 3.4 million square feet. An average of the FAR Analysis and the
Economic Studies Analysis was used to establish a maximum threshold of 8.45 million square
feet for nonresidential development through 2025,
Table 5-15 Nonresidential Development Potential through Planning Horizon
Average FAR Analysis 5,091,632
TAZ Analysis 5,091,632
Economic Studies Analysis 5,091,632
Avg of FAR and Econ Studies 5,091,632
* Collier County Property Appraiser, per Table 5-11
7,120,248
3,894,783
9,784,237
8,452,243
2,028,616
-1,196,849
4,692,604
3,360,610
lAMP Data & Analysis March 2010
54
5.2 Future Land Use Overlays and Special Features
Currently, the Immokalee FLUM has five overlays and special features: the "Wetlands
connected to Lake Trafford/ Camp Keais Strand System Overlay," "Environmentally Sensitive
Areas per Aerials and Soil Data," "Environmentally Sensitive Areas per SFWMD," "Seminole
Reservation," and "Urban Infill". As proposed, the Immokalee FLUM will contain three overlays-
the wetlands overlay, which was redrawn in accordance with the recommendation of Collier
County Environmental Services; the Seminole Reservation Overlay, and the Urban Infill and
Redevelopment Area. The following sections discuss the changes to the wetlands overlay and
environmentally sensitive area overlays; the creation of the Seminole Reservation Overlay, and
changes to the Urban Infill and Redevelopment Area language.
5.2.1 Overlays Related to Wetlands and Environmentally Sensitive
Areas
(The following discussion was prepared by Collier County Environmental Services Department,
November 2008)
The current line on the Immokalee Future Land Use Map (FLUM) titled "Wetlands connected to
Lake Trafford/Camp Keais Strand System" was part of a county-wide mapping of
"Environmentally Sensitive Areas," as identified on the above-mentioned map and the county-
wide Future Land Use Element (FLUE) map in 1989. The Environmentally Sensitive Areas
Overlay was removed from the county-wide FLUE map. The 'AMP FLU map was not updated at
the same time.
The 1999 Final Order required Collier County to do more to protect its native habitats and
agricultural lands. The 2004 EAR-based GMP amendments to CCME Policy 6.2.4 (4) (copied
below) required the adoption of wetland protection standards in the Land Development Code for
the wetlands in the Immokalee urban area identified on the Immokalee Future Land Use Map
(FLUM). To make the figure to identify these wetlands, digital data from the 2002 Immokalee
FLUM was overlaid on current data to see what had been developed since then. (The 2002
version was the most recent when this project was started. There is a 2007 update with no
noticeable change to the Wetlands Connected to Lake Trafford / Camp Keais Strand System.)
It was immediately apparent that there had been development within the designated wetlands
and that all of the connected wetlands were not included in the polygon on the FLUM. Figure
5-1 shows the area on a composite aerial from 2005 and 2007.
GIS data and aerials were used to develop a polygon that more closely captured the complete
wetland area connected to the Lake Trafford and Camp Keais Strand for discussion purposes in
the review process. This was first done with the 1999 SFWMD Land Cover, and soils GIS data
with the 2007 aerials. As new data became available it was also reviewed. These iterations are
included as Figures 5-2 - 5-4.
Although it appears the Lake Trafford/Camp Keais Strand System wetlands within the
Immokalee Urban Area bottleneck towards the middle of the area, it is clear by the figures below
that these wetlands extend into the Rural Lands Stewardship Area (RLSA) program lands, as
part of the same system. They were not included in this mapping as they are under different
regulation. They are designated as Open in the RLSA and there would be agency permitting
issues if there were plans for their development. Also, the wetlands east of S.R.858 (1st St S)
lAMP Data & Analysis March 2010
55
,.--......
were not previously included; however, field verification has shown water in these wetlands
flows to the west, indicating they are part of the Lake Trafford and Camp Keais Strand.
CCME 6.2.4(4) Within the Immokalee Urban Designated Area, there may exist
high quality wetland systems connected to the Lake Trafford/Camp Keais Strand
system. These wetlands require greater protection measures than wetlands
located in other portions of the Urban Designated Area, and therefore the
wetland protection standards set forth in Policy 6.2.5 shall apply in this area. This
area is generally identified as the area designated as Wetlands Connected To
Lake Trafford/Camp Keais Strand System on the Immokalee Future Land Use
Map and is located in the southwest Immokalee Urban designated area,
connected to the Lake Trafford/Camp Keais System. Within one (1) year of the
effective date of these amendments, the County shall adopt land development
regulations to determine the process and specific circumstances when the
provisions of Policy 6.2.5 will apply.
Figure 5-2 Lake Trafford Urban Wetlands Aerial
Immokalee - Lake Trafford Urban Wetlands 2007 and 2005 Aerials
,......-....
CtntM9tOtS COESIEII'I'i'\)nmHlltlll.-vtu
O:\OIS_T~lmrok'INFT mid
O:\In"8g""'~pS&A wlstlrm'JJkWET _,,",,-UCoe.Pi
~:81121107
,-~-, C6fi'rer County
. -- .
,
0,25
I
0.5
I
1 Miles
~.
'AMP Data & Analysis March 2010
56
".--.....,
Figure 5-3
Lake Trafford Urban Wetlands FLUCCS
~
L"9"nd
1lI0.lowOtlflgjfy fi.d Singl,famly Unh
11lJ. low .o.l'lIily. M~M Vi'll" Fixed and ~bilt Ho~ lInits
1210. ....diumO.....!ty. Fixed Sligh FImiy Units
122J. ....IiumO_1ty': MDbH HoInt Util.
t23J. .....urnOentty MIlo'" Umts, 'i_d ~d hbD+" Hom. Unil
t23J. ....lil,lf\'lO_1ty. Muld,-,"lI:'I,"!_d Wld MlbiJI Hom,Unrl
1310.High o.nllty 'I"~ Si"lllt 'MIlt)' UnItS
1320 - High D."sty ~ Homt Unb
133J.MulIipIeDMIIintUn..~Ri.
;~ :~~,.~~~=.Filltd WId Moll.. Hemt Vnh
1550. Otherlghlindula-y
'1OO-~tulioMil
t71O. Educallonel FtdIlin
1S5l). Ptrks and zoos
21lll....OIt..patll,lnll
2120 - Urimp~ed ,IUlln
21Xl.\"MlIarllllpl81UfI'
21<<J.ROW'CfopI
2150.'illdcro,.
22lO.C._ "
Land Cover Code Descriptions
3100-H.bacellut(DryPnlirie)
32QJ.Upl.....Shr..lIIand&J..,lw
32lO.P~""oPrairies
.,'IQ-F'ineFI__ds
(r.D.&nibnF'.ppe!
C240.Mtl.leuu
em. Clbhga Palm
C.tO - H.dwoodI Conifetetous Mi.ed
52lXl.l-'<;1S
5DJ. R""yoirl
6170.Mi..dwl....h.~oh
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&!15.CYJW....Do.,.~lcn
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~:=~f;:dtr!F-PWn
6410. freshtr.... ....shes/Grarrinoid Prairi.MarGl
f>4]j.w.tF'rarin
7U). Spoil.,...
DIn 50l.ft.Sdls.I\ftCI iml,
er,IIM'" GIS COESIErwIronnnllll S~It..
O:\otS_TrT1lIlITJ'l'DIlWET.rncd
O:\lmag....a9t&A.'""..rnmokWET.IPQ
Det.:1r.l7107
035
07
I
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~
~
lAMP Data & Analysis March 2010
57
~
Figure 5-4
Lake Trafford Urban Wetlands Soils
~
Logond
Hydric Soils
Immokal~ Urban JIv'e a Depressional
Immokalee Urban Voktlands _ Depressional with Indicators
oill Slough with Limestone
Non-Hydnc Soils Slough without limestone
_""!Jl.er
Z
Ot..
43
28
\
,
.
05
2Mles
""'f-' ~
,.............
lAMP Data & Analysis March 2010
58
~
Figure 5-5
Lake Trafford Urban Wetlands per SFWMD
r""
Logond
'.\
\'0
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. ./l
,,;.Y JIi
~/! .
{,~
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.
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IIIllApIlfIJdmiltl. Oon'l.I..toI'lI~hib'ln,
..1t1\"llllP~kId.~t'1JIfeltrtel~;.;rfdrif
o.''"lifOII COEI/EllYronrr.tlt.tS..-rt..
O:\GIS TnV-lrnroDltV\lETlftd
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0*:W16108
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~
The proposed FLUM incorporates the updated Wetlands Overlay and identifies it as the
Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlay (L T/CKSSO). The
revised area encompasses 1,492.5 acres. Map 5-3 identifies the current land uses within the
Overlay. To help protect this environmentally sensitive area from developmental impacts, the
lAMP proposes to limit any residential development within the L T/CKSSO to a maximum of four
(4) dwelling units per acre. This would result in a reduction in the overall development potential
by 661 base density units and 6,195 units with density bonuses. Table 5-17 identifies the
Proposed FLU subdistricts within the L T/CKSSO and the how the density limitation will impact
the total buildout potential of the lAMP.
....--....
lAMP Data & Analysis March 2010
59
",-.....,
<(
0:::=
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Table 5-16 l T/CKssO FLU Acreages and Densities
Maximum Change in Number of Change in Number of
Units Max. Base Density Max, Bonus Density
Permitted Units Permitted by Units Permitted by
in Overlay Subdistrict Subdistrict
l T/CKSSO FLU Abbrev, Acres (4 du/ac) (base) Change (bonus) Change
Commercial Mixed Use CMU 33.4 133.6 534.4 -400.8 668.0 -534.4
Industrial Mixed Use IMU 1.7 0.0 0.0 0.0 0.0 0.0
Immokalee Reaional Airport APO 0.0 0.0 0.0 0.0 0.0 0.0
Industrial IN 0.0 0.0 0.0 0.0 0.0 0.0
Low Residential LR 1,193.0 4,772.0 4,772.0 0.0 9,544.0 -4,772.0
Medium Residential MR 25.6 102.4 153.6 -51.2 358.4 -256.0
Hioh Residential HR 52.7 210.8 421.6 -210.8 843.2 -632.4
RecreationallTourist RT 10.8 43.2 43.2 0.0 43.2 0.0
Seminole Reservation SR 175.3 n/a n/a n/a n/a n/a
Total 1,492,5 5,262,0 5,924,8 -662.8 10,212.0 -6,194,8
5.2.2 Urban Infill and Redevelopment Area
The current lAMP contains the following discussion for this Overlay:
The Urban Infill and Redevelopment Area is consistent with criteria outlined in
Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to
comprehensively address the urban problems within the area consistent with the
goals of this plan. This designation is informational and has no regulatory effect.
The designation has been maintained on the Immokalee FLUM, and the language related to the
designation has been clarified as follows:
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, it
must amend its comprehensive land use plan to delineate the boundaries within the Future
Land Use Element. The Urban Infill and Redevelopment Area is consistent with criteria
outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to
comprehensively address the urban problems within the area consistent with the goals of
this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000-66 and
the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000-71.
This designation is informational and has no regulatory effect.
5.2.3 Seminole Reservation
There is a 556-acre Seminole Reservation within the Immokalee Urban Area and shown on the
Immokalee FLUM. The boundaries of the Reservation have been revised to correct a mapping
lAMP Data & Analysis March 2010
60
error on the adopted FLUM, resulting in a net decrease of six (6) acres. The Seminole Tribe is
a federally recognized tribe, meaning it possesses a nationhood status and retains inherent
powers of self-government. Recognized tribes possess both the right and the authority to
regulate activities on their lands independently from state government control. The Overlay is
meant to recognize the special status of the Seminole Reservation and the fact that it is
exempted from the land use regulations of this master plan.
5.3 Proposed FLUM and Zoning Map
To the extent possible, the location of existing zoning districts was taken into consideration
when redrawing the Immokalee Future Land Use Map. Agricultural zoning districts are allowed
in all future land use categories. No conflicts have been identified. It should be noted that
neither the FLUM nor the zoning map were created as "parcel-specific" maps in GIS by Collier
County; therefore, small acreages (less than five acres) may not reflect an actual parcel with
that zoning in the future land use category; it may only reflect small differences in the way the
boundaries were drawn on the maps (the proposed future land use map and zoning map). A
copy of the zoning map is provided for reference, Map 5-4.
Table 5-17 Proposed FLU Categories with Zoning Districts
ProDosed FLU CMU
Zoning
District DescriDtion Acres
A Aqriculture 65.4
A-MHO Aqriculture 152.0
C-1 Commercial 39.2
C-3 Commercial 30.3
C-4 Commercial 233.2
C-5 Commercial 15.9
E Estates 100.0
MH Mobile Home Residential 42.7
p Public 2.8
PUD Planned Unit Development 76.9
RMF-12 Residential Multi-Family 8.6
RMF-16 Residential Multi-Familv 0.1
RMF-6 Residential Multi-Familv 138.4
RSF-3 Residential Sinqle-Familv 94.3
RSF-4 Residential Sinqle-Family 0.7
RSF-5 Residential Single-Family 3.2
RSF-5(4) Residential Single-Family 0.2
RT Residential Tourist 2.2
VR Villaae Residential 98.7
lAMP Data & Analysis March 2010
61
-'"...,-_...-...--.--.,-,....~..-..;.....,---..;:--<--........_.~..,...,.-:,._+
<( G
0::::-; 0..1 c
"
U2 " ""
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. -. <ll[ ~cE
~~ "
r--.. ~I " . .. <) V" 0
, . <coli
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::;;: 0..Q.l 6 ! ~ ~ ~ I <jz O~ ~
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, ! .. 1 i i
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g
alJ~I\I'3J;'illIly.)
Table 5-17 Proposed FLU Categories with Zoning Districts (continued-1)
Proposed FLU HR
Zoning
District Description Acres
A Agriculture 51.2
A-MHO Aqriculture 662.6
C-3 Commercial 0.6
C-4 Commercial 0.7
E Estates 30.1
I Industrial 0.4
MH Mobile Home Residential 38.6
P Public 5.6
PUD Planned Unit Development 131.3
RMF-16 Residential Multi-Family 10.2
RMF-16(13) Residential Multi-Family 11.1
RMF-6 Residential Multi-Family 439.3
RSF-3 Residential Single-Family 8.0
RSF-4 Residential Single-Family 64.1
RSF-5 Residential Single-Family 4.6
RSF-6 Residential Single-Family 6.0
VR Villaqe Residential 103.5
Proposed FLU IMU
Zoning
District Description Acres
A-MHO Aqriculture 368.2
C-4 Commercial 0.1
C-5 Commercial 195.8
I Industrial 292.7
MH Mobile Home Residential 4.5
P Public 8.1
RMF-6 Residential Multi-Familv 0.7
Proposed FLU APO
Zoning
District Description Acres
I Industrial 1,380.0
Proposed FLU IN
Zoning
District Description Acres
A-MHO Aqriculture 421.1
I Industrial 330.1
P Public 0.4
lAMP Data & Analysis March 2010
62
Table 5-17 Proposed FLU Categories with Zoning Districts (continued-2)
Proposed FLU lR
Zoning
District Description Acres
A Agriculture 38.5
A-MHO AQriculture 8,230.0
C-3 Commercial 1.3
CF Community Facilities 26.8
E Estates 0.1
MH Mobile Home Residential 6.3
MH(4) Mobile Home Residential 5.0
PUD Planned Unit Development 589.5
RMF-6 Residential Multi-Familv 87.2
RSF-3 Residential Single-Familv 56.0
RSF-4 Residential Single-Family 13.0
RSF-5(4) Residential Single-Family 63.1
VR VillaQe Residential 42.7
Proposed FLU MR
Zoning
District Description Acres
A-MHO Agriculture 120.7
C-1 Commercial 0.4
C-3 Commercial 0.2
C-4 Commercial 4.5
C-5 Commercial 1.7
E Estates 26.7
MH Mobile Home Residential 43.6
P Public 38.0
PUD Planned Unit Development 91.6
RMF-12 Residential Multi-Familv 0.1
RMF-6 Residential Multi-Familv 104.2
RSF-3 Residential Single-Family 277.7
RSF-4 Residential Single-Family 84.0
RSF-5 Residential Single-Family 24.4
VR VillaQe Residential 291.2
Proposed FLU RT
Zoning
District Description Acres
A-MHO Agriculture 435.2
P Public 10.6
PUD Planned Unit Development 5.0
Proposed FLU SR
Zoning
District Description Acres
A-MHO Agriculture 591.4
'AMP Data & Analysis March 2010
63
5.3.1 Zoning and FLUM Inconsistencies
There are 7 areas, consisting of 26 parcels and 74.90 acres, which have a zoning designation
that are inconsistent with the proposed Future Land Use Map. Two of the inconsistencies
involve commercial zoning and uses in a Residential subdistrict. Another inconsistency is the
result of an existing PUD that was approved for a density of 9 units per acre, while the existing
and proposed FLU designation of LR only allows for a maximum density of 8 du/acre. The
majority of the inconsistencies are a result of the limitations within the L T/CKSSO; which restrict
density to 4 du/acre and does not allow for bonus density. It should be noted that this restriction
only applies to what can be developed within L T/CKSSO, and that the lAMP includes a
recommendation to allow for density to be transferred to areas outside of this environmental
overlay.
The following table outlines the areas with zoning inconsistencies, and they are also identified
on Map 5-5.
Table 5-18 Zoning and FlUM Inconsistencies
Inconsistency No. of Existing Proposed Adopted Acres Description
Parcels Zoning FLU FLU
PUD approved with 9 du/ac; LR allows
Bonus Density 2 PUD LR LR 7.40 4 du/ac (8 w/ bonuses)
Zoned Commercial w/ Improved
Commercial Use; LR does not allow
Uses 2 C-3 HR LR 1.04 commercial
Zoned Commercial w/ Improved
Commercial Use; HR does not allow
Uses 2 C-3 HR HR 0.60 commercial
Zoning allows 7.2 du/ac; LT/CKSSO
L T /CKSSO Density 5 VR MR LR, MR 6.10 limits density to 4 du/ac
Zoning allows 6 du/ac; LT/CKSSO limits
LT/CKSSO Density 12 RMF-6 HR, CMU LR, HR 11.66 density to 4 du/ac
Zoning allows 6 du/ac; LT/CKSSO limits
L T /CKSSO Density 2 RMF-6 LR, HR LR, HR 36.98 density to 4 du/ac
PUD approved with 5.37 du/ac;
L T /CKSSO Density 1 PUD HR LR, HR 11.12 LT/CKSSO limits density to 4 duJac
26 74.90
lAMP Data & Analysis March 2010
64
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6. Public Facilities
Section 9J-5.005(2), F.A.C. and subparagraphs 9J-11.006(1)(b)1. through 5., F.A.C. provide the
general data and analysis requirements for amendments to the comprehensive plan and the
Future Land Use Map. These sections require that a description of the availability and the
demand of public facilities be provided (9J-11.006(1 )(b)4., F.A.C.). Facilities include sanitary
sewer, solid waste, drainage, potable water, traffic circulation, schools and recreation, as
appropriate. Section 6 of the Data & Analysis describes the availability and demand of existing
public facilities and lists program improvements for parks and recreation, schools,
transportation, water and wastewater, solid waste, fire, and police protection. The proposed
lAMP amendments do not increase the demand for public facilities above the projected
population estimates, and therefore the adopted Capital Improvements Element (CIE) and
Schedule of Capital Improvements will not be affected.
,,-...,
CIE Policy 1.2, Part B states that proposed amendments to the lAMP "affecting the overall
countywide density or intensity of permissable development" will be reviewed by the Board of
County Commissioners to determine impacts to demand for utilities. Part A of the same Policy
provides a specific formula to quantify the amount of public facilities needed, which is based on
Level of Service Standard (LOSS), demand (such as population) and inventory of existing
facilities. The proposed amendments to the lAMP affect the overall density of permissable
development, as they include revisions to the FLUM and the densities permitted within each
subdistrict, and therefore. meet the review threshold in CIE Policy 1.2, Part B. The methodology
for how demand is quantified is not provided in Rule 9J-5.005(2) and is highly debatable.
Should demand be based upon potential maximum intensities and densities allowed under
proposed land use categories or should it be based on the accepted population projections?
For development specific FLUM amendment applications, the impacts to demand are easily
quantified through a LOSS Analysis because these amendments typically have a precise build-
out timeframe that is compatible with the planning horizon of the Capital Improvements Element
(five to ten years), as well as a known development capacity (number of dwelling units and non-
residential square footage). Based on this analysis, the County can determine whether the
project included in the amendment will result in the need for facility improvements to maintain
LOSS requirements over the time period covered by the CIE. Impacts to facility demand related
to the proposed lAMP amendments are not as easily computed, and are not warranted.
While the proposed amendments to the lAMP include revised and amended Future Land Use
subdistricts that have the potential for increased densities and intensities, the proposed
amendments will not have an impact on the demand for public facilities. The proposed lAMP
amendments reflect an ideological change in how growth should occur in the Immokalee Urban
Area, through greater flexibility of mixed use districts and the encouragement of higher densities
around the urban core areas. Because there is not a specific development attributed to this
amendment, future demand directly resulting from amendments to the lAMP remains
unchanged and should be based on accepted resident and seasonal population estimates and
projections, as identified in Rule 9J-5.005(2)(e). This is consistent with Collier County
procedures for addressing public facilities demand as provided in the Annual Update &
Inventory Report (AUIR), which identifies capital needs for the construction of new facilities to
serve projected population growth and for necessary replacements of existing facilities that are
needed to maintain adopted LOSS.
,-.,.
As new development applications are proposed within the Immokalee Urban Area, consistent
with the Goals, Objectives and Policies of the lAMP and Collier County GMP, an analyis of that
lAMP Data & Analysis March 2010
65
development's impacts on public facilities will be conducted to ensure that it complies with the
Collier County Concurrency Management system (CIE Objective 5.0.2 and Section 6.02.02 of
the LDC).
6.1 Parks and Recreational Facilities
There are nine park facilities located within the Immokalee Planning Community. Ten are listed
in the 2008 AUIR as being withinlmmokalee; however, Oil Well Park is actually located in
Sunniland, off of SR 29, south of Oil Well Road. The complete list from the AUIR is included
below as Table 6-1. A map of park locations is included as Map 6-1.
Table 6-1
Immokalee Park land Inventory
location Type Acreage Community Regional Park Neighborhood
Park Acres Acres Park Acres
1 Immokalee Community Community 23.0 23.0
Park
2 Immokalee Sports Community 14.0 14.0
Complex
3 Immokalee Hiah School Communitv 1.0 1.0
4 Airport Park Community 19.0 19.0
5 South Immokalee Neighbor 3.2 3.2
Neiahborhood Park
6 Ann Oleski Park Reaional 2.3 2.3
7 Dreamland School 0.5 0.5
Neiahborhood Park
8 Tony Rosbough Community 7.0 7.0
Community Park
9 Oil Well Park* Neiahbor 5.5 5.5
10 Eden Park Elementarv Community 2.8 2.8
TOTAL 78.3 66.8 2.3 9.2
*Not within the Immokalee Planning Community
Source: Collier County 2008 AUIR, Park Land Inventory
The County has developed the following level of service (LOS) standards for community and
regional park land:
Community Park Land LOSS: 1.2 acres/1000 population (unincorporated areas)
Regional Park Land LOSS: 2.9 acres/1000 population (county-wide standard)
Currently, the unincorporated, county-wide inventory for community parks is 591.54 acres,
which exceeds the meets the required 436.60 acres based on peak season unincorporated
population. No new community parks are planned during the next five year growth period, as
the County anticipates to maintain LOSS for community parks through 2015-2016 (Source:
2008 AUIR). The proposed amendments to the lAMP will not affect the population projections
used to determine facility needs in the AUIR, and therefore, will have no impact on community
park facilities.
For regional parks, the available county-wide inventory is 1,043.97 acres, with a required
inventory, based on peak season countywide population, of 1,356.70 acres, a deficiency of
312.73 acres. Over the next five years, the county has scheduled regional park acquisitions
lAMP Data & Analysis March 2010
66
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totaling 719.16 acres. Two of the regional park sites are within Immokalee: the Immokalee Lake
Trafford A TV park, a 625-acre commitment from the SFWMD; and Pepper Ranch, a 50-acre
regional park site. These acquisitions will allow the County to maintain LOSS for regional parks
over the next decade (Source: 2008 AUIR). The proposed amendments to the lAMP will not
affect the population projections used to determine facility needs in the AUIR, and therefore, will
have no impact on regional park facilities.
While there are no neighborhood park level of service standards, the community supports the
creation of new neighborhood parks in order to provide additional recreational opportunities to
support this youthful community and provide additional public gathering spaces.
6.2 Schools
As of 2008, the Collier County School Board operates six elementary schools, one middle
school, one high school, and one technical school in the Immokalee area. The RCMA
Immokalee Community School is a charter elementary school, and the Bethune Education
Center at the Immokalee Technical Center conducts adult education courses. The existing
schools are listed in Table 6-2 and shown on Map 6-2.
Table 6-2
Immokalee Area Schools
School Type Name
Elementary Schools: Eden Park
Hiahlands
Immokalee Community
Lake Trafford
Pinecrest
Villaqe Oaks
Middle School: Immokalee Middle
High School: Immokalee High
Technical School: Immokalee Technical Center
TBD (school planned but
State Rd 29 Site: unfunded)
Source: Collier County School District, 2008
Based on information gathered in 2008 from the District School Board of Collier County, the
number of students enrolled in Collier County schools in Immokalee was 5,534 (enrollment
number includes Pre-K through High School). The total enrollment county-wide was 42,688,
which means that Immokalee's enrollment is 13.0% of the countywide enrollment. In
comparison, the permanent population of Immokalee (24,445) is 7.4% of the countywide
population (332,591), based on the projected April 2008 population figures prepared by Collier
County Comprehensive Planning Section, 2009.
Table 6-3 shows the change in student enrollment from 1988 to 2008. From 06-07 to 08-09,
there was an increase in elementary school enrollment but the middle and high school
enrollment decreased. The middle school student population contains the 7th and 8th grades
only as of the 2008 school year. As a consequence of meeting growth demands and
implementing a specialized educational delivery model for Immokalee area schools in 2008, the
Middle School's 6th grade was moved to the Elementary schools, additions and renovations
lAMP Data & Analysis March 2010
67
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were made to all existing elementary schools, and one new elementary (Eden Park) was
completed and opened.
Table 6-3
Immokalee Student Enrollment
lEVEL OF Enrollment Enrollment Enrollment Enrollment Enrollment
SCHOOL 1988-89 1995-96 2006-07 2008-09 Increase or
Decrease ( )
06-07 to 08-09
Elementary 2,893 2,312 2,878 3,395 517
Middle 992 1,635 1,138 800 (338)
High 824 1,152 1 ,435 1,339 (96)
TOTAL 4,709 5,099 5,451 5,534 83
Source: Collier County School Board, October 2008, Public School Facilities Element Data & Analysis,
August 2007
In October 2008, Collier County adopted the Public School Facilities Element, which establishes
Concurrency Service Areas (CSAs) for determining the availability of public school facilities to
meet the demand created by new residential development. The CSAs are broken down by
school level and location. There are two elementary school CSAs in Immokalee, E11 and E12.
E 11 covers most of Immokalee, and E 12 includes the area south of the SR 29 curve. There is
one middle school CSA, M5, and one high school CSA, H5.
The District has adopted a district-wide LOSS of 95% of the permanent Florida Inventory of
School Houses (FISH) capacity for elementary and middle schools, and 100% of permanent
FISH capacity for high schools. The following table, Table 6-4, shows current and projected
enrollment through 2013/2014 and includes the FISH capacity for each school. None of the
CSAs within Immokalee are predicted to exceed the LOSS through the five-year planning
timeframe. The proposed amendments to the lAMP will not affect the population or enrollment
projections used to determine facility needs in the Public School Facilities Element, and
therefore, will have no impact on school capacity.
lAMP Data & Analysis March 2010
68
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6.3 Transportation
It is important to understand the linkage between land use and roads. Access is critical to
whether land is developed or sits vacant. Also important are routes and options for non-
motorized travel and transit. For additional discussion of impacts to transportation facilities, see
Attachment A to this document, Analysis of Potential Impacts to Transportation Facilities.
6.3.1 Existing Roadway Network
The existing roadway pattern is graphically depicted in Maps 6-3 and 6-4. Key roads include
SR 29, the major North-South roadway in Immokalee; CR 846; New Market Road; Immokalee
Drive; and Lake Trafford Road.
The area east of SR 29 has a developed grid street pattern. This roadway configuration
provides a driver numerous options to reach his destination. A grid roadway network can help
minimize traffic congestion. West of SR 29, the converse occurs, with most locations only
accessible via Lake Trafford Road. Other key roads west of SR 29 include Immokalee Drive,
Westclox Road, Little League Road, and Carson Road.
6.3.2 Roadway LOS (Arterials and Collectors)
The Collier County Transportation Services Department maintains a traffic count program that
monitors vehicle movement activities at a number of locations throughout Immokalee. This
program assists in the monitoring of service deficiencies and provides a basis for the projection
of future demands upon the roadway system. Table 6-5 shows the LOS for arterials and
collectors based on 2008 traffic counts for the Immokalee roads as listed in the most recent
Annual Update and Inventory Report on Public Facilities (AUIR), adopted in 2008.
The County has adopted the following traffic performance standard for County collector and
arterial roads:
· County arterial and collector roads, as well as State highways not on the Florida
Intrastate Highway System (FIHS), shall be maintained at Level of Service liD" or
better, as addressed in the Implementation Strategy of the Transportation
Element, except for the roadways listed below that have been widened to 6 lanes
and cannot be widened any further. The County will also adopt FDOT's LOS on
roadway segments where the County has entered into a TRIP (Transportation
Regional Incentive Program) agreement for funding. TRIP eligible facilities and
SIS facilities are identified on Map TR-8 and Map TR-9 of the Transportation
Element.
· Level of Service "E" or better shall be maintained on all six-lane roadways. The
Collier County Transportation Division shall determine the traffic volumes that
correspond to the different LOS thresholds on county roads. The Transportation
Division shall install, as funds permit, permanent traffic count stations to better,
identify traffic characteristics of county roads. Based on the traffic count data, the
Transportation Division shall develop a financially feasible Roads component for
the Capital Improvement Program of the CIE.
lAMP Data & Analysis March 2010
70
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As the policy indicates, certain roads have been assigned a lower LOS standard; however, it
does not include any roadway in and around the Immokalee Planning Community. In addition,
the Growth Management Plan has assigned LOS designations to state and federal highways, as
well. State Road 29, which passes through Immokalee, has been assigned a LOS standard
IIC".
All arterials and collectors within Immokalee currently operate at or above the adopted LOSS.
Table 6-5 2008 Peak Hour/Peak Directional Volume and lOs for Arterials &
Collectors in Immokalee
Existing Peak Current
Road # Link From To HourI
Road Peak Dir lOS
CR 846 Immokalee Road Oil Well Road SR29 2U 262 C
Lake Trafford West of SR 29 SR29 2U 367 C
Road
N. First Street New Market Road Main Street 2U 457 C
New Market Road Broward Street SR29 2U 448 C
SR29 SR29 CR 858 CR 29A (New 2U 404 C
Market Rd)
SR29 SR29 CR 29A South N 15m Street 4D 661 B
SR29 SR29 N 15" Street CR 29A North 2U 550 C
SR29 SR29 CR 29A (New SR 82 2U 550 C
Market Rd)
Westclox St Carson Rd SR29 2U 147 B
2U: 2-lane, undivided
4D: 4-lane, divided
Source: Collier County Annual Update & Inventory Report on Public Facilities, 2008 AUIR, Prepared by
Comprehensive Planning Department, Community Development & Environmental Services
Division, October 2008
6.3.3 Roadway Improvements
The Transportation Improvement Program (TIP) of the Collier County MPO sets forth scheduled
(funded) roadway improvements as well as a list of "unfunded priorities" (Table 6-6). The
Unfunded Priorities list is produced annually, and the adopted list of priorities is transmitted to
the FOOT to be considered during their project selection process for the FDOT's Five-Year
Work Program. The following information is taken from the TIP.
lAMP Data & Analysis March 2010
71
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6.3.4 SR 29 Loop Road
The Florida Department of Transportation, District One, is performing a Project Development and
Environment (PD&E) study on a segment of State Road (SR) 29 that runs from Oil Well Road to SR
82. This evaluation is necessary due to the ongoing population and employment growth in and around
the study area. The provision of safe and efficient transportation to support this growth requires action
to improve the existing transportation network. The development of the loop road will have a positive
impact on the redevelopment of Immokalee, especially Main Street, by removing trucks and industrial
and agricultural vehicles from the downtown area.
The PD&E study is scheduled for completion in June 2010. The design phase of the project is not
currently scheduled in the adopted FDOT 5-Year Work Program. The expansion of SR 29 from Oil
Well Road to SR 82 is identified as a needs project within the Collier County Metropolitan Planning
Organization (MPO) 2030 Long Range Transportation Plan (LRTP) and is consistent with Collier
County's adopted Growth Management Plan.
This roadway improvement consists of increasing capacity on SR 29 between Oil Well Road and SR
82 in Collier County. The project involves evaluating the widening of the existing 2-lane undivided
segment of SR 29 to four lanes, as well as the study of an alternative corridor(s) that bypasses
downtown Immokalee.
The last PD&E meeting, the Alignments Workshop, was held June 23, 2009. Currently FOOT is in the
alignments analysis phase of the process, which involves the evaluation of viable alignments within
the selected corridors. Five alignments, shown on Figure 6-1 and described in more detail in Table 6-
8, are being recommended for further study. Following this phase, alternatives will be developed from
the recommended alignments.
The 2030 Long Range Transportation Plan (LRTP) prepared by Collier County Metropolitan Planning
Organization (MPO) also mentions the SR 29 Loop Road and states: "It will provide the ability to
create additional economic stimulus to a Florida Free Trade Zone and provide for intermodal access
to the SIS system." (page 9-8)
The Immokalee community supports an alignment east of downtown. This would remove unwanted
truck traffic from downtown, and, in removing these trips, free road capacity for development and
redevelopment. An alignment west of downtown would traverse environmentally sensitive wetlands.
Additionally, a western alignment would not provide access to the airport and surrounding industrial
areas, which have been targeted for economic development.
lAMP Data & Analysis March 2010
73
~
Figure 6-1
--1-._
.' SR'8<.
SR 29 Loop Road Alignments Recommended for Further Study
--- .---lmmokalee'Rd~
,
W+E
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Source: Florida Department of Transportation, District One, SR 29 PD&E Study Website,
http://www.sr29collier.com/aliqnments-workshop.html. accessed July 13, 2009.
lAMP Data & Analysis March 2010
74
~
Table 6-8 Evaluation Matrix, SR 29 loop Road Alignments Recommended for
Further Study
~
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Size in acms 901.8 1420.1 1087.6 1193.5 1201.9
Length In mites 15,8 18.2 15.6 15.5 15.6
Socio-cultural effects
Schools 2 1 1 0 0
Religion institutions 3 0 0 0 0
EMS J lXiico I firo 0 0 0 0 0
Cemetery 1 0 0 0 0
Airport 1 0 1 0 0
Medium density residential . acres 9.1 7.0 7.0 7.0 7.0
High densi!>' residential - acres 40,2 4,0 35,0 0.0 0.0
Development of regional Impact (DRI), acres 10.0 0.0 10.0 0.0 0,0
Planned unit developmetlt (PUO) - acres 21,7 13.5 7.7 0.0 0,0
T ribal-OWllEJd lal'lds - acres 1.2 0.0 1.2 0.0 0.0
Recreation lands . acres 0,6 00 0,6 0.0 0,0
HistoriCal ( arChaeologic.:l1 impacts (Y or N) y N N N N
Natural effects
Non-forested wetlands - acres 33,2 53.2 41.1 57,4 100,0
Fo{()sted wetlands. acres 59.3 62.3 52.8 25.5 28.5
Open waler features - acres 50.0 39.3 51,6 45.1 43,3
Publicly managed lands - actes 0,0 0.0 0.0 0.0 0.0
Eaglo oo5tS 0 0 0 0 0
ROOkeries 0 [} 0 0 0
Threatened 3. eodal1geced species occurences 0 0 0 1 1
Panther primary habitat - acres 587.6 514.3 587.6 826.5 834.8
Panthct secondary habitat - acres 102.7 836.5 316.1 367.2 367.2
Physlcatllffocts
Potential contamination sites 50 3 20 1 1
Sinkholes 1 0 0 0 0
BrO'o'..nfields 1 0 1 0 0
Water treatment faciities 0 0 0 0 0
Sewor treatment facilities 0 0 0 0 0
Source: Florida Department of Transportation, District One, SR 29 PD&E Study Website,
http://www.sr29collier.com/aliqnments-workshop.html. accessed July 13, 2009.
~
~
lAMP Data & Analysis March 2010
75
r--..
The proposed project schedule for the PD&E Study is included below.
Figure 6-2 SR 29 PD&E Study Schedule
Project documentation
Public involvement milestones
l:::J l:::J
~
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~
FHWA approval
Ll Newsletter
-._--
~ Seoping meeting ~ Public workshop ~UbIiC hearing
Source: FDOT District One SR 29 PD&E Website: http://www.sr29collier.com/proiect-schedule.html. accessed
July 14, 2009,
6.3.5 Freight
The Collier County Freight and Goods Mobility Analysis (June 2008) was prepared for the Collier
County MPO to conduct a comprehensive freight analysis at the county level in order to better
develop its freight program. The analysis references the Immokalee community in several places,
specifically, anticipated freight traffic around the Immokalee Regional Airport and Tradeport as
industrial development occurs.
~
Critical to the Tradeport initiative and other freight interests in the area is the limited
capacity of SR 29 in the proximity of County Road 846. One suggested solution to this
capacity constraint is the notion of a bypass route which effectively circumvents the
intersection altogether by establishing a route north of the airport to alleviate the traffic
congestion in the center of town mainly consisting of large trucks.1 Other key
improvements in support of this initiative are the widening of SR 82 northwest of
Immokalee and expanding the runways at Immokalee Regional Airport. SR 82 provides
a connection to 1-75, the major north-south corridor of Southwest Florida, and currently
is designated an Emerging SIS facility. Immokalee Regional Airport currently has two
5,000- foot runways.
1 See the SR 29 Loop Road discussion,
'AMP Data & Analysis March 2010
76
All factors considered, the likelihood of enticing major firms near and around the
Immokalee area is promising, as major retailers have expressed interest in the location
recently, only to be dissuaded by the current infrastructure constraints. The area is
regarded as having high potential for industrial and distribution uses, save for requiring
key transportation improvements. (pages 4-27-4-28)
The report also records the input of "freight stakeholders" in Section 6, and several concerns related
to Immokalee, the Immokalee Regional Airport and Tradeport are discussed.
Anxiety over accessibility to mines, landfills, other producers, and end customers was
also a recurring theme in Collier County. Truck drivers and truck management
companies indicated that the current north-south and east-west connections in the
county are not on par with projected population and economic growth in southwest
Florida. This was of particular concern in central Collier and the Immokalee area (Oil
Well Road, Immokalee Road, and State Road 82) where poor infrastructure conditions
and roadway capacity have been the leading factor for repelling retailers from the
region. (page 6-4)
Inadequate runway space at Immokalee Airport - Currently, Immokalee Airport has
two 5,000 feet runways. In order to handle larger planes to attract more business the
airport needs to extend one or both of their runways. The airport director indicated they
are working with the FAA and the Collier County Economic Development Council to
obtain the necessary resources to extend one of the runways in the next five years.
(page 6-7)
Potential for increase in economic expansion if transportation issues were
addressed - Some involved in economic development for the Immokalee area as well
as the county expressed concern that the lack of adequate transportation infrastructure
is hurting the areas chances for economic expansion. (page 6-9)
Florida Tradeport - One positive project for the Immokalee area is the Florida
Tradeport. This focus to bring business to the airport is part of a plan to help the
Immokalee area grow economically. Stakeholders said that access to ground
transportation was identified as the most important site selection criteria based on a
study of various industry leaders. This reiterates the need for improved transportation
infrastructure to stimulate economic growth. (page 6-9)
These comments illustrate the need for the SR 29 Loop as well as the expansion of Immokalee Road
in order to address roadway capacity issues to accommodate freight and shipping enterprises wishing
to locate at the Immokalee Regional Airport.
6.3.6 Pedestrian and Bicycle Facilities
As previously shown, many of the residents of Immokalee are low-income, and many do not have
access to an automobile, and rely on bicycles, transit, or walking to reach their destination. Therefore,
adequate pedestrian and bicycle facilities are particularly important in this community. Map 6-5 on the
following page shows existing sidewalks and paved shoulders within Immokalee.
Collier County MPO is in the process of updating its Comprehensive Pathways Plan, which was
included as part of the Long Range Transportation Plan (LRTP), also being updated. The vision
included in the Plan is "to provide a safe, connected and convenient on-road and off-road network
lAMP Data & Analysis March 2010
77
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throughout the Collier MPA accommodating bicyclists and pedestrians to improve transportation
efficiency and enhance the health and fitness of the community while allowing for more transportation
choices." The 2030 LRTP and the 2006 Pathways Plan are still the most up-to-date information
available. Table 6-9 shows bicycle and pedestrian improvement priorities as identified in the Pathways
Plan. These are identified improvements; however, they are not necessarily programmed nor have
they been determined to be financially feasible.
Table 6-9
Bicycle and Pedestrian Improvement Priorities
Bicycle Improvement Priorities
On Street From Street To Street length Facility Priority
(miles) Type Tier
New Market Rd North 15tn St (SR Main St (SR 29) 2.1 Rural BL 1
(SR 29A) 29)
1 sr St N Main St (SR 29) Immokalee Dr 0.4 Rural BL I
Lake Trafford Rd Little League Rd North 15tn St (SR 2.1 Rural BL I
(CR 890) 29)
Westclox St Carson Rd SR 29 (15tn St) 1.0 Rural BL I
91n St N Lake Trafford Rd Main St (SR 29) 0.9 Rural BL I
gt"StS Main St (SR 29) Eustis Ave 0.4 Rural BL I
Immokalee Dr Dead End SR 29 (N 15tn St) 0.9 Rural BL I
Immokalee Dr SR 29 (N 15tn St) New Market 1.1 Rural BL I
(Charlotte St) Road
Lake Trafford Rd Pepper Rd Little League Rd 1.0 Rural BL /I
(CR 890)
Carson Rd Lake Trafford Rd Westclox St 0.5 Rural BL II
Sidewalk Improvement Priorities
On Street From Street To Street length Facility Priority
(miles) Type Tier
1 SI St N Main St (SR 29) Immokalee Dr 0.4 Sidewalks I
1 sur St North (SR 9tn St Lake Trafford Rd 1.3 Sidewalks 1*
29)
Lake Trafford Rd Little League Rd North 15'" St (SR 2.1 Sidewalks I
(CR 890) 29)
Immokalee Dr SR 29 (N 15tn St) New Market Rd 1.1 Sidewalks I
(Charlotte St)
Roberts Ave N 91n St N 181n St 0.8 Sidewalks I
Westclox St Carson Rd SR 29 (N 15tn St) 1.0 Sidewalks 11*
Carson Rd Lake Trafford Rd Westclox St 0.5 Sidewalks II
Lake Trafford Rd Pepper Rd (CR Little League Rd 1.0 Sidewalks /I
(CR 890) 850)
Carson Rd Westclox St Dead end north 0.5 Sidewalks /I
CR 846 (Devil's SR 29 (Narrow Hendry County 8.5 Sidewalks II
Garden Rd) Lanes) Line
SR 82 Corkscrew Road SR29 5.3 Sidewalks /11*
(CR 850)
*Included in the 2030 LRTP
BL: Bike Lane
Source: Collier County Pathways Plan, 2006
'AMP Data & Analysis March 2010
78
The MPO is also in the process of completing a Walkability Study for Immokalee; however, the study
is not yet available and will probably not go before the MPO for consideration until January 2010. Data
collected from the study will be used in the Pathways Plan update.
The Adopted FY08/09 Pathways Box Priorities is shown below. The FY 2009/2010 priorities box is in
the process of being approved.
Collier Metropolitan Planning Organization
Adopted FY 2008109 Pathways Box Priorities
.,.
Rank
IIlOIId
Prom
To
Improwment I"rujected CoM CoIII-*r "-
1
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6.3.7 Transit
Transit in Immokalee consists of four bus routes operated by Collier Area Transit (CAT): Blue Route
5, the Immokalee Shuttle, which runs from Immokalee to the Collier County Government Center; Light
Blue Route 7, the Marco Island Shuttle, which runs from Immokalee to Caxambas Park in Marco
Island; and Pink Routes 8.A and 8.B, the Immokalee Circulator. See Map 6-6 for CAT routes in
Immokalee.
Collier County MPO recently completed in May 2009 the "Collier County Bus Stop/Shelter Needs
Plan," which analyzes current ridership data to propose a list of stops where shelter may be
warranted. As the study states, bus stop shelters are important to redevelopment and place-making:
"Bus stop shelters provide shelter from rainstorms, direct sun, and gusting winds. It is
important to understand shelters provide the waiting transit rider shelter from the
elements, the shelter also provides for a place to rest while waiting for the bus; a bench
to sit on and walls to lean on. In Collier County due to the extremely long headways of
the transit system and weather pattern, stops with shelters and amenities are critical."
Page 8
In Immokalee, nine bus stops were identified as needing bus stop shelters:
1. Lake Trafford /19th St.
2. 1st Street at Carver (across from casino)
3. Seminole Casino
4. Farm Workers' Village
5. Lake Trafford Elementary
6. Lake Trafford Road at Ringo Lane
7. Winn Dixie
8. S 5th Street at Stokes Avenue
9. S 5th Street (Career Services Center)
lAMP Data & Analysis March 2010
79
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6.3.8 Transportation Concurrency System
Transportation concurrency refers to the state-mandated regulatory framework in which development
proposals are reviewed to ensure adequate infrastructure is available to serve the additional demands
placed on them by the development. For adequate infrastructure to be available on an on-going basis
requires that a flow of revenue be available to fund transportation facilities and services to
continuously meet adopted level of service standards. This requirement is challenging for any
community in Florida, but more so for Immokalee. State laws governing transportation concurrency
assign responsibility for administering the development review process to the local government, but
have reserved two aspects of the process, which contribute to the burdensomeness of the process, to
the State. These are:
· SR 29 has been designated an element of the Emerging Strategic Intermodal System (SIS).
State law gives authority to set level of service standards for the SIS system to the Florida
Department of Transportation (DOT), rather than to local governments, so proposed changes
in concurrency strategy must involve coordination with the Florida DOT to ensure mitigation for
impacts to the SIS system are addressed to the DOT's satisfaction.
· In addition, four roads that pass through the Immokalee CRA (SR 29, CR 846, 849, and CR
890) are designated as hurricane evacuation routes. This places more restrictive concurrency
requirements on them.
The regulatory procedures and standards that are currently applied to the Immokalee CRA are the
same as those that are applied to the rest of Collier County. The regulations and standards were
primarily designed to address the faster-growing and economically stronger urbanized portions of
"Coastal" Collier County. These procedures may make sense for the more urbanized areas of Collier
County because the road segments they apply to are generally shorter, and there are more lower-cost
solutions available to developers to resolve concurrency issues compared to the Immokalee area. In
addition, the economic climate in the urban areas of Collier County provides more opportunities to
defray the costs of meeting concurrency -- Immokalee is more challenged in its ability to generate
funds from development interests for roadway improvements.
Consistent with Policy 3.2.9 of the lAMP, the Immokalee CRA is currently investigating the possibility
of implementing a TCEA for at least a portion of the Immokalee Planning Community to address these
issues. A copy of the draft transportation strategy is provided. If it is determined that a TCEA is
warranted for all or a portion of the Immokalee Urban Area, then amendments to the GMP in
compliance with Section 163.3180(5)(d)2, F.S., including a FLUM amendment, will be provided at that
time.
6.4 Water and Wastewater Facilities
Public potable water and wastewater services are provided by the Immokalee Water and Sewer
District. This district was created by a special act of the Florida Legislature. In 2005, the Enabling Act
for the IWSD was amended and the boundary expanded so that the district expanded from an
approximately 27 square mile area to encompassing 108 square miles. The boundaries of the district
are graphically depicted in Map 6-7 along with the location of the IWSD treatment plants. The
Governor of Florida appoints the district's governing board. Land use in the district can be generally
described as urban and agricultural.
Until the 1989 Legislature passed House Sill 599, special districts were largely autonomous and had
little interaction with local governments. Under this legislation, the state fosters coordination between
special districts and local governments as it relates to growth management efforts of counties and
lAMP Data & Analysis March 2010
80
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cities. To accomplish this policy, beginning March 1, 1991, each independent special district must
now submit an annual report to the appropriate local government. The report must include the
following information:
1. A description of its existing public facilities;
2. A description of each public facility the district is building, improving, or expanding or is
planning to build, expand or improve within the next five years;
3. An identification of any facility the district plans to replace within the next ten years;
4. An anticipated construction time frame on each proposed facility;
5. The anticipated capacity and demands on each public facility when completed.
In July 2008, Boyle Engineering completed the "Immokalee Water and Sewer District Master Plan
Study." In this study, Boyle carefully examined all aspects of the IWSD and provided their analysis
and recommendations for expansion and redevelopment. This study is used as a reference for the
Water and Wastewater section of this document and a copy is included as a support document.
Since the entire district is not served by water and sewer, it is difficult to make assumptions of the
future capacity of the system based only on population projections. According to the District's
calculations, the water and wastewater capacity will be sufficient for the next five years. New
developments within the Immokalee urbanized area are required to extend water and wastewater to
the project and contribute their proportionate share to ensure levels of service are maintained.
The Immokalee District bases their reported population projections on Collier County peak population
projections for Immokalee, extrapolated out to 2041, plus population projections for anticipated PUDs
and DRls within the IWSD treatment area. Table 6-10 lists population projections included in the
report in five-year intervals starting in 2009.
Table 6-10 IWsD Population Projections, 2009-2041
Year Immokalee Peak PUD & DRI Population TOTAL Population
Season Population Estimates Estimates
Estimates
2009 41,586 0 41,586
2014 44,491 9,623 54,114
2019 47,234 44,693 91,927
2024 49,725 85,583 135,308
2029 52,086 126,920 179,006
2034 55,616 176,656 232,272
2039 59,384 206,707 266,092
2041 (build-out) 60,963 210,168 271,130
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
6.4.1 Potable Water
While some households draw their potable water from their private wells, the vast majority of the
Immokalee residents receive water from the Immokalee Water and Sewer District. The District
franchise area encompasses approximately 108 square miles. However, the actual area that is
currently provided with water and sewer services covers approximately 9.29 square miles. The
lAMP Data & Analysis March 2010
81
existing service area is graphically depicted in Map 6-8. According to the District, in October 2008,
there were a total 7,561 dwelling units provided water and 7,114 dwelling units provided wastewater
by the District.
The Immokalee Water & Sewer District obtains its raw water supply from three wellfields that contain
13 operational wells and draw from the surficial aquifer. The District's current SFWMD Consumptive
Use Permit, #11-00013-W, provides for a maximum annual allocation of 1,227 million gallons (MG)
from these wellfields. Maximum daily permitted withdrawal shall not exceed 4.71 MG. Table 6-11
summarizes the groundwater wells, well firm capacities, and permitted capacities, for the three WTPs.
Table 6-11 IWsD Water Treatment Plants
WTP Number of Wells Well Firm Capacity Permitted Capacity
(MGD) (MGD)
Carson Road 3' 0.75 2.00 L
Airport 3 1.01 1.35
Jerry V. Warden 7':> 2.08 2.25
TOTAL 13 3.84 5,60
1- There are four existing wells, but only 3 are operational for a firm capacity of 0.75 MGD. Two additional
wells will be drilled as part of a current construction contract.
2- There are nine existing wells, but only seven are operational, for a firm capacity of 2.08 MGD. One
additional well will be drilled as part of a current construction contract.
3- Operational capacity of Carson Road WTP is currently 0.9 MGD, but expansion is under construction, to
increase capacity to 2.00 MGD.
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
The annual average daily demand (AADD) for 2007 was 2.34 MGD, below both well-firm capacity and
permitted capacity. The IWSD estimates a potable water consumption of 105 gallons per capita per
day (gpcd) for planning purposes.
The Airport Road Water Treatment Plant was built in 1985 and is located adjacent to the Immokalee
Airport. Its wellfield has three wells that are pumped to a 0.75 MG storage tank and treated. There is
no possibility of expansion to this WTP due to the surrounding scrub jay habitat. In addition, the
wellfield has had contamination issues in the past. The long-term reliability of this Airport WTP is in
question. The Carson Road Water Treatment Plant was built in 1975 and is located on Carson Road.
There are three wells which fill a 0.50 MG storage tank and a new concrete 1.5 MG ground storage
tank. The third and main plant is the Jerry V. Warden Treatment Facility, also known as the South 9th
WTP. It was originally built in 1967 and is located on Dump Road. It consists of seven wells located
on or adjacent to the plant site, which pump to a 0.3 MG and 1.5 MG water storage tank. At the
present time, only the 1.5 MG tank is in operation. The basic water treatment scheme consists of the
following components: tray aeration; sequestering with polyphosphates for iron; disinfection by
chlorination and ammonia; fluoridation; ground storage reservoirs; and a high service pumping station.
Average demands range from 2.0 to 2.25 MGD.
After treatment, water is distributed through 12-inch, 8-inch, and 6-inch distribution mains, and 2-inch
service laterals. This distribution system totals approximately 120 miles of pipe.
The District has made limited improvements to the distribution system in expansions from 1994-1995,
and more recently from 2007-2008. Recent distribution system improvements include additional
water main looping, isolation valves, and fire hydrants to improve distribution water quality and
pressure; improve fire protection; and provide for improved operational flexibility and reliability.
lAMP Data & Analysis March 2010
82
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The report provides the following potable water demand projections, shown in Table 6-12, based on
the population projections developed, a per capita water flow of 105 gpcd (equal to the adopted LOSS
for the IWSD), and a maximum month daily demand (MMDD) peaking factor.
Table 6-12 Potable Water Demand Projections, 2009-2041
Year MMDD Water Demand Projected Reliable WTP
(MGD) Capacity (MGD)
2009 5.37 5.60
2014 6.99 14.20
2019 11.87 14.20
2024 17.47 24.50
2029 23.12 24.50
2034 30.00 35.00
2039 34.37 35.00
2041 (build-out) 35.02 35.00
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
In order to accommodate the increased population and potable water demand, the report
recommends that the IWSD initiate a water supply availability study and coordinate with the Water
Management District regarding anticipated population growth. Additional water supply will have to
come from alternative water supply sources, such as brackish groundwater, and the creation of new
or modification of existing water treatment plants to reverse osmosis systems. It is anticipated that
short-term water supply increases can be accommodated through modification and minor expansion
of existing water supply and treatment facilities. The water system implementation schedule proposed
a 2.5 MGD water treatment plant at Tradeport in 2013 and additional 2.5 MGD water treatment plants
in 2016 and 2019 to maintain LOSS. The proposed amendments to the lAMP will not affect the
population projections used to determine facility needs, and therefore, will have no impact on potable
water facilities.
6.4.2 Sanitary Sewer
Wastewater treatment is also provided by the Immokalee Water and Sewer District. The central
wastewater collection, treatment, and disposal system was designed in the late 1970's, and was
constructed and in operation by February 1982. The system is comprised of over 60 miles of sewer
pipe, 43 lift stations, over 1,700 manholes, and a 2.5 MGD treatment plant. Average daily flows range
between 1.6 and 2.0 MGD. The District owns a 640-acre sprayfield (Section 8 Sprayfield) and
irrigates approximately 350 acres with treated effluent. The effluent disposal site is situated
immediately Southwest of the District office. The present geographical area served by the District is
graphically depicted in Map 6-9.
Actual demand for 2007 was 1.98 MGD according to the Immokalee Water & Sewer District, based on
5, 500 connections to the system. Average per capita wastewater flow from 2000-2007 was 78.37
GPD.
The report provides the following wastewater demand projections, shown in Table 6-13, based on the
population projections developed, a per capita wastewater flow of 78 gpd, and a maximum month
daily demand (MMDD) peaking factor.
lAMP Data & Analysis March 2010
83
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Year MMDD Wastewater Flow Projected Reliable WWTP
(MGD) Capacity (MGD)
2009 3.80 4.50
2014 4.94 10.00
2019 8.39 10.00
2024 12.35 17.50
2029 16.34 17.50
2034 21.20 25.00
2039 24.28 25.00
2041 (build-out) 24.74 25.00
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
IWSD anticipates expanding their facilities to 4.5 MGD in the short-term. Preliminary planning and
design will begin in the near future. The expansion will accommodate short-term growth based on
population projections through 2013. In order to provide for long-term growth, the ISWD is considering
either expanding the existing WWTP and adding regional pumping stations, or building an additional
WWTP and regional pumping stations to provide 10 MGD of capacity, which will maintain an
acceptable LOS through 2020. The proposed amendments to the 'AMP will not affect the population
projections used to determine facility needs, and therefore, will have no impact on wastewater
facilities.
6.4.3 Five- and Ten-Year Water and Sewer Availability
Water and sewer is available to meet the short-term five-year demand in Immokalee, and is projected
to meet the long-term ten-year demand. The projected peak population as provided in Table 2-1 is
utilized to estimate the water and sewer demand from future residential and non-residential growth.
Non-residential growth is calculated by assuming a growth rate of 39 square feet of commercial space
per resident, as described in Section 3.3, and 15 square feet of office space per resident. The
amount of office space is anticipated to grow in the future; therefore, this analysis increased the
anticipated amount of office space from the existing 3 square feet per resident, as identified in Section
3.3., to 15 square feet of office space per resident.
Residential demand is calculated using LOS requirements for the IWSD as provided in the Collier
County Capital Improvements Plan for water (105 gpcd) and sewer (100 gpcd). Non-residential
demand is calculated using the standards provided by Rule 64E-6.008, F.A.C. for commercial (0.1
gpdlft2) and office (0.15 gpd/ft2) uses. The additional residential and non-residential demands were
added to the 2009 Water and Sewer Demands as provided by the IWSD to determine a projected
demand from future growth at the 5-year and 1 O-year timeframe. The calculations are shown in Table
6.14.
The analysis shows that water demand will increase from 5.37 MGD to 5.96 MGD over the next five
years and sewer demand will increase from 3.80 to 4.36 MGD. The increased demand can be met by
the projected 2014 capacity for water (14.20 MGD) and sewer (10.00 MGD). The 1 O-year projections
show water and sewer demand increasing to 6.18 MGD and 4.57 MGD, respectively, which can be
met by the projected 2019 capacity for water (14.20 MGD) and sewer (10.00 MGD).
An analysis on the maximum development potential of the lAMP is included in Section 6.9.
lAMP Data & Analysis March 2010
84
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6.5 Drainage/Storm water
An "Immokalee Stormwater Management Plan" was commissioned by the Big Cypress Basin of
the South Florida Water Management District, at the request of Collier County. It was accepted
by the Board of County Commissioners at their June 9,2009, meeting. The report summarizes
the hydrologic and hydraulic (H&H) modeling of the existing conditions, without control
measures. The Immokalee SWMP Basin area is described and the delineation of the sub-basins
discussed. The following items were covered in the report:
· The setup of the H&H model of the Immokalee SWMP Basin.
· The calibration of the model using one year of continuous rainfall data at four gage
locations (Main, Slough, Fish and Madison).
· The verification of the model using a period of four months of continuous rainfall data at
the same four gage locations (Main, Slough, Fish and Madison).
· Event simulation results showing the response of water levels throughout the basin to a
series of four design storms: 5-year, 24-hour storm; 10-year, 72-hour storm; 25-year, 72-
hour storm; and 100-year, 72-hour storm. These results will be used to develop level-of-
service ratings for the Immokalee SWMP Basin.
· Water quality simulation results showing the response of water quality concentrations to
the design storm events for contaminants of concern. These results will also be used in
a subsequent task to develop level-of-service ratings for the Immokalee SWMP Basin.
According to the report, the Immokalee SWMP Basin has negligible topographic relief and it is a
mix of urbanized and undeveloped areas drained by a network of canals to one of two outlets:
the SR-29 Canal or Lake Trafford. The aquifer below the drainage basin is highly transmissive
and provides baseflow to the canals. Through the use of topographic (road crown elevations)
data, and by combining many of the conterminous closed sub-basins into one sub-basin, the
Immokalee SWMP basin was delineated into 33 sub-basins.
The recommended alternative identifies improvements in the following areas:
· Madison Ditch - The proposed improvement includes dredging of the ditch to a minimum
of 1 foot.
· Slough - The proposed improvements include installing two additional circular pipes
under Sanitation Road, two circular pipes under the next crossing to the west, and one
circular pipe at the third crossing to the west.
· Lake Trafford Road and Fish Creek - The proposed Lake Trafford Road improvements
include installing elliptical pipes for all driveway culverts. The proposed Fish Creek
improvements include upgrading the cross section from Lake Trafford Road to a
proposed 5 acre lake to the north (1/2 mile).
· Immokalee Drive - The proposed improvements include a combination of solid pipes
and exfiltration trenches interconnected to an outfall control structure.
· Downtown Immokalee - The proposed improvement includes alignments of solid pipes
and exfiltration trenches that are interconnected to a control structure and construction of
a five acre lake.
Now that the plan has been accepted by the County, prioritization and planning can begin, with
construction programmed in phases. The master plan will need to be updated as part of this
effort; specifically the project 2005 conceptual cost estimates as well as the funding source
analysis detailed in Section 8.0 of the master plan Alternative Analysis will need to be revised.
lAMP Data & Analysis March 2010
86
An analysis of the ultimate stormwater outfall location and adequacy, along with any anticipated
real property acquisition or easements rights necessary, will also be undertaken as part of the
plan updates. The update to the stormwater report is scheduled to take place in 2010. The
proposed amendments to the lAMP will have no impact on drainage and stormwater.
6.6 Solid Waste
Prior to 1982, the Immokalee community utilized a landfill at Eustis Avenue. After 1982, the use
of this location stopped, and the Stockade Landfill was placed in operation, located east of CR
846 near the County Stockade Jail. The Stockade Landfill was closed in 2004, and now
operates as a transfer station. The Eustis Avenue site has been closed and accepted by the
Florida Department of Environmental Regulation as meeting closure standards in July 1987. A
groundwater monitoring system is intact with tests made at scheduled intervals and the site is
meeting all of the Department of Environmental Protection standards.
The 2008 AUIR projects that the Collier County Landfill will deplete disposal (airspace) capacity
in FY 2036. The projected tons per capita disposal rate in the 2008 AUIR for 2009 forward is
0.64. The proposed amendments to the lAMP will not affect the population projections used to
determine facility needs in the AUIR, and therefore, will have no impact on solid waste facilities.
6.7 Fire
The Immokalee Community is served by the Immokalee Fire Control and Rescue District, an
independent fire district. The IFCRD provide fire protection and EMS to Immokalee. Information
regarding the IFCRD was taken from the Collier County 2005 Fire/Rescue Services Impact Fee
Update Study, dated January 2006.
The service area encompasses 215 square miles. The IFCRD has two stations, totaling 14,216
square feet of building space. The replacement value of the buildings and assessed value of the
land amount to $3.2 million. There are two fire stations. One is located on Carson Road, 1107
Carson Road, near the intersection with Lake Trafford Road, while the other is situated on New
Market Road, 502 E. New Market Road, near the intersection with State Road 29.
There are 15 full-time, career firefighters and one full-time support staff. They are supported by
10 volunteers. In terms of equipment, there are two engines, one ladder truck, one brush truck,
one water tanker, and one heavy rescue vehicle. Also, there are three support vehicles. The
equipment values $2.8 million.
The Immokalee District has the highest impact fee assessment for residential property of the fire
districts in Collier County, at $1.11 per square foot under roof for residential and $0.32 per
square foot under roof for nonresidential (effective July 27, 2009). The next highest is Big
Corkscrew, at $0.82 for residential and $0.87 for nonresidential.
Future expansions include a permanent fire station at Ave Maria University and at the
Immokalee Regional Airport, with associated increases in equipment and staffing. In 2008 the
district purchased two additional fire trucks.
The proposed amendments to the lAMP will not affect the population projections used to
determine facility needs in the AUIR, and therefore, will have no impact on fire service needs.
'AMP Data & Analysis March 2010
87
6.8 Police
Being an unincorporated jurisdiction, police protection is provided by the Collier County Sheriff's
Office. Immokalee is District 8. In 1994, a new Immokalee substation was built at the
Government Complex, a shared facility, at 112 S. 1st Street. Emergency Medical Services for
Immokalee is also located at this location. The substation has 57 certified deputies and 8
civilians stationed in Immokalee on a permanent basis. (Source: Lt. Mike Dolan, Collier County
Sheriff's Office, July 22, 2009)
The Immokalee Jailor Stockade houses pre-sentenced misdemeanors and trustees. All felony
offenders are sent to the Naples Jail Center. The Immokalee Jail employs 23 people. (Source:
Immokalee Jail, October 2008)
In addition to the Collier County Sheriff's office, the Seminole Indians have their own police
force that patrols the reservation and provides security to the Seminole Indian Gaming Palace.
The Collier County Sheriff's office does provide back-up services on an as-needed basis.
The LOSS for police protection is 0.196 officers per 1000 residents. The proposed
amendments to the lAMP will not affect the population projections used to determine facility
needs in the AUIR, and therefore, will have no impact on police service needs.
6.9 Demand Analysis from Maximum Potential Build-Out
The adopted FLUE provides an analysis on potential residential development build-out in
Section I.D. It states that "enough land had been included (in the Immokalee Urban Area) for
approximately 39,000 dwelling units with a build-out time horizon of 2105." The Data & Analysis for
the lAMP, Immokalee Residential Development Build-out Analysis, notes that this figure is derived
by examining the existing residential development and total undeveloped acres that are projected for
residential development for each Traffic Analysis Zone (TAZ). The analysis totally excludes
undeveloped acreage that is in agricultural production or that is considered environmentally sensitive
and only counts forty percent (40%) of large tracts of land under single ownership. The Analysis
also assumes that only 53 out of 181 acres designated as Neighborhood Center (NC) subdistrict, or
29 percent, will be used for residential development. Because this methodology fails to account
for potential redevelopment and places arbitrary limits on development in other areas, it is not
an accurate projection of residential build-out potential. Additionally, the existing Data &
Analysis does not account for non-residential buildout.
An alternative residential build-out projection can be provided by assuming all of the Immokalee
Urban Area will eventually develop at the highest permitted densities, regardless of current use.
This can be accomplished by taking the acreage for each FLU subdistrict and multiplying it by
the base density. While this methodology provides a maximum potential, it is unlikely that the
Immokalee Urban Area would ever reach these thresholds and it is impossible to predict when
such a buildout would occur. Actual developments in Collier County and Immokalee are
typically at lower residential densities than allowed by the FLU subdistrict. Additionally, this
methodology assumes that all land designated as Commercial Mixed Use (CMU) will achieve
the highest possible residential development potential, although it is likely that a significant
amount of development in the CMU district will not include a residential component. It should
also be noted that the base density provided for each subdistrict is not an entitlement as
described within the Density Rating System of the lAMP. The actual amount of development is
dependent on the permitted density of the zoning designation; most of which would need to be
rezoned in order to achieve the highest development potential.
lAMP Data & Analysis March 2010
88
As previously noted, the proposed amendments to the lAMP will not increase the population
projections used to determine future facility needs. It is assumed that Immokalee will maintain
projected growth patterns into the future and that ultimate build-out will not be reached until the
next century. Despite the uncertainty surrounding potential build-out resulting from the 'AMP
amendments, as discussed above, and the conviction that Florida Statutes do not require an
analysis of impacts to public facilities based on the maximum intensities and densities allowed
under the proposed land use categories, the following LOS Analysis is provided for
informational purposes. This analysis is not intended to prescribe the timing or scale of future
capital improvements. Those improvements will be programmed based on facility demand from
updated population projections and through the AUIR and annual update to Collier County's
financially feasible Schedule of Capita/Improvements
As illustrated in Tables 5-7 and 5-8, the proposed FLUM amendments result in a 10 percent
increase to the maximum development potential from 68,576 to 75,391 dwelling units (DUs).
Maximum development potential assumes all properties, whether already developed or vacant,
can be successfully rezoned and develop at the maximum permitted density, without any
density bonuses. This is a 10 percent (6,815 DUs) increase above the adopted FLUM.
Assuming 2.5 persons per household, the proposed FLUM could accommodate an additional
17,036 people. As noted in Section 5.1.5, the maximum potential density could be reduced
even further by accounting for Public lands (-3,785 DUs) and areas within the L T /CKSSO (-663
DUs), which would reduce the potential population by 9,462 and 1,657 people, respectfully.
Using this data, Table 6.15 shows the changes to maximum residential development potential
based on the proposed lAMP FLUM amendments:
Table 6-15 Difference between Adopted and Proposed Future land Use
Maximum Residential Build-Out Potential
Maximum Development Maximum Development
(Base) (Bonuses)
DUs Population DUs Population
Adopted FlUM 68,575.8 171,440 168,357.8 420,895
Proposed FlUM 75,391.2 188,478 137,898.8 344,747
ChanQe from Adopted (#) 6,815.4 17,036 -30,459 -76,148
ChanQe from Adopted (%) 9.9% 9.9% -18.1 % -18.1 %
Proposed FlUM less Public lands 71,606.3 179,016 131,862.1 329,655
ChanQe from Adopted (#) 3,030.5 7,576 -36,495.7 -91,240
ChanQe from Adopted (%) 4.4% 4.4% -21.7% -21.7
Proposed FlUM less l TIC KSSO 70,942.5 177,356 125,667.3 314,168
ChanQe from Adopted (#) 2,3667.5 5,916 -42,690.5 -106,727
ChanQe from Adopted (%) 3.5% 3.5% -25.4% -25.4%
The lAMP establishes a maximum nonresidential development threshold of 8.45 million square
feet. Maximum buildout potential for non-residential uses is calculated by utilizing the maximum
nonresidential development threshold of 8.45 million square feet. For the purpose of this
analysis, it was assumed that nonresidential development consists of 60% retail and 40% office
(there is no methodology for determining water and sewer demand for industrial uses by F.A.C.;
however, it is assumed that water and sewer demand for industrial uses would be lower than
retail or office). Because the adopted lAMP and Collier County Future Land Use Element do
not provide non-residential intensities, the maximum non-residential development potential from
lAMP Data & Analysis March 2010
89
the proposed lAMP is considered to be a reduction from the existing plan. The demand on
water and sewer facilities from maximum non-residential buildout potential is expressed in Table
6-16.
Table 6-16 Maximum Non-Residential Build-Out Water and Sewer Demand
Space Water Demand Sewer Demand
Retail 5,070,000 507,000 507,000
Office 3,380,000 507,000 507,000
Total 8,450,000 1.014 MGD 1.014 MGD
The demand on public facilities, based on current adopted LOSS and maximum build-out
potential, is summarized on the following page in Tables 6-17 and 6-18:
'AMP Data & Analysis March 2010
90
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7. Other Items
Collier County staff specifically asked that we address other items as part of this Data and
Analysis. These issues are addressed below.
7. 1 House Bill 697/Energy Efficiency
The Florida Legislature enacted HB 697 in the 2008 session. HB 697 establishes new local
planning requirements relating to energy efficient land use patterns, transportation strategies to
address greenhouse gas reductions, energy conservation, and energy efficient housing. These
new requirements became effective on July 1, 2008. All Comprehensive Plan Amendments are
required to comply with these requirements.
While it is anticipated that Collier County will amend the Growth Management Plan to comply
with HB 697 on a countywide basis, the Immokalee Area Master Plan has incorporated
language within these Immokalee-specific amendments to address the energy efficiency issues.
Specifically, the following Goals, Objectives and Policies comply with HB 697 in the following
manner:
Reducina the number and lenath of automobile trips CVMT):
Objective 2.2, and its related policies, seeks to diversify the local economy and increase
employment opportunities within the Immokalee Urban Area, thereby lowering the need
to travel greater distances for work or services. Objective 4.2 addresses vehicular and
non-vehicular transportation options and specifically references the need to reduce
greenhouse gas emissions and minimize energy consumption. Policies 4.2.6 and 4.2.7
discuss the need to improve and expand public transit options in Immokalee. Policy
4.2.8 seeks to evaluate whether a Transportation Concurrency Exception Area is
appropriate for Immokalee. Policy 6.1.5 specifically states that compact mixed-use
development patterns are encouraged to create walkable communities, reduce vehicle
miles traveled and increase energy efficiency.
Promotina alternative modes of transportation:
Objective 4.2 addresses non-vehicular transportation options and specifically
references the need to reduce greenhouse gas emissions and minimize energy
consumption. Policy 4.2.2 references the Bicycle and Pedestrian Plan and Policy 4.2.5
recognizes the need to improve safety for pedestrians and bicycles. Policies 4.2.6 and
4.2.7 discuss the need to improve and expand public transit options in Immokalee.
Objective 7.1 recognizes the need for Immokalee-specific land development regulations
that will encourage pedestrian friendly urban form and promote energy efficiency.
Policy 7.1.2 encourages new community facilities to be within a half-mile of residential
and mixed use centers to encourage walking, bicycling and non-vehicular travel.
Allowina for compact mixed-use development patterns:
Goal 6, and its related Objectives and Policies, pertain to land use and specifically
reference allowing and encouraging a mixture of uses. Objective 6.1 references the
need to coordinate the Future Land Use Map that encourages desirable growth and
energy efficient development patterns. Policy 6.1.5 specifically states that the
Immokalee area encourages compact mixed-use development patterns to create
'AMP Data & Analysis March 2010
92
walkable communities, reduce vehicle miles traveled and increase energy efficiency.
Policy 4.1,2 encourages future parks to be located in the most densely populated areas,
and recognizes the need for public plazas, greens and urban parks to make Immokalee
more pedestrian friendly. Objective 7.1, and its related policies, recognizes the need for
Immokalee-specific land development regulations that will encourage pedestrian friendly
urban form and promote energy efficiency. Policy 7.1.2 recognizes that new community
facilities should be within walking distance to mixed use and residential centers.
Policies 7.1.2,7.1.3 and 7.1.4 all relate to compact, mixed-use, urban design criteria.
The Urban-Mixed Use district allows for commercial development within the Residential
Subdistricts, as described in the Land Use Designation Description section. Density
bonuses are also allowed for projects that are proximate to Commercial Uses.
Allowina for hiaher densities in appropriate places. which reduces the per capita carbon
footprint. supports transit and reduces sprawl.
Policy 7.1.5 also encourages high intensity development in Immokalee through the
development of a Central Business District overlay subdistrict in the Land Development
Code. The Urban-Mixed Use district and subdistricts, as referenced in the Land Use
Designation Description section, allow for higher residential densities. The base
residential densities range from four (4) units per acre for Low Residential (LR)
subdistrict to ten (10) dwelling units per acre in High Residential (HR) and sixteen (16) in
the Commercial-Mixed Use subdistricts. Density bonuses are also allowed for projects
that are proximate to Commercial Uses or in infill areas, as well as for providing
affordable-workforce housing.
7.2 Changes to Other Growth Management Elements
In order to accommodate the change to the Immokalee Urban Area boundary in support of the
Immokalee Regional Airport runway expansion, the boundary for the Rural Lands Stewardship
Area (RLSA) will also have to be amended as well as the RLSA land use tables.
Changes to the Future Land Use Element will be necessary to refer correctly to the most recent
lAMP.
(XV) Policy 4.2:
A detailed Master Plan for the Immokalee Urban designated area has been developed and was
incorporated into this Growth Management Plan in February, 1991. Major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report and in 2010 according to
the recommendations of the Immokalee Master Plan and Visioning Committee. The Immokalee
Area Master Plan addresses conservation, future land use, population, recreation,
transportation, housing, and the local economy. Major purposes of the Master Plan are the
promotion of economic development, coordination of land uses and transportation planning, and
redevelopment or renewal of blighted areas.
Future Land Use Element, Overview, item D., Special Issues, Coordination of Land Use and
Public Facility Planning, also references Immokalee.
7.3 Government Services in Immokalee
Currently, the following government services have offices in Immokalee:
lAMP Data & Analysis March 2010
93
Board of County Commissioners-Commissioner Jim Coletta's Satellite Office
310 Alachua Street, Immokalee, Florida 34142
Clerk of the Circuit Court
106 S. 1st Street, Immokalee, Florida 34142
Code Enforcement
310 Alachua Street, Immokalee, Florida 34142
Emeraencv Medical Services
112 S. 1st Street, Immokalee, Florida 34142
Health Department
419 N. 1st Street, Immokalee, Florida 34142
Immokalee CRA
310 Alachua Street, Immokalee, Florida 34142
Immokalee Fire Control and Rescue District
1107 Carson Road, Immokalee, Florida 34142
502 E. New Market Road, Immokalee, Florida 34142
Library
417 N. 1st Street, Immokalee, Florida 34142
Sheriff's Office
112 S. 1st Street, Immokalee, Florida 34142
Tax Collector
106 S. 1st Street, Immokalee, Florida 34142
The following government services do not have physical locations within Immokalee. Their
locations are listed below.
Buildina Review and Permittina
Development Services Center
2800 Horseshoe Drive N, Naples, Florida 34104
Domestic Animal Services Shelter
7610 David Blvd., Naples, Florida 34104
Emeraencv Manaaement
8075 Lely Cultural Parkway, Naples, Florida 34113
Housina and Human Services
3301 E. Tamiami Trail, Naples, Florida 34112
lAMP Data & Analysis March 2010
94
During the period from the mid 1980's until 2008, the Collier County Building Review and
Permitting Department was operating a satellite location at the County facility located at 310
Alachua Street, Immokalee. This facility reviewed and processed an average of 37 permit
applications per month and provided critical feedback to the citizens of Immokalee regarding
building codes and zoning regulations. In February 2008, the facility was closed due to staff
limitations.
On March 13, 2009, the office was reopened on a limited schedule and staffed only two days
per month. On May 22, 2009, the office was once again closed due to staff reductions after
processing a total of 19 permit applications in only six days of operation. There is an identified
need for these services to be conveniently located to the residents of Immokalee. The distance
from downtown Immokalee to the Horseshoe Drive location is approximately 40 miles and an
hour's drive. While permits may be dropped off in Immokalee at the offices of the CRA, there is
no one on-site to answer questions or assist residents in the permitting process. There are
currently budgeting constraints to operating these services in Immokalee; however, it is the
desire of the community to work towards their eventual reinstatement.
DAS does respond to calls within Immokalee; however, the shelter is located at the address
listed above.
Emergency Management has only one office in the county, the office on Lely Cultural Parkway,
built to withstand a Category 5 hurricane.
Housing and Human Services also has only one office in the county, located at the address
listed above.
7.4 Analysis of Potential Impacts to Transportation Facilities
Please see Attachment A to this document for a discussion of these potential impacts.
lAMP Data & Analysis March 2010
95
IMMOKALEE eRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
Prepared for:
RW A Inc.
Prepared by:
Tindale-Oliver & Associates, Inc.
Tampa, Florida
November 20,2009
Revised: November 10,2010
588003-00.09
COPR
IMMOKALEE eRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
TABLE OF CONTENTS
In trod u ctio n ..... .................. ..........., .................... ........... ........... ............................... 1
Stu dy Road N etwo rk..... ....... ........... ............................... ........... ........... ........... ....... 1
Existing Transpo rta tion System....... ..... .......................... .......... ........................... 3
Proposed Land Uses and Trip Generation .......................................................... 5
Model Ad j ustm en ts ............ ......... ............. ........... ..................., ............................... 6
Future Transportation Planning Analyses .......................................................... 6
2030 Adopted "Constrained" Cost Feasible Plan Scenario ......................... 8
"2030 +" Scenario ... ....... ............. ............. ...... .......... ............ ......... ............... 8
Financial Feasibility..................................................................................... 10
20 16 "Short-Term" Scenario........,.............................................................. 10
IMMOKALEE eRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
TABLES
Table 1.
Table 2.
Table 3.
Table 4.
Table 5
Table 6.
FIGURES
Figure 1.
Figure 2.
Figure 3.
TABLE OF CONTENTS
Summary of Proposed Future Land Use Changes .................................
2008 Roadway Level of Service ............................................................
CRA Development Quantities and Traffic Generation Estimate...........
2030 Roadway Level of Service ............................................................
Transportation Revenues Generated by lncrement................................
2016 Roadway Level of Service ................................ ....... ....................
Area Map. ...................,...... ..... ............. ........ .......................... ... ............
T AZ Map ..............................................................................................
Traffic Count Historical Trend. ............................................. ...............
APPENDICES
]
4
8
9
10
12
2
7
1 ]
Appendix A: MPO Model Volume Plots ................................................................ A-I
IMMOKALEE eRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
Introduction
The purpose of this report is to document a transportation impact analysis of a proposed
comprehensive land use plan amendment for the Immokalee CRA (CRA). The analysis was
undertaken to evaluate the ability of the regional roadway network to accommodate the increased
intensity of the proposed land uses, addressing the information requirements of9J-5.019(3) FAC.
The CRA was established in 1999, and contains approximately 17,000 acres of contiguous, but
independently owned, land parcels in northeast Collier County, Florida. Figure 1 illustrates the
location of the CRA, a larger CRA study "traffic-shed", and the major public roads in the
vicinity of and serving the CRA. Table 1 summarizes the existing and currently proposed land
use designations.
This report identifies the traffic demands generated by an increment of land uses that could
potentially be developed in the CRA and other potential "background" traffic growth to evaluate
financial feasibility and to identify a transportation plan to serve those travel demands for the
2016 horizon and what will be referred to as a "2030+" horizon. The traffic analysis was
conducted using the Florida Standard Urban Transportation Model Structure (FSUTMS)
maintained by the Collier County MPO, and evaluated system needs using the procedures and
measures typically used for long-range transportation planning studies.
Study Road Network
The extent of the roadway network studied included all major roads within the CRA itself, as
well as the major roads in Collier County's transportation system up to 13 miles from
Immokalee. These roads are delineated in Figure 1.
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November 20, 2009
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Immokalee eRA
Existinl! Transportation System
Conditions on the existing major roadway network are summarized in Table 2. The study
network includes 17.8 miles of road network within the CRA boundaries, and 46.2 miles in
eastern Collier County outside of the CRA boundaries. Figure 1 also illustrates the network
within and surrounding the Immokalee CRA area.
The level of service standard on most roads in the Immokalee CRA is LOS "D", except for SR
29, which is "c" per Florida DOT policy for roads on the Emerging Strategic Intermodal System
(SIS). The LOS "c" standard creates quality of service deficiencies and requires mitigation at
lesser degrees of congestion than for other roads in the CRA,
One road in the CRA is of near-term concern with regard to transportation concurrency. SR 29
from 9th Street to Lake Trafford Road is indicated as having a current level of service slightly
better than the adopted standard of"C". In recent years, traffic volumes have actually been
higher, high enough to trigger an indication of level of service failure, but traffic volumes
recorded in 2008 have been about ten to 15 percent lower than in recent years due to economic
recession. If traffic volumes rebound, the road's status as a hurricane evacuation route will
preclude any new development or expansion of an existing development without an
improvement to restore the adopted level of service standard (FS 163.3180(6)). Any
development proposal in the northern portions of the CRA would inevitably send traffic on this
road, requiring its immediate improvement. All other concurrency-related roads in the CRA
appear to have ample service volume available to sustain growth for the foreseeable future.
Other roads outside of the CRA to the north also are of concern, for similar reasons. SR 29 from
SR 29 and SR 82 are approaching failure (at 86 percent "full"), and could pose concurrency
issues to larger development projects if traffic volumes re-bound, and if developments within the
eRA are determined to have significant impacts there.
Another feature of Immokalee transportation, one that has a bearing on defining a reasonable
growth management policy for transportation, is that a significant proportion of the travel on
roads within the CRA is generated by land uses outside of the CRA and outside of Collier
County. Many communities look to assessments on development within their community, such
as transportation impact fees, to address transportation needs associated with development within
their own communities. But, based on estimates from Collier County's urban transportation
system planning models, 32.3 percent of the travel on roads within Immokalee passes through,
and is generated by developments outside of the CRA. To maintain level of service standards,
the needs not only of travel generated in Immokalee, but of travel passing through Immokalee
must be funded.
Planned and Scheduled Improvements
In order for development to be permitted, concurrency requires that road improvements to
maintain level of service standards be in place or "committed" within three years from the time
development permits are issued. Improvements to correct the above road deficiencies are
planned in Collier County's long-range transportation plan; however, none of the initial steps for
their planning or implementation are programmed within a known time-frame, Since road
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improvements typically take seven to ten years to be developed and implemented, and
considering the economic downturn of2008-2009, it's not likely that improvements will be
forthcoming within the foreseeable future. On the positive side, planning for a "Loop" facility to
route SR 29 eastward around Immokalee is the fifth-ranked unfunded need in the Collier MPO's
Transportation Improvement Program adopted in July, 2008.
Alternative Travel Modes
Immokalee exhibits a strong potential for use of alternative modes of transportation. Walking
and bicycling are prevalent, and workers from Immokalee make use of public transportation to
access jobs in the "coastal" Collier County area. Sidewalks exist on 16.7 miles and bicycle
facilities on 9.8 miles of the major roads within the CRA. Collier Area Transit has created four
routes of service to and within Immokalee, an internal circulator (routes 8A and 8B), a route that
provides access to Marco Island and one to Naples. The Marco Island express shuttle, serving at
the a.m. and p.m. peak hours, is very popular and the bus on that route operates at maximum
capacity during peak seasons. The high propensity for use of alternative modes of travel may be
indicative of an opportunity for providing mobility in the Immokalee area to address concurrency
concerns.
Proposed Land Uses and Trip Generation
There are different approaches to establishing levels of development to evaluate when
considering the transportation implications of this land use plan amendment. The most
commonly preferred method is to identify the effects of the proposed change in maximum
allowable development densities on the adopted, financially feasible transportation plan.
However, the County's 2030 transportation plan provides for a level of growth that was
forecasted (when the economy was good) to occur by 2030, and that amount of growth was well
below the maximum development that would be allowed by the existing land use plan.
Furthermore, population growth projections published by the University of Florida's Bureau of
Economic and Business Research in September, 2009, are substantially lower than those current
when the MPO plan was developed so, as of now, even Collier County's adopted transportation
plan analyzes a growth rate that would be considered aggressive.
To create a transportation plan that addressed the current land use plan at its full build-out, and
then to consider changes to that plan that might result from the proposed land use changes is not
an exercise that the CRA could undertake without extensive cooperation from other agencies and
County staff, considerable time, and considerable costs. Further, even the federally-mandated
and State-mandated transportation planning processes do not require such a long-term planning
effort. These processes require, just as the Collier MPO has undertaken, a 20- to 30-year
planning horizon.
The total quantity of growth that may occur in the Immokalee CRA by 2030 may not be
influenced by the proposed land use plan amendment, but the amendment may alter the location
and density of development within the CRA. Knowing that the MPO and County undertake an
on-going transportation planning process that is periodically updated to respond to changes in
Tindale-Oliver and Associates, Inc.
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development patterns, and knowing that the currently adopted LR TP actually has developed a
transportation plan for development levels that exceed current 2030 growth forecasts, then the
issue of financial feasibility becomes the issue of primary importance.
For this planning exercise, then, the amount of travel added by an increment of development in
the CRA is compared to the revenues generated for transportation purposes by that increment. If
in reasonable balance, then an assurance that the transportation needs of the development can be
addressed can be provided with the same confidence that is associated with the local government
comprehensive plan.
In this study, the 2030 development levels of the MPO's transportation plan were increased by
approximately 20 percent, since the proposed land use plan amendment increases the residential
development potential by 20 percent. The land use quantities incorporated into the MPO's 2030
long-range transportation plan for the CRA area, and the "boosted" land uses that represent the
proposed land use plan amendment are summarized in Table 3. A map illustrating the locations
and boundaries ofTAZ's referenced in Table 3 is provided in Figure 2.
The daily trip generation of the land uses, based on the MPO model, are also reported. Using
multiple linear regression, the average vehicle-trip generation rate for each of the input variables
was estimated, and is reported at the bottom of Table 3. While the trip generation rates are not
identical as a result of constants in the trip generation equations and differing variables for
TAZ's (such as persons per d.u., vacancy rates, and vehicle ownership), they are very similar for
each variable, indicating a proper proportional relationship in trip generation. The socio-
economic data in all other T AZ's were not altered.
F or the 2030 scenario, the proposed land use plan amendment is estimated to generate 178,110
daily trip-ends, 30,140 more than the 147,970 the adopted MPO plan is based upon. These
estimates are based on the MPO model-based traffic generation equations, consistent with
standard procedures used for long-range transportation planning.
Model Adjustments
The MPO's 2030 "Constrained" Cost-Feasible transportation plan was used in this analysis. No
changes were made to the highway network, but socio-economic data was changed as described
above.
Future Transportation Planning Analyses
Two year 2030 scenarios were reviewed to identify the effects of the proposed land use plan
amendment. The first was the MPO-developed, adopted, 2030 "constrained" cost-feasible plan
network, and the second was a "with proposed land use plan changes" incremental scenario. The
quantity of travel, resulting levels of service, and possible changes to the network to address
quality of service are discussed for each scenario in the following sections. The results are
presented in Table 4 side-by-side to provide for easy comparisons.
Tindale-Oliver and Associates, Inc.
November 10, 2010
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RWA, Inc.
Immokalee eRA
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TRAFFIC ANALYSIS ZONES
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Tindale-Oliver and Associates, Inc.
November 10,2010
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RWA, Inc.
Immoknlee eRA
Table 3: eRA Development Quantities and Traffic Generation Estimate
Adooted 2030 Plan
TAZ SF MF Ind Comm Svc SE Trios
382 306 80 0 0 0 0 2,812
384 0 0 0 0 0 0 0
385 11 0 4 0 83 0 492
404 76 88 0 0 60 0 1,062
405 129 313 4 10 321 0 3,754
406 35 293 1 128 199 738 4,580
407 145 271 1 0 29 0 2,090
408 14 17 0 16 12 0 408
409 425 340 0 0 0 0 2,456
410 331 265 98 52 221 0 5,606
411 10 205 21 0 0 0 746
412 66 29 0 0 18 0 892
413 100 197 73 284 2,047 0 14,924
416 337 185 0 154 58 0 5,098
417 255 547 0 9 15 0 5,002
418 788 1,739 207 109 485 2,928 21,510
420 219 194 3 99 60 665 4,854
426 418 207 2,012 0 54 0 6,760
428 17 11 205 525 373 0 7,864
429 19 10 288 191 391 0 4,806
430 697 528 300 269 2,359 0 24,138
431 124 85 909 91 121 0 4,498
432 98 48 7 14 191 1,200 3,426
433 24 96 0 156 732 3,091 9,274
434 61 100 5 116 25 1,096 3,592
435 185 210 8 14 170 1,714 5,370
436 94 46 3 35 140 0 1,956
4,984 6,104 4,149 2,272 8,164 11,432 147,970
'ps per unit: 7,22 4,82 1.47 10,88 5.38 1.16
Average Tn
Average
2030+
TAZ SF MF Ind Comm Svc SE TriOs
382 313 82 0 0 0 0 2,870
384 0 0 0 0 0 0 38
385 13 0 5 0 101 0 628
404 93 107 0 0 73 0 1,346
405 157 382 5 12 392 0 4,576
406 43 357 1 156 243 900 5,634
407 177 331 1 0 35 0 2,602
408 17 21 0 20 15 0 608
409 519 415 0 0 0 0 2,978
410 404 323 120 63 270 0 7,006
411 12 250 26 0 0 0 994
412 81 35 0 0 22 0 966
413 122 240 89 346 2,497 0 18,254
416 411 226 0 188 71 0 6,278
417 311 667 0 11 18 0 6,178
418 961 2,122 253 133 592 3,572 26,266
420 267 237 4 121 73 811 6,024
426 510 253 2,455 0 66 0 8,220
428 21 13 250 641 455 0 9,656
429 23 12 351 233 477 0 5,778
430 774 586 333 299 2,618 0 26,810
431 151 104 1,109 111 148 0 5,456
432 120 59 9 17 233 1 ,464 4,234
433 29 117 0 190 893 3,771 11,314
434 74 122 6 142 31 1,337 4,460
435 226 256 10 17 207 2,091 6,528
436 115 56 4 43 171 0 2,408
5,944 7,373 5,031 2,743 9,701 13,946 178,110
T rips per unit: 7.04 4,92 1.45 10,93 5,35 1.15
2030 Adopted Financially Feasible Plan Scenario
The adopted 2030 Cost-Feasible Transportation Plan addresses an increase of22,565 peak hour,
directional vehicle-miles of travel (vmt), or a 92 percent increase in vmt over 2008 levels on the
study network. The cost-feasible 2030 transportation plan contemplates adding 19,184 peak
hour directional vehicle-miles of capacity (vmc) to the network, which closely matches the
expected growth in travel.
Most of the network roads operate at acceptable levels of service, except for portions of CR 846
and SR 29 within the CRA and Camp Keais Road to the south. The South 1 sl Street portion of
CR 846 and Camp Keais Road deficiencies are located between the Ave Maria development and
Immokalee, where a six-lane facility or parallel road would alleviate congestion. SR 29 fails in
the two-lane sections within the CRA. Four-laning, development ofCR 29 Alternate (New
Market Road), or developing the proposed "SR 29 Loop" are all options to provide relief to this
section of road.
"2030+" Scenario
The 2030+ scenario indicates an increase of 3,036 peak hour directional vmt. This represents a
five percent increase in the total travel in the network. The increase in travel "causes" level of
service failures on 1 sl Street to the north of Main Street (SR 29), but are the result of relatively
small changes in traffic volume. Other than on 1 sl Street, the addition of CRA traffic does not
cause any new deficiencies in the network to occur, however CRA traffic does add to congestion
on road segments that are otherwise estimated to fail.
Tindale-Oliver and Associates, Inc.
November 10,2010
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RW A, Inc.
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Tindale-Oliver and Associates, lnc,
November 10,2010
-9-
RWA, Inc.
lmmokalee eRA
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Financial Feasibility
As indicated previously, there is a substantial amount of travel on the study road network that is
not associated with Immokalee CRA development. By comparing the two traffic forecasts
presented in Table 4, the effects of the land use plan amendment can be gauged from a financial
perspective.
The 3,036 directional peak hour increase in vmt associated with the tested increment of
development converts to a daily increase in vmt of 57,592. Borrowing cost data from Collier
County's current transportation impact fee, it costs approximately $612 to construct a daily
vehicle-mile of capacity in Collier County. This cost represents a mixture of urban and rural
costs, and is probably on the higher side of conditions that would be expected on average in the
Immokalee area. It would then cost (57,592 * $612 =) $35,246,304 to replace the capacity
consumed by the additional travel in the study area network.
Collier County's current transportation impact fee and gasoline taxes generated by the increment
of development would generate $35.9 million (Table 5), which would almost exactly match the
cost.
Table 5: Transportation Revenues Generated by Land Use Increment
Gas Tax Ad
Land-Use Units Conversion Growth Impact Fee Impact Fee Credit Gas Taxes Valorem Ad Valorem
Rate Quantity Rate Revenue Rate Generated Credit Revenue
Rate
Single.Femil 960 d.u. 1 d.u.ld.u, 960 $9,012 /d.u. $8651,520 $2 009 $1,928,640 $109 $104,64
Multi-Famil 1,269 d.u. 1 d.u.ld.u. 1269 $7,464 /d.u, $9.471,816 $1,720 $2,182,680 $225 $285,52
Industrial 882 emDlovees 750 sDemo 661500 $7,732 /1,000 sJ. $5,114,718 $1,765 $1,167,548 $177 $117,OBE
Commercial 471 emplovees 500 sDemp. 235500 $15,000/1,0005.1'" $3,532,500 $3,925 $924,338 $171 $40,271
Service 1 ,537 employees 300 s.fJemp. 461100 $12,000/1,0005.1.'>' $5,533,200 $2,716 $1,252,348 $197 $90,83
Total $32,303,754 $3,344,233 $248,193
Notes:
1. Average of units smaller than 1,500 sJ, and 1,500 to 2,499 s.f. assumed.
2. Rate assumed as 75% of retail 50-100 ksf assumed upon review of various rates provided in impact fee schedule,
3. Rate assumed as 84% of office SO-100 ksf assumed upon review of various rates provided in impact fee schedule.
4. Rate schedule adopted February, 2009 used.
Total Transportation Revenue Generated by Growth: $35,896,179
The exact improvements that might be funded by these revenues certainly cannot be selected at
this time, because the actual development patterns should have an influence. However, on a
macro-scopic scale, it appears the development assessment program for transportation in Collier
County is coming close to funding road capacity on a 1: I basis.
20 16 "Short-Term" Scenario
To evaluate growth within a shorter-term period, an analysis that reflects the more recent trends
was undertaken. This shorter-term analysis of future traffic conditions in the Immokalee CRA
considered a less aggressive growth forecast than projected by the MPO. The MPO's growth
forecasts were undertaken circa 2004/2005, when real-estate development was "hot" and the
economic recession of the past year was not contemplated. They indicated an overall growth rate
in travel in and around Immokalee of over five percent per year, sustained through 2030.
According to the 2030 Long Range Transportation Plan adopted in June, 2007, the Florida
Tindale-Oliver and Associates, Inc.
November 10, 2010
-10 -
RW A, Inc.
Immokalee eRA
----..
Figure 3
Traffic Count Historical Trend
o
- SR 29 N of Lake Trafford
- SR 29 SE of CR 846/14th St
- SR 29 N of Farm Workers Village
- SR 29 S of Lake Trafford
-SR29Wof1stSt
-1st St (CR 846) S of SR 29
- Lake Trafford W of SR 29
- New Market E of SR 29
20,000
18,000
16,000
14,000
12,000
l-
e
::: 10,000
8,000
6,000
4,000
2,000
1999
2000
2001
Graph Data Table:
~
Station No,: F03-001 F03-002 F03-0205 F03-0038 F03-0029 C549 C551 C612
SR 29 N of
SR 29 SE of Farm 1stSt(CR
SR 29 N of CR 846/14th Workers SR 29 S of SR 29 W of 846) S of SR Lake Trafford New Market
Year Lake Trafford St Village Lake Trafford 1stSt 29 W of SR 29 E of SR 29
1998 8,700 8,800 14,100 11,600 10,996 6,411
1999 8,500 9,300 8,700 13,900 12,239 11,228 6,830
2000 8,700 9,300 8,400 12,800 11,687 11,482 7,414
2001 9,900 9,600 7,800 13,000 11,943 12,265 7,875
2002 8,600 8,700 8,300 16,100 13,700 12,855 12,004 7,763
2003 10,400 8,600 8,600 17,200 12,800 12,945 12,280 8,137
2004 10,300 9,800 8,500 15,800 12,500 12,866 12,337 8,633
2005 11,400 8,900 8,800 17,600 13,600 13,782 12,435 8,384
2006 11,900 8,700 8,200 17,000 14,300 14,565 13,653 9,006
2007 11,400 9,900 8,300 16,100 12,500 14,671 12,658 8,969
2008 10,500 7,400 6,400 14,400 13,300 13,500 11,700 8,050
Ten-year trend:
2-year trend:
2,67%
-12%
-0,70%
-15%
-1,33%
-22%
-1,28%
-15%
-0,32%
-7%
2,12%
-7%
1,28%
-14%
2,64%
-11%
Sources: Florida DOT 2008 Florida Traffic Information, Collier County Transportation Division
Compiled by Tindale-Oliver and Associates, inc.
Bureau of Economic and Business Research's 2030 county-wide permanent population forecast
on which the plan was based was 597,400, an increase of 136 percent over 2000 levels (2.9
percent per year). In contrast, the September, 2009 update to population forecasts indicated a
reduced forecast of 472,000 by 2030, an increase of only 88 percent (2. I percent per year).
r-..
Historic traffic volume counts recorded by the Florida DOT and Collier County in and near
Immokalee were consulted. Figure 3 illustrates the counts. The counts illustrate the past ten-
year history of recorded counts at the eight locations indicated, in and around Immokalee. Half
of the count stations show a negative growth trend over the past ten years, and all show that 2008
volumes are lower than the levels recorded two years ago. These trends are consistent with
Tindale-Oliver and Associates, Inc.
November 10, 2010
- Il -
RWA, Inc.
lmmokalee eRA
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Tindale-Oliver and Associates, Inc.
November 10,2010
RWA, Inc.
Immokalee eRA
- 12 -
trends recorded in other communities that that are generally blamed on the effects of the
economic slow-down.
The short term analysis of road operating conditions was prepared assuming that traffic volumes
would remain the same in 2009 as they were in 2008, then begin to grow again in 2010 by two
percent per year. The resulting traffic volumes and levels of service are indicated in Table 5.
This forecast indicates that by 2016, only SR 29 north of Lake Trafford Road would be failing,
exceeding it's service volume by only ten percent of it's level of service "c" standard. This
extent of exceedance cannot be considered significant, as the level of service D range of service
typically extends for an additional 20 percent beyond the level of service "c" limit. In other
words, even though level of service C would be exceeded, level of service D would be provided,
which is the standard applied to many roads throughout the urbanized areas of Collier County.
The segment ofSR 29 south of Lake Trafford Road is estimated to operate at 97 percent of it's
level of service "c" standard by 2016 if traffic grows at two percent per year.
Outside of the immediate CRA area, the two additional road segments of potential concern
identified above, SR 29 north of the CRA and SR 82 west ofSR 29, are both estimated to
operate at 99 percent of their respective service standards by 2016, as well.
Based on the above, there is capacity to accommodate growth within the CRA in the short-term
future with some locations of congestion intensity that are common to many other developed
areas in Collier County. While agencies have identified improvements to alleviate congestion in
Immokalee, current funding levels indicate improvements will not be forthcoming in the near-
term future. Thus, it would appear that allowing the land use plan amendment to provide for
greater development densities might be appropriate.
Tindale-Oliver and Associates, Inc.
November 10,2010
- 13-
RW A, Inc.
Immokalee eRA
Appendix A
MPO Model Volume Plots
Tindale-Oliver and Associates, Inc.
November 10,2010
-14 -
RWA, Inc.
Immokalee eRA
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CHANGES TO THE TRANSMITTED FUTURE LAND USE MAP:
Minor revisions were made to the lAMP FLUM while responding to DCA's Objections,
Recommendations, and Comments (ORC) Report. The minor revisions correct some
mapping errors by ensuring the Proposed FLU designations do not reduce existing
designations and follow existing property lines. The revisions are shown on the
attached "Immokalee Proposed Future Land Use Map Changes 1 0/1 0" and are
summarized below:
PROPOSED Future Land Use Abbrev. Transmitted Revised Change
Acres Acres
Commercial Mixed Use CMU 1 ,104.4 1,108.1 +3.7
Industrial Mixed Use IMU 869.7 866,0 -3.7
Immokalee Reqional Airoort APO 1,484,0 1,484.0 -
Industrial IN 752.0 752,0 -
Low Residential LR 9,160.3 9,154,0 -6.3
Medium Residential MR 1,110.4 1,110.4 -
Hiqh Residential HR 1,565,7 1,572.0 +6,3
Recreational Tourist RT 451.8 451,8 -
Seminole Reservation* SR 591.3 591.3 -
TOTAL 17,089.6 17,089.6 -
Data and Analysis
Supporting Density and Intensity Blending Language Change
Per lAMP proposed Amendments, July 7,2010 version
Language has been proposed to change the Density and Intensity Blending portion of the
Immokalee Area Master Plan. In order to determine the extent of the applicability effects of the
changes to properties in and around the Immokalee Urban Area, a GIS analysis was performed
to determine what properties would be eligible to transfer units from the urban area to adjacent
Rural Lands Stewardship Overlay (RLSA) areas,
GIS Methodology:
WilsonMiller Stantec, Inc was tasked to locate any ownership that fell into the criteria of having
at least 200 acres of land within the Immokalee Future Land Use (FLU) designated as either low
residential subdistrict (LRSD) or recreational subdistrict (RS). The land also had to be partially
within the Lake Trafford or Camp Keais Strand flowways and had to straddle the Rural Land
Stewardship Area (RLSA) and the Immokalee Urban boundary,
We used the Collier County Property Appraiser September 2010 Parcel dataset and the
Proposed Immokalee Future Land Use data set to isolate parcels that fell into these criteria.
The parcel data set was queried to isolate parcels that are 200 acres or greater, The Immokalee
FLU was queried to isolate only areas designated as either LRSD or RS. The queried parcels
and the queried FLU were intersected to further isolate lands that fit the above criteria. A
graphic indicating the resulting image is attached.
The resulting lands exhibit was then visually observed to identify parcels that both partially
within the flowways and straddled the RLSA and Immokalee Urban boundary,
This analysis produced Williams Farms as the only ownership that fit the criteria. We then
performed a cross check with the 2002 Collier County Property Appraiser Parcel dataset to
determine if there had been a change in ownership within the Williams Farms lands and there
had not been. Therefore, the Williams Farms property, and only the Williams Farms property,
would qualify for the benefits from the July 7,2010 language modifications to the lAMP relative
to Density and Intensitv Blendinq
Unit Transfer Potential:
The Williams Farms property contains approximately 732 acres of native lands within the lake
Trafford flowway that could potentially qualify for unit transfers under the proposed language
amendments. Of the 732 acres, those lands exhibiting higher functional value (score of 1,2 or
greater) would ultimately qualify. Therefore, using the maximum potential acreage of 732 acres,
the maximum units that could potentially be transferred from the Lake Trafford flowway area
within the Immokalee Urban area to adjacent RLSA lands (within the current Williams farms
ownership boundary) would be:
732 acres x the allowed gross density and/or intensity of 4 units/acre = 2928 units
11/19/2010 - 221265 - Ver: 1 - TDurham
02861-000-001 - VWRK - 30400
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