Agenda 04/13/2006 W
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Board of County
COInInission Housing
Workshop
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COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
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AGENDA
April 13, 2006
5:30 p.m.
BCC Immokalee Housing Workshop
Immokalee Sports Complex
505 Escambia Street, Immokalee, FL 34142
Frank Halas, Chairman, District 2
Jim Coletta, Vice-Chairman, District 5
Donna Fiala, Commissioner, District 1
Tom Henning, Commissioner, District 3
Fred W. Coyle, Commissioner, District 4
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NOTICE: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST REGISTER PRIOR
TO SPEAKING. SPEAKERS MUST REGISTER WITH THE COUNTY MANAGER PRIOR TO THE
PRESENTATION OF THE AGENDA ITEM TO BE ADDRESSED.
COLLIER COUNTY ORDINANCE NO. 2004-05, AS AMENDED, 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.
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 3301 EAST TAMIAMI TRAIL, NAPLES, FLORIDA,
34112, (239) 774-8380; ASSISTED LISTENING DEVICES FOR THE HEARING IMPAIRED ARE
AVAILABLE IN THE COUNTY COMMISSIONERS' OFFICE.
1. Invocation
Rev. Daniel Hernandez
Pastor of Iglesia Bautista de Jesus Cristo
2. Pledge of Allegiance
3. Review of Past Housing Conditions Studies
Michelle Arnold
4. Enforcement Challenges
A. HealthDepartmentRegulations
B. Application of the Codes
Dr. Joan Colfer
Michelle Arnold/Bill Hammond
5. Housing Programs & Incentives
Cormac Giblin
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6. Solutions I Alternatives
. Statewide Initiatives
Nancy Muller
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. Construction Alternatives
. Agricultural Industry Input
7. Public Participation
Steve Kirk
Jay Taylor
8. Questions and Answers
9. Adjourn
INQUIRIES CONCERNING CHANGES TO THE BOARD'S AGENDA SHOULD BE MADE TO
THE COUNTY MANAGER'S OFFICE AT 774-8383.
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EXECUTIVE SUMMARY
Workshop discussion regarding enfol'cement of the county-wide Minimum Housing
Standard Ordinance and the Florida Building Code as they relate to safe structures within
the Immokalee area
OBJECTIVE: To discuss enforcement of Collier County's Minimum Housing Standards as
defined in the Property Maintenance Ordinance Number 2004-58 and the Florida Building Code
as they relate to residences within the Immokalee Community and to seek guidance from the
Board of County Commissioners (BCC) relative to the degree and timing of enforcement
required to ensure all Immokalee residences are habitable and in compliance with governing law.
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CONSIDERATIONS: During 2002 the BCC directed the Code Enforcement staff to begin the
"Immokalee Housing Initiative" with the objective of updating substandard and nonconforming
mobile parks to minimum site development standards as defined in the Land Development Code
and to condemn and have removed those mobile homes that were assessed to be unsafe for
habitation. The initiative allowed owners 30 months to submit Site Improvement Plans for
review at no cost to the park owner, to complete the associated construction of mobile home park
improvements and to remove condemned trailers with disposal tipping feed funded by the
county. The intent of the overlay initiative was to for the first time conduct a review of mobile
home parks that were established without authorization from the County and bring parks closer
into conformance with current codes. This process was also intended to address those units that
posed health, safety and welfare concerns, as well as provide internal improvements in
conjunction with the removal of unsafe units, This project lasted for 2 years and resulted in 76
mobile homes being removed and taken to the dump with the condition that dumping fees would
be waived.
During Phase I of the Immokalee Housing Initiative, 72 mobile home parks were identified as
requiring compliance with the Mobile Home Park Overlay for Immokalee. At the conclusion of
Phase I 43 :MH parks submitted SIPs but only 28 completed the process, 4 :MH parks were
determined to be legally conforming uses, 8 mobile home parks abated their respective violations
and 17 mobile home parks chose not to participate in the volunteer program. Those 17 mobile
home parks were subsequently referred to Code Enforcement for prosecution before the Code
Enforcement Board. Phase II of the lmmokalee Housing Initiative consisted of an overall
assessment of the condition of the entire housing stock in Immokalee. Housing Units were
classified as Standard, Standard M, Substandard, Deteriorated or Dilapidated/Demolition. The
purposes was to set a base line for housing conditions in Immokalee, identifying potential units
for future rehabilitation, and identify housing units that have immediate health, safety and
welfare issues will be identified for immediate remedial action.
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During the November 15, 2005 BCC regularly scheduled meeting there was a discussion under
agenda item 15D regarding the living conditions in the lmmokalee community following
Executive Summary
Higher Regulatory Standards Workshop 3-20-06
Page 20f3
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Hurricane Wilma. Dr. Joan Colfer, Collier County's Health Department Director, addressed the
board regarding the issue of mobile homes severely damaged by Wilma. She spoke of the large
number of migrant housing units (133) that became uninhabitable and her concern regarding
mobile home parks and housing in general, especially the increased possibilities of fires and
other safety risks. There was board discussion of the deteriorated living conditions within the
Immokalee area and possible actions to improve them.
The Chairman stated that this issue is a serious problem and suggested that a workshop be
scheduled to address it and provide guidance to staff within an advertised public meeting.
The purpose of this workshop is as follows, to:
. Familiarize the BCC to the present condition of housing in general within Immokalee
. Discuss the estimated number of units, migrant and permanent residency, failing to
meet: the minimum housing standards as codified in our ordinance, the safety standards
as required by our Florida Building Code, and the minimum health standards as dictated
by the State Migrant Housing Law.
. Provide guidance to staff relative to enforcement of existing ordinances, including
zoning, or to create a new ordinance with more demanding conditions and more
draconian consequences for failure to comply
. Provide guidance to staff to deal with the consequential displaced people
FISCAL IMPACT: Not determinable at this time.
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GROWTH MANAGEMENT IMPACT: The elimination of substandard housing fulfils the
Goals, Objectives and Policies, of the Housing Element of the County's Growth management
Plan, specifically:
Obiective 4:
By 2000, the County and City will conduct a comprehensive housing survey to identify
substandard dwelling units. Through continued enforcement of each jurisdictions housing codes,
and the provision of housing programs, the number of substandard units associated with a lack of
plumbing and/or kitchen facilities throughout the County shall be reduced by 5% per year
through rehabilitation or demolition.
Policy 4.1:
By 2001, use the comprehensive housing inventory to develop and implement new programs to
reduce substandard housing employing existing methods such as housing code inspections,
rehabilitation, and demolition with new construction and develop new programs as needed.
Policy 4.2:
Require the demolition of dilapidated, unsafe or unsanitary housing that does not meet housing
code or cannot economically be rehabilitated.
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Executive Summary
Higher Regulatory Standards Workshop 3-20-06
Page 3 of3
-. POliCY 4.5:
Dwelling units will be maintained in a safe and sanitary condition, including adequate light,
ventilation, sanitation and other provisions as required by the County and the City minimum
housing codes. This will be accomplished through housing code inspections and enforcement,
and housing rehabilitation programs using State, Federal, local and/or private resources.
RECOMMENDA nON: That the BCC direct staff to require the rehabilitation and/or removal
of substandard housing within the lmmokalee community.
Prepared by: Denny Baker, Operations Support and Housing Director
Michelle Edwards Arnold, Code Enforcement Director
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- Agenda Item #15D
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MR, MUDD: The next item I'd like to talk about and I
gave you yesterday -- and -- and I'm sorry for the short
turnaround, but I wanted to make sure that Mr, Dan
Summers gave you an opportunity to at least brief you on --
on some of the -- the things that are still outstanding in
Collier County, One of which has to do with -- with
temporary housing, And it's significant enough that in my
personal opinion, I would have liked to see those trailers in
here a little bit sooner, And I'm not too sure they're here yet.
But I do lmow that we still have families that are -- that are
living in one shelter in our community center in -- in
Immokalee, And we still have, what, eleven or a dozen -- a
dozen or so families that are still there in a shelter run by the
-- Red Cross, And I don't want you to lose visibility on that
until those people have moved into adequate quarters and
gotten some help from the Federal Government. So Mr,
Summers, please,
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OFFICE OF THE COUNTY ATTORNEY
INTEROFFICE MEMORANDUM
TO:
Commissioner Frank. Halas, Chairman, District 2
Commissioner James N. Coletta, Vice-Chair, District 5
Commissioner Fred W, Coyle, District 4
Commissioner Donna Fiala, District 1
Commissioner Tom Henning, District 3
FROM:
Michael W, Pettit, Chief Assistant County Attorney
DATE:
April 4, 2006
RE:
Immokalee Initiative Workshop - April 13, 2006/Sunshine Law Guidelines
In anticipation of the publicly noticed Immokalee Initiative Workshop scheduled for April
13,2006 and the tour that will take place prior to the workshop, we are providing some guidelines
to assist in view of the Sunshine Law, These guidelines for the tour are as follows:
1, Although it would be a good idea for Commissioners to arrive separately and meet
at the location, if the plan is already set to arrive together on a bus, then please
remember that Commissioners must not discuss any items that may relate in any
way to business that may foreseeably come before the BCC. They must also refrain
from such discussion during the tour.
2. Staff may make presentations to the Commissioners during the tour, but questions
by the Commissioners should be held until the publicly noticed workshop is in
progress, In this regard, as you know, staff may not facilitate communication
between or among Commissioners except in the "sunshine".
Please call me if I may be of further assistance.
MWP/nfb
cc: David C. Weigel, County Attorney
James V, Mudd, County Manager
Leo Ochs, Deputy County Manager
Joseph Schmitt, Administrator, Community Development & Environmental Services
Denny Baker, Director, Financial Administration & Housing Department
04-bcc-Oll99/461
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IMMOKALEE HOUSING INITIATIVE, PHASE II:
IMMOKALEE HOUSING CONDITION INVENTORY
The lmmokalee Housing Condition Inventory is an assessment of the condition of
housing in the lmmokalee Urban Area, other than mobile home parks. It is based on
observations of the exterior aspects of these dwelling units between May and August,
2004. These aspects include the physical condition of each dwelling unit, its visible
infrastructure and surrounding conditions. The information derived from this inventory
will be used to develop neighborhood revitalization strategies and to identify needs in the
area of code enforcement.
BACKROUND:
Objective 3 of the Housing Element, Collier County Growth Management Plan, requires
an increase in housing programs countywide to assist in rehabilitation efforts. Objective 4
requires a comprehensive survey to identify substandard units.
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With specific reference to the Immokalee area, Policy 8.2 states: "The County will
prepare a housing assessment of single family, multi-family, and mobile home units and
mobile home parks in the Immokalee Urban Area to determine the number of units that
do not meet health and safety codes and the minimum housing code and target affordable
housing and code enforcement programs to correct the conditions." Finally, Policy 3.4 of
the Immokalee Area Master Plan directs Code Enforcement to prioritize enforcement
related to substandard housing where serious threats to health and safety exist, including
demolition.
By direction of the Board of County Commissioners in September, 1999, 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 (Mobile Home Park Initiative) has been an ongoing program since that
time. In 2003, Phase II of the Immokalee Housing Initiative began. This program is the
Immokalee Housing Conditions Inventory (hereafter "inventory" or "survey"), which is
the subject of this report.
The inventory is intended to document the exterior conditions of existing housing in
Immokalee at a specific point in time. It is intended to produce data that can be used in a
number of ways.
The Financial Administration and Housing Department (FAHD) will use the data as tool
in the research, design and implementation of affordable housing programs. This may aid
in the refinement of an overall strategy for affordable housing in Immokalee, as well as
more specific uses such as grant applications.
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The Code Enforcement Department (CED) will respond to matters of immediate concern
and will also use the data to identify needs and priorities in Immokalee. In addition, this
data will be available to various Departments, the BCC and outside agencies as needed.
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Finally, the inventory establishes a baseline of information. It can be used as a reference
for comparisons with future surveys or studies of a similar nature. In this way, it
preserves the historical record of existing housing conditions from May through August,
2004 for various potential studies.
METHODOLOGY:
The survey was designed by a committee of representatives from four Departments
within CDES: Code Enforcement, Financial Administration and Housing,
Comprehensive Planning and Addressing. The objectives stated by the committee include
determining the numbers of parcels and dwelling units in the study, the number of vacant
units, the number of units in each identified classification and the number of units in a
dilapidated condition.
The design was intended to quantify both structural and property considerations deemed
most important to achieve the stated objectives. In view of the intention to inventory
every dwelling unit in the study area, and given practical and legal considerations, this
inventory was designed as a "windshield survey". Only exterior conditions were
considered. Interior evaluations were not included in the survey.
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Survey participants were selected from the Departments making up the committee.
Fifteen (15) employees participated in the fieldwork. Participants attended two training
sessions. A classroom session conveyed the purpose and background of the program, and
introduced techniques in evaluating various criteria. A field training session was also held
in which participants rated the same structures. The field training emphasized consistency
in evaluation and safety in the field. Fieldwork commenced May 3, 2004 and concluded
August 6, 2004.
The inventory includes sixteen (16) fields or categories representing the condition of each
dwelling unit as well as infrastructure (drainage and driveway) and overall property
condition, Points are assigned according to the condition of each feature with a total tally
indicating the overall condition of the property. Other important features of the inventory
include the address fields, folio number, general comments and the option for immediate
action. (See Appendix A).
This design accommodates a total rating for each dwelling unit according to the
following classifications and definitions (Table 1):
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Table 1
DEFINITIONS AND AGGREGATED POINTS
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Condition Description Aggregated
Poi nts
Standard No visual defects 0-9
Standard M Slight defects that can be corrected during the 1 0-19
course of regular maintenance. The structure can
still provide safe and adequate structure.
Substandard Minor defects requiring more repair than would be 20-29
provided during regular maintenance. Structure
still provides safe and adequate shelter.
Deteriorated Major defects requiring extensive repairs. 30 or more
Structure will not provide safe and adequate
shelter unless repairs are made.
Dilapidated/ Does not provide safe and adequate shelter in No points
Demolition present condition and endangers health, safety, assigned
and well being of occupants. Structure cannot be
economically repaired, Repair costs would
exceed 50% of the total value of the shelter.
In an effort to include all dwelling units (other than mobile home parks) in the inventory,
participants were provided with GIS maps of each quarter of each half section involved in
the survey. Forty-six (46) such maps were distributed. The quadrants making up the study
area were selected as the best representation of the urban area consistent with Township,
Range and Section descriptions and the goals of the Inventory. (See Appendix B).
Residential units within the Immokalee Urban Area not included within the study area are
generally rural in character.
On each mapped dwelling unit appeared an address and folio number to the extent
available from the GIS database. All folios containing appropriate Land Use Code fields
were included. These were derived from the Collier County Property Appraiser's 2004
Tax Parcel Database, using standard Florida Department of Revenue Land Use Field
Codes 1-8 to identify appropriate residential properties. These did not include any
commercial properties, or properties containing more than two (2) mobile home units
(mobile home parks).
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Along with rating the properties in 16 categories, participants noted any discrepancies
between mapped and physical addresses and judged whether each unit was presently
occupied. In addition, there was an opportunity to note health and safety issues of an
immediate nature and to make additional comments.
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- RESULTS:
field participants visited and evaluated 3,558 dwelling units on 2,898 parcels. On 363
parcels, 2 or more dwelling units were observed (including apartment complexes). No
reports were made of 75 properties contained in the original database, either because of
misclassification, change of use or inaccessibility. The density distribution of the
observed dwelling units in the study area is shown on the map in Appendix C.
The overall results for all properties covered by this inventory are as follows (Table 2):
Table 2
OVERALL RESULTS- ALL CATAGORIES
Classification:
Number of Dwelling Units
Standard
Standard M
Substandard
Deteriorated
Dilapidated*
2024
701
427
287
119
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Total Survey
3558
*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.
This information is presented graphically in Figure 1.
Figure 1
Overall Point Score Totals
Categories 1 - 16
. Dilapidated (119 units)
.0 to 19 Points (2725 units)
Standard/ Standard M
020 to 29Points (427 units)
Substandard
a:la 30+ Points (287 units)
Deteriorated
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Dilapidated units were identified as a first step in determining demolition. None of the
participants were qualified as structural engineers or cost assessors. Accordingly, a
portion of units shown as dilapidated (119) may ultimately be reclassified as deteriorated,
capable of rehabilitation.
The same data can also be mapped to show concentrations of substandard, deteriorated
and dilapidated structures on a neighborhood scale. Maps produced for each quarter of
each half section can be made available showing observed conditions on each folio.
Larger scale maps will be provided to F AHD as an aid to planning and identifying
programs for repair and rehabilitation. Geographic considerations in housing programs
can be accommodated by various mapping techniques. For example, Appendix D shows
concentrations of substandard conditions as described above. Appendix E shows
concentrations of deteriorated housing. A more specific application might be
concentrations of roof repair and replacement.
Results in individual categories can be expressed as total numbers and percentages for
each condition, as shown in Table 3, below:
Table 3
Results for Each Category by Number and Percentage
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Point Number Percentage
Category Value Condition of Units Totals
1 ROOFING/EAVES/SOFFITS 0 No repair needed 2636 74%
5 Needs patching 593 17%
10 Needs reolacement 310 9%
2SIDING 0 No repair needed 2537 71%
3 Needs painting 629 18%
5 Needs oatchinq/replacinq 377 11%
3WINDOWS 0 No repair needed 2800 79%
3 Needs repairing 382 11%
5 Needs replacinq 361 10%
4DOORS (HOUSE) 0 No repair needed 2980 84%
3 Needs repairing 259 7%
5 Needs replacinq 303 9%
5STRUCTURAL 0 No repair needed 3011 85%
5 Needs repairing 399 11%
10 Needs reolacing 135 4%
6MOLD 0 None visible 2457 69%
5 Visible 1085 31%
7DRIVEWAYIWALKWAY 0 No repair needed 2948 84%
2 Needs patching 142 4%
4 Needs replacing/structural repair or
installation 436 12%
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8DRAINAGE/CUL VERT 0 Adequate 3317 94%
3 Inadeauate 208 6%
90VERGROWN VEGETATION 0 Very little/none 2993 85%
3 Moderate amount 348 10%
5 Siqnificant amount 184 5%
10RUBBISH/REFUSElDEBRIS 0 Very little/none 2661 76%
3 Moderate amount 578 16%
5 Siqnificant amount 285 8%
11TRASH CONTAINERS 0 None visible 3088 88%
3 Minor visual impact 389 11%
5 Maior visual imoact 46 1%
12SECONDARY BUILDINGS 0 None visible/no repair needed 3050 86%
ON PROPERTY 3 Needs minor repair 236 7%
5 Needs maior repair/removal 236 7%
13GARAGElCARPORT 0 No repair needed 3407 97%
CLOTHESLINES 1 Needs repairing 51 1%
3 Needs replacinq 66 2%
14FENCES 0 Good condition 3103 88%
3 Needs minor repair 324 9%
5 Needs maior repair 95 3%
15/161NOPERABLE VEHICLES & 0 None visible (1 condition) 2166 61%
VEHICLES PARKED IN YARD 3 Visible (1 condition) 734 21%
6 Both conditions 621 18%
Inventory Fields 9-16 deal primarily with Code related issues outside of the primary
structure. Results in total points for these fields are shown in Figure 2. This information
can also be displayed geographically.
Figure 2
10 Point Increment Totals: Categories 9 -16
Overgrown Vegetation, Rubbish, Trash Containers,
Secondary Buildings, Carports, Fences, Abandoned
Vehicles, Vehicles Parked in Yard
. 0-9 pts 3016
D 10-19 Pts 473
[] 20-29 Pts 48
1130-39 Pts 21
1%
1%
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The lmmokalee Housing Condition Inventory database will be available to departments,
boards and agencies as requested. Because nearly every residential property was included
in the inventory, the database can be mined in different ways. For example, if Code
Enforcement wants to determine the neighborhoods with the highest concentration of
significant rubbish, this can be provided. (See Appendix F). If enforcement is by a
priority such as simultaneous abandoned vehicles and significant rubbish, this
information can be correlated and mapped.
Occupancy as observed by participants was at 81 % of total dwelling units. The remaining
19 % were either judged unoccupied or "unable to determine". Of all observations, this
one may be most subjective, because the observation relies on indirect evidence. As the
inventory was taken between May and August, the percentage should reflect occupancy
during low season.
Participants indicated a need for immediate action on 131 units. Most of these were for
obstructed windows (90), including bars or heavy screening on all windows that could
not be easily removed in an emergency. Ironically, these obstructions are typically
employed for reasons of personal safety. Of the remainder, 32 were indicated as
Demolition and 9 had other health and safety concerns. All of these have been forwarded
to the appropriate departments for review.
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Addressing discrepancies were an additional item of review. In total, 914 properties had
addressing problems of some kind. In many cases, the Property Appraiser database either
had no property address or had an incorrect one. In other cases, no address was posted at
the location. Finally, some locations were missing a folio number. Field notations were
compiled and forwarded to the Addressing Department. This compilation will be checked
by the Addressing Department against their ongoing review of lmmokalee properties.
Many of these discrepancies have already been corrected. All corrections made by
Addressing will be reflected on the GIS database and ultimately in the Property
Appraiser's records.
SUMMARY:
The Immokalee Housing Condition Inventory is a tool that can be used in a variety of
ways. It will be used for housing assistance programs and code enforcement, as well as
other public purposes. It also serves as a baseline of information that that can be used as
a point of comparison by future studies of a similar nature.
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Appendix A: Field Inventory Form
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IMMOKALEE HOUSING CONDITION INVENTORY
Falla:
Map Address:
No, of Units:
Field Address:
IA:_
Occupied: a Yes
aNa
ROOFING I EAVES I SOFFITS
o No repair needed
5 Needs patdling
10 Needs replacement
~
o
3
5
No repair needed
Needs painting
Needs patching/repWcing
OVERGROWN VEGETATION
o Very little/none
3 Model1lte amount
5 Significant amount
RUBBISH I REFUSE I DEBRIS
o Very ltile/none
3 Modelllte amount
5 Significant amount
WINDOWS
o No repair needed
3 NeIld JePUing
5 Need replacing
DOOR (HOUSE)
o No repair needed
3 NeIld ntpairing
5 Need replacing
TRASH CONTAINERS
o None vilible
3 Minor visual Implld
5 Major visual impad
SECONDARY BUILDINGS ON PROPERTY
o None viaiblelno repair needed
3 Needs minor repair
5 needs major ntpair/llll1loval
Occupied [J YES [J NO
DRIVEWAY I~AY
o No....... ~
2 Needs P*Iling
.. NMda ~ IllIl*I
inslallllion
DRAINAGE I CUlVERT
o AdequB
3 IrlIIdequMe
GARAGE! CARPORT I CLOTHESLINES
o No repair IlMded
1 Need repairing
3 Need replIIcing
~
o Good condition
3 Needs minor repair
5 Needs major repair
INOPERABLE VEHICLES
o None visible
3 Visible
,~,
STRUCTURAL
o No repair .-ted
5 Need ..,.mg
10 Need IIIpIacing
MQ!.Q
o None visilIe
5 11'151*
VEHIClES PARKED IN YARD
Q None vii..
3 VIsIble
TOTAL POINTS
Standard
Standard M
Substandard
Deteriorated
DllapidatedlDemo ==
COMMENTS:
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