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Backup Documents 05/23/2000 CRABOARD OF COUNTY COMMISSIONERS SPECIAL MEETING MAY 23, 2000 COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY AGENDA Tuesday, May 23, 2000 Immediately Following the BCC Meeting 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. 99-22 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". ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THIS BOARD WILL NEED A RECORD OF THE PROCEEDINGS 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. ALL REGISTERED PUBLIC SPEAKERS WILL BE LIMITED TO FIVE (5) MINUTES UNLESS PERMISSION FOR ADDITIONAL TIME IS GRANTED BY THE CHAIRMAN. 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 COLLIERCOUNTY FACILITIES MANAGEMENTDEPARTMENT LOCATED AT 3301 EAST TAMIAMITRAIL, NAPLES, FLORIDA, 34112,(941) 774-8380; ASSISTED LISTENING DEVICESFOR THE HEARING IMPAIRED ARE AVAILABLE IN THE COUNTY COMMISSIONERS' OFFICE. 1 May 23, 2000 RECOMMENDATION THAT THE COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY CONSIDER ESTABLISHING OPERATING PROCEDURES FOR THE AGENCY AND ADOPT A RESOLUTION APPROVING THE COMMUNITY REDEVELOPMENT PLAN AND RECOMMENDING APPROVAL OF THE PLAN TO THE BOARD OF COUNTY COMMISSIONERS. RESOLUTION CRA 2000-01 - ADOPTED 4/0 (Commissioner Carter absent) Commissioner Mac'Kie selected as Chairman; Commissioner Norris selected as Vice-Chairman - 4/0 (Commissioner Carter absent) Staff to come back with recommendations re bi-laws (consensus) 2. ADJOURN INQUIRIES CONCERNING CHANGES TO THE BOARD'S AGENDA SHOULD BE MADE TO THE COUNTY MANAGER'S OFFICE AT 774-8383. 2 May 23, 2000 COLLIER COUNTY FLORIDA REQUEST FOR LEGAL ADVERTISING OF PUBLIC HEARINGS To: Clerk to the Board: Please place the following as a: [] Normal legal Advertisement (Display Adv., location, etc.) x Other: See Attached Originating Dept/Div: Planning Services Person: Marcia Kendall Date: May 8, 2000 Petition No. (If none, give brief description): COMMUNITY REDEVELOPMENT AGENCY PLAN. Petitioner: (Name & Address): Comprehensive Planning Name & Address of any person(s) to be notified by Clerk's Office: (If more space is neede~d, attach separate sheet) Hearing before BCC BZA XXX Other Community Redevelopment Agency (C, RA) Requested Hearing date: (Based on advertisement appearing 10 days before hearing.) May 23, 2000 Newspaper(s) to be used: (Complete only if important): .. x Naples Daily News [] Other [] Legally Required Proposed Text: (Include legal description & common location & Size): See Attached Companion petition(s), if any & proposed hearing date: Does Petition Fee include advertising cost? xx Yes [] 111-138317-649100 Reviewed by: ~;,~Division Head Date List Attachments: Legal Ad No If Yes, what account should be charged for advertising costs: Approved by: County Manager Date DISTRIBUTION INSTRUCTIONS A. For hearings before BCC or BZA: Initiating person to complete one copy and obtain Division Head approval before submitting to County Manager. Note: If legal document is involved, be sure that any necessary legal review, or request for same, is submitted to County Attorney before submitting to County Manager. The Manager's office will distribute copies: [] County Manager agenda file: to [] Requesting Division [] Original Clerk's Office B. Other hearings: Initiating Division head to approve and submit original to Clerk's Office, retaining a copy for file. FOR CLERK'S OFFICE USE ONLY:,- Date Received: ~--'-~/~y(~ff, i Date of Public hearing: CRA RESOLUTION NO. 2000- A RESOLUTION OF THE COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY RELATING TO COMMUNITY REDEVELOPMENT; MAKING FINDINGS; APPROVING A COMMUNITY REDEVELOPMENT PLAN; RECOMMENDING THE ADOPTION OF A COMMUNITY REDEVELOPMENT PLAN BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA; PROVIDING AN EFFECTIVE DATE. WHEREAS, the Board of County Commissioners adopted Resolution No. 2000-82 on March 14, 2000, finding the existence of blight conditions in two areas located in the unincorporated area of Collier County, Florida, as more particularly described in that resolution (such areas being referred to herein as the "Community Redevelopment Area"); and WHEREAS, the Board of County Commissioners adopted Resolution No. 2000-83 on March 14, 2000, declaring the Board of County Commissioners to be the Collier County Community Redevelopment Agency; and WHEREAS, a community redevelopment plan as contemplated by Part III, Chapter 163, Florida Statutes, has been prepared which addresses the redevelopment needs in the Community Redevelopment Area; and WHEREAS, the proposed community redevelopment plan was referred to the Collier County Planning Commission for review and comment as to conformity with the County's Comprehensive Plan in accordance with Section 163.360(4), Florida Statutes; and WHEREAS, the Collier County Planning Commission as the County's Local Planning Agency for purposes of the Local Government Comprehensive Planning and Land Development Regulation Act reviewed the proposed community redevelopment plan at its May 18,2000 meeting and found the proposed community redevelopment plan for the Community Redevelopment Area conforms to the general comprehensive plan for Collier County as a whole; and WHEREAS, the Collier County Planning Commission recommended to the Collier County Community Redevelopment Agency that the proposed redevelopment plan be approved without any comments or suggested changes to the proposed plan; NOW, THEREFORE, BE IT RESOLVED BY THE Collier County Community Redevelopment Agency that: SECTION 1. Findings. The recital set forth above are hereby incorporated into this Resolution as part hereof and adopted as findings of the Agency. SECTION 2. Adoption of Plan. The Community Redevelopment Agency does hereby adopt the community redevelopment plan for the Community Redevelopment Area attached hereto as Exhibit "A." SECTION 3. Recommendation to the Board. The Community Redevelopment Agency does hereby recommend to the Board of County Commissioners of Collier County that the proposed community redevelopment plan for the Community Redevelopment Area be approved. SECTION 4. Effective Date. This Resolution shall take effect immediately upon its passage and adoption by the Community Redevelopment Agency. This Resolution adopted after motion, second and majority vote on this 2000. day of May, 1 COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY TIMOTHY J. CONSTANTINE, CHAIRMAN ATTEST: DWIGHT E. BROCK, CLERK Approved as to Foflm and Legal Sufficiency: David C. Weigel ~ County Attorney 2 May 8,2000 Naples Daily News 1075 Central Avenue Naples, Florida 34102 Attn: Pain Perrell (via Facsimile 263-4703) May 23, 2000 BCC Public Hearing Advertising Requirements Please publish the following Advertisement on Friday, May 12, 2000 and furnish proof of publication to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. The advertisement may be placed in that portion of the newspaper where legal notices and classified advertisements appear. 1 FAX FROM: LOCATION: COLLIER COUNTY COURTHOUSE FAX NO: PHONE NO: DATE SENT: TIME SENT: (941) 774-8408 (94:[) 774-8406 # OF PAGES: (Including cover) May 8, 2000 Ms. Pam Perrell Naples Daily News 1075 Central Avenue Naples, FL 34102 Re: Notice of Public Hearing to Consider a Resolution Relating to Collier County Community Redevelopment Dear Pam: Please advertise the above referenced petition on Friday, May 12, 2000 and kindly send the Affidavit of Publication, in duplicate, together with charges involved to this office. Thank you. Sincerely, Ellie Hoffman, Deputy Clerk Enclosure Charge to: 111-138317-649100 PUBLIC NOTICE Pursuant to Section 163.346, Florida Statutes (1999), the Collier County Community Redevelopment Agency, does hereby give public notice of its intention to adopt a resolution in accordance with Section 163.360, Florida Statutes (1999), approving a community redevelopment plan for the community redevelopment area located in the unincorporated area of Collier County as described in Resolution No. 2000-82 adopted by the County Commission on March 14, 2000. The Community Redevelopment Agency will consider the resolution on May 23, 2000. The Community Redevelopment Agency will convene immediately following the adjournment of the Collier County Board of Commissioners meeting which begins at 9:00 a.m. (EDT), at the Board of County Commissioners Board Room, W. Harman Turner Building (Formerly Building F),3301 E. Tamiami Trail, Naples, Florida. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA TIMOTHY J. CONSTANTINE, CHAIRMAN DWIGHT E. BROCK, CLERK By: Ellie Hoffman, Deputy Clerk ( SEAL ) 1 Naples Daily News Naples/ FL 34102 Affidavit of Publication Naples Daily News BOARD OF COUNTY COHHISSIONERS ATTN: TONYA PHILLIPS PO BOx 413016 NAPLES FL 34101-3016 REFERENCE: 001230 1111383176491 58061387 PUBLIC NOTICE Pursua State of Florida County of Collier Before the undersigned authority, personally appeared Angela Bryant, who on oath says that she serves as Assistant Secretary of the Naples OaiLy News, a daily newspaper published at Naples, in lollLiar County, FLorida: that the attached copy of the advertising was published in said newspaper on dates Listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida/ for a period of I year next preceding the first publication of the attached copy of advertisement; and affiant further says that she has neither paid nor promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publiclion in the said newspaper. PUBLISHED ON: 05/12 AD SPACE: 52.000 INCH FZLED ON: 05/12/00 Sworn to and Subscribed before me this 1:~ day of ~ ~/ : ,~_[ 20L ~ Personally known by me ~ '~i "}*~ ~ ,C ~ PUBLIC NOTIC~ 2000-~2 odopfed by tt~e County Commission' on R~clevel~amenf Agency will canvane Immedlofe- menf of the Coler Cour~ Boc~rd of Com- mlssleners ;meeting I which begins of 9:00 c~.m. ¢EOTL at the ~oen~ Turner Bu~ldlR~ (For- roefly Building F), 3~01 E. TamlomL- Trail, Nol~les BOAR~ OF COUNTY COA66AISSlONi~S COLLIER COUNTY~ FLORIDA TIN~OTHY J. CONSTANTINE~ CHAIRARAN DVVtGHT E. BROCK, CLERK . By: EIIle Hoffmon, Susan D Flora My Commission CC581717 ExpireS f'Dec:, 10, 2000 CRA RESOLUTION NO. 2000- A RESOLUTION OF THE COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY RELATING TO COMMUNITY REDEVELOPMENT; MAKING FINDINGS; APPROVING A COMMUNITY REDEVELOPMENT PLAN; RECOMMENDING THE ADOPTION OF A COMMUNITY REDEVELOPMENT PLAN BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA; PROVIDING AN EFFECTIVE DATE. WHEREAS, the Board of County Commissioners adopted Resolution No. 2000-82 on March 14, 2000, finding the existence of blight conditions in two areas located in the unincorporated area of Collier County, Florida, as more particularly described in that resolution (such areas being referred to herein as the "Community Redevelopment Area"); and WHEREAS, the Board of County Commissioners adopted Resolution No. 2000-83 on March 14, 2000, declaring the Board of County Commissioners to be the Collier County Community Redevelopment Agency; and WHEREAS, a community redevelopment plan as contemplated by Part III, Chapter 163, Florida Statutes, has been prepared which addresses the redevelopment needs in the Community Redevelopment Area; and WHEREAS, the proposed community redevelopment plan was referred to the Collier County Planning Commission for review and comment as to conformity with the County's Comprehensive Plan in accordance with Section 163.360(4), Florida Statutes; and WHEREAS, the Collier County Planning Commission as the County's Local Planning Agency for purposes of the Local Government Comprehensive Planning and Land Development Regulation Act reviewed the proposed community redevelopment plan at its May 18,2000 meeting and found the proposed community redevelopment plan for the Community Redevelopment Area conforms to the general comprehensive plan for Collier County as a whole; and WHEREAS, the Collier County Planning Commission recommended to the Collier County Community Redevelopment Agency that the proposed redevelopment plan be approved without any comments or suggested changes to the proposed plan; NOW, THEREFORE, BE IT RESOLVED BY THE Collier County Community Redevelopment Agency that: SECTION 1. Findings. The recital set forth above are hereby incorporated into this Resolution as part hereof and adopted as findings of the Agency. SECTION 2. Adoption of Plan. The Community Redevelopment Agency does hereby adopt the community redevelopment plan for the Community Redevelopment Area attached hereto as Exhibit "A." SECTION 3. Recommendation to the Board. The Community Redevelopment Agency does hereby recommend to the Board of County Commissioners of Collier County that the proposed community redevelopment plan for the Community Redevelopment Area be approved. SECTION 4. Effective Date. This Resolution shall take effect immediately upon its passage and adoption by the Community Redevelopment Agency. This Resolution adopted after motion, second and majority vote on this~ay of May, 2000. 1 COLLIER COUN~T.X~--~ COMM~ REDEVELOPMENT AGENCY ATTEST: DWIGHT E. BROCK, CLERK s~gn~u~e ~I$. Approved as to Fo m and Legal Sufficiency: David C. Weigel ~ County Attorney 2 COLLIER COUNTY COMMUNITY REDEVELOPMENT PLAN IMMOKALEE BAYSHORE/GATEWAY TRIANG!~ SPRING 2000 COLLIER COUNTY COMMUNITY REDEVELOPMENT PLAN TABLE OF CONTENTS SECTION Section 1.1 Section 1.2 Section 1.3 Section 1.4 Section 1.5 Section 1.6 PLAN OVERVIEW Introduction Findings and Conditions of Blight Consistency with the Collier County Growth Management Plan Conformance with Statutory Requirements The Community Redevelopment Agency Duration, Modification, and Severability of Plan PAGE 1 3 4 5 6 8 SECTION 2 Section 2.1 Section 2.2 SECTION 3 SECTION 4 Section 4.1 Section 4.2 Section 4.3 Section 4.4 Section 4.5 Section 4.6 Section 4.7 Section 4.8 Section 4.9 Section 4.10 Section 4.10 Section 4.11 FINANCIAL PLAN Funding Sources Other Funding Sources NEIGHBORHOOD IMPACT ELEMENT IMMOKALEE REDEVELOPMENT AREA PLAN Introduction Finding and Conditions of Blight Consistency with the Collier County Growth Management Plan Community Objectives Redevelopment Area Characteristics And Analysis Infrastructure Needs Assessment Redevelopment Goals Phase I - Redevelopment Activities Future Phases Neighborhood Impact Statement Program of Public Expenditures Valuation 9 10 11 13 15 19 26 28 31 35 35 39 41 42 47 SECTION 5 Section 5.1 Section 5.2 Section 5.3 Section 5.4 Section 5.5 Section 5.6 Section 5.7 Section 5.8 Section 5.9 Section 5.10 Section 5.11 Section 5.12 SECTION 6 PAGE BAYSHORE/GATEWAY REDEVELOPMENT AREA PLAN Introduction Findings and Conditions Consistency with the Collier County Growth Management Plan Community Objectives Redevelopment Area Characteristics Infrastructure Needs Assessment Redevelopment Goals Phase I- Redevelopment Activities Future Phases Neighborhood Impact Statement Program of Public Expenditures Valuation 49 51 55 69 71 81 82 85 92 93 98 101 RELOCATION PROCEDURES 102 Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Figure 9 Figure 10 Figure 11 Figure 12 Appendix A Appendix B Appendix C Appendix D Appendix E List of Figures Collier County Map I mmokalee Redevelopment Area Boundaries Immokalee Future Land Use Map Immokalee Subareas Bayshore/Gateway Triangle Redevelopment Area Collier County Future Land Use Map Existing Conditions Analysis - Gateway Existing Conditions Analysis - Bayshore Existing Conditions - Bayshore (south) Catalyst Opportunities Redevelopment Plan: Land Use Urban Design Framework 2 14 24 36 5O 68 75 76 77 8O 84 87 Appendix Resolutions Immokalee Existing Conditions Map Bayshore/Gateway Existing Conditons Map Gateway Triangle Stormwater Master Plan Technical Memorandum Bayshore/Gateway Estimated Future Development Value Section 1 PLAN OVERVIEW Section 1.1 Introduction The Collier County Redevelopment Plan (CRA Plan) is a guide for the physical and economic revitalization and enhancement of the designated redevelopment areas. This plan, with its specific components, has been formulated in close cooperation with the members of each community and is based on the objectives identified by community members in a series of public workshops. The Collier County Community Redevelopment Agency consists of two areas designated by the Collier County Board of County commissioners as redevelopment areas under the authority of Florida Statutes, Chapter 163, Part III, Community Redevelopment Act. The two areas depicted on Figure 1, were identified by the presence of one or more conditions of blight as defined in the statutes. These findings is contained in Section 1.2 and further specified in the component section for each area. The redevelopment program in Collier County provides the authority granted by the statutes, the means to achieve growth management objectives, by redirecting growth to areas where urban services currently are provided or are needed but currently inadequate, encourages revitalization of once viable neighborhoods and business districts and encourages the provision of affordable, good quality housing within centers of urban concentration. The Collier County Comprehensive Plan policies provide the rationale for the establishment of redevelopment areas in the county. In addition, each community has formulated their own specific objectives. Each component section describes the history and process of community involvement in each respective community. 1 FIGURE 1 T4SS I T47S I ~4aS I T4~S I TSOS I TS~S I TSZS I TS3S I ,L.LNI~00 Ob~A~O~ ,LJ. NrlO0 qC~O 2 Section 1.2 Findings and Conditions of Blight In 1969, the Florida State Legislature established Statue 163.00 enabling local units of government to set up Community Redevelopment Agencies (CRA). To assist in redevelopment efforts, these local agencies were mandated to establish Redevelopment Trust Funds, which would serve as the depository for tax increment revenues. The overall goal of the legislature was to encourage local initiative in downtown and neighborhood revitalization. In 1984, the Florida Legislature amended Section 163.335 to include five primary objectives: 1. To address the physical, social, and economic problems associated with slums and blighted areas (F.S. 163.335 (1)); 2. To encourage local units of government to improve the physical environment (i.e. buildings, streets, utilities, parks, etc.) by means of rehabilitation, conservation or clearance/redevelopment (F.S. 163.335(2)); 3. To convey to local community redevelopment agencies the powers of eminent domain, expenditure of public funds, and all other general police powers as a means by which slums and blighted areas can be improved (F.S. 163.335 (3)); 4. To enhance the tax base in the redevelopment area by encouraging private reinvestment in the area and by channeling tax increment revenues into pubic improvements within the area (F.S. 163.335 (4)); 5. To eliminate substandard housing conditions and to provide adequate amounts of housing in good condition to residents of low or moderate income, particularly to the elderly (F.S. 163.335(5)). To be designated as a redevelopment area, the area must meet the criteria outlined in Chapter 163.340 of the Florida Statute. The area in Collier county were designated as Blighted" which is defined as the following: "Blighted Area" means either: (a) An area in which there a substantial number of slum, deteriorated, or deteriorating structures and conditions which endanger life or property by fire or other causes or one or more of the following factors which substantially impairs or arrests the sound growth of a county or municipality and is a menace to the public health, safety, morals, or welfare in its present condition and use: 1. Predominance of defective or inadequate street layout; 2. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; 3. Unsanitary or unsafe conditions; 4. Deterioration of site or other improvements 5. Tax or special assessment delinquency exceeding the fair value of the land; and 6. Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area; or (b) An area in which there exists faulty or inadequate street layout; inadequate parking facilities; or roadways, bridges, or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed construction. 3 On March 14, 2000, the Collier County Board of County Commissioners made finding of conditions of blight and adopted Resolution 2000-82 and adopted Resolution 2000-83 establishing the Community Redevelopment Agency. Both of these resolutions are contained in Appendix A. Section '1.3 CONSISTENCY WITH THE COLLIER COUNTY GROWTH MANAGEMENT PLAN The Collier County Growth Management Plan provides land use designations, which describe the intent and allowable density of appropriate uses for future development. The Growth Management Plan scheduled to be in effective as the basis for comparison with the Redevelopment Plan is the Growth Management Plan adopted in 1989 and revised in 1997 based on the 1996 Evaluation and Appraisal Report (EAR). This section identifies the goals, objectives and policies that apply to both redevelopment areas. The goals, objectives and policies that apply to each area specifically are included the Section 4 - Immoklaee Redevelopment Area Plan and Section 5 - Bayshore/Gateway Triangle Redevelopment Area Plan. Both the Bayshore/Gateway Triangle Redevelopment Area and the Immokalee Redevelopment Area are located in the Urban Designation as identified on the Collier County Future Land Use Map. As stated in the Growth Management Plan: Urban Designated Areas on the Future Land Use Map include two general portions of Collier County: areas with the greatest residential densities, and areas in close proximity, which have or are projected to receive future urban support facilities and services. It is intended that Urban Designated Areas accommodate the majority of population growth and that new intensive land uses be located within them. Accordingly, the Urban Area will accommodate residential uses and a variety of non-residential uses. The Urban Designated Area, which includes Immokalee and Marco Island, represents less than 10% of Collier County's land area. The redevelopment plan allows for detailed planning that will encourage the coordination of activities as outlined in Objective 4 of the Growth Management Plan. OBJECTIVE 4: In order to improve coordination of land uses with natural and historic resources, public facilities, economic development, housing and urban design, the Future Land Use Element shall be continually refined through detailed planning. Future studies might address specific geographic or issue areas. All future studies must be consistent with the Growth Management Plan and further its intent. In addition to the Collier County GMP, the Immokalee Community is governed by the Immokalee Area Master Plan, a separate element of the Growth Management Plan adopted in 1991 and revised in 1997 based on the 1996 EAR. The Master Plan contains land use designations and policies applicable to the Immokalee area. This redevelopment plan is consistent with the 1997 Collier County Growth Management Plan, and the Immokalee Area Master Plan. The Board of County Commissioners in 1999 directed staff to prepare an amendment to the GMP that would reflect the goals of redevelopment for the Bayshore/Gateway Triangle. This plan provides language, as identified in the Bayshore/Gateway Component Section, that will go into effect at such time as the Bayshore/Gateway Redevelopment Plan Amendment will be found in compliance. A review of the land use designation and policies that apply for each area is contained in the individual component section of this document: Section 4 - Immokalee Redevelopment Area Plan and Section 5 - Bayshore/Gateway Triangle Redevelopment Area Plan. 4 Section 1.4 CONFORMANCE WITH STATUTORY REQUIREMENTS Chapter 163, Part III of the Florida Statutes authorizes the creation of Community Redevelopment Agencies and the development of Community Redevelopment Plans. The legislation focuses primarily on the creation of Community Redevelopment Agencies, the powers granted to them and specific criteria of the development of Community Redevelopment Plans. As part of a Community Redevelopment Agency's formation, a Community Redevelopment Plan is created which provides the framework for effective redevelopment of the Community Redevelopment Area. The Community Redevelopment Plan is a comprehensive document that provides the details for redevelopment of the area, including an extensive analysis required by Florida Statutes. In accordance with Florida Statues, the governing body, in this case the Board of County Commissioners, may make subsequent changes, amendments or updates to the Community Redevelopment Plan upon recommendations of the Community Redevelopment Agency. Modifications to the plan require a public hearing process and appropriate public notification. The Community Redevelopment Act requires redevelopment plans to be consistent with the comprehensive growth management plan. This plan is as a whole consistent with the Collier County Growth Management Plan. Certain provisions of this plan reflect language that will go into effect once/or if the amendments are found in compliance. This plan establishes a vision for the community as a whole, the component areas and its neighborhoods. The CRA's vision will not be achieved overnight or even in the next five years. This plan is intended to provide a framework for policy decisions and public improvements over the next thirty years. For the purposes of this plan, "encourage" means to support, recommend, endorse or approve any project, action, program or activity and can also mean to provide incentives and authorize, expend and allocate funds, assets and resources, including participation by staff, employees, contractors, consultants or others. This plan contains provisions that contemplate actions to be taken by the Board of County Commissioners (BCC), including various agencies, departments or boards of the County. While the BCC has adopted this Plan, any recommendations requiring further BCC action will be taken separately to the BCC to approve and authorize implementation of any such actions. The Private Sector The Redevelopment Plan cannot be implemented without the predominant participation of the private sector. The role of the private sector is to evaluate the effectiveness of an investment risk in the Redevelopment Area and to pursue development opportunity consistent with the Redevelopment Plan. 5 Section 1.5 The Community Redevelopment Agency The management structure established to undertake formal redevelopment activities within the Redevelopment Area is the Community Redevelopment Agency (CRA). Pursuant to the Community Redevelopment Act, the Collier County Board of County Commissioners declared itself the CRA. The CRA is a legal entity, separate and distinct from the Board of County Commissioners. The Community Redevelopment Agency will use any and all methods of implementing the plan as authorized by law. The CRA will exercise the powers conferred by statute to take action within the Redevelopment Area such as will result in economic revitalization consistent with the Plan. The Board of County Commissioners has the following powers: · The power to determine an area to be slum or blighted or a combination thereof; to designate such area as appropriate for a community redevelopment project; and to hold any public hearings required with respect thereto. · The power to grant final approval to Community Redevelopment Plans and modifications thereof. · The power to authorize the issuance of revenue bonds as set forth in Section 163.385, Florida Statutes. · The power to approve the acquisition, demolition, removal or disposal of property and the power to assume the responsibility to bear loss as provided in Section 163.370, Florida Statutes. Community Redevelopment Agency Authority This Plan will be undertaken in accordance with the provisions of the Community Redevelopment Act of 1969. The County and the CRA may use any and all methods of achieving revitalization of the Redevelopment Area as authorized by law. The following sections generally describe the available development actions. Property Acquisition The Act authorizes the County and the Redevelopment Agency to acquire real property in the redevelopment area by purchase, condemnation, gift, exchange or other lawful means in accordance with this Plan. The County and CRA may acquire real property within the redevelopment area as may be necessary for public improvements. These acquisitions will provide sites for public facilities, eliminate unsafe conditions, removing non-conforming uses, or overcome diversity of ownership and faulty lot layout which prevent redevelopment and contribute to the perpetuation of blight in the area. Whenever possible, the designated property will be acquired through negotiation with current owners. The property will be acquired through standard Community Redevelopment Agency procedures. In those instances where negotiation does not result in a mutually satisfactory agreement, the properties may be acquired by eminent domain proceedings and just compensation awarded in accordance with Chapter 170, Florida Statutes. Areas for potential land acquisition and relocation (if necessary) are indicated in the component sections of this plan. When necessary, as plans are further specified in Phase I (2001-2005) particular parcels will be identified for acquisition where applicable. Such plans will be subject to approval by the CRA Board. The following provides the policies which would govern acquisition, disposition, or relocation activities. Land Acquisition Plan and Program A land acquisition program will be designed to meet the goals and objectives of the redevelopment plan, while minimizing disruption of the neighborhood fabric to be retained and reinforced, and minimizing acquisition costs. 6 A land acquisition program could consist of the following components: · Right of Way Acquisition · Commercial Project Acquisitions · ResidentialAcquisitions for Major Projects · Residential Acquisitions for Infill Demolition, Site Preparation and Public Improvement The County and the CRA may each demolish, clear or move buildings, structures and other improvements from real property in the redevelopment area which it has acquired and as may be necessary to carry out the purpose of this plan. In addition, the County and/or the CRA may construct or cause to be constructed streets, sidewalks, curbs, utilities, lighting, open space, plazas, landscaping, water elements, and other amenities deemed necessary to implement this plan. The County and CRA may change portions of the redevelopment area to be devoted to public uses, public improvements, and infrastructure. Disposition Policy The CRA is authorized under the Act to sell, lease, exchange, subdivide, transfer, assign, pledge encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property. To the extent permitted by law, the CRA is authorized to dispose of Real Property by negotiated sale or lease. All real property acquired by the CRA in the redevelopment area shall be sold or leased for development for the fair value to further the purpose of this plan and as determined pursuant to 163.380 (2), Florida Statute (1999). The CRA may reserve such powers and controls through disposition and development document with the purchasers or lessees of real property from the CRA as may be necessary to ensure that development begins within a reasonable period of time and that such development is carried out pursuant to the purpose of this plan. Interested developers will submit proposals in accordance with Section 163.380, Florida Statues. Selected developers will be required to execute binding disposition agreements with the CRA which will safeguard that the provisions of this plan be implemented. The property may be transferred for fair value subject to the disposition agreement and other conditions or covenants necessary to ensure that the purpose of redevelopment will be effectuated. The disposition of all publicly owned or assembled land will be subject to objective and clearly defined standards and procedures which will assure timely re-uses and improvements to property in accordance with the plan and its development controls. Guidelines may include but are not limited the following activities: · Site Re-Use Guidelines · Preferred Redeveloper Designation · Competitive Private Developer Selection · Terms of Property Conveyance · Development Controls and Design Review · Residential Relocation · Commercial IRelocation The CIRA's Relocation Procedures are described in Section 6 of this Plan. 7 Section 1.6 Duration, Modification and Severability of the Plan The plan shall be effective for 30 years from the date of adoption by the Board of County Commissioners. From time to time during the term of this plan, the CRA may amend or modify this Plan. The provisions of this Plan are severable, and it is the intention of the County and the CRA to confer the whole or any part of the powers, goals, objectives and actions herein provided for and if any of the provisions of this Plan or any action implementing any provisions of this Plan shall be held unconstitutional, invalid or void by any court of competent jurisdiction, the decisions of said court shall not affect or impair any of the remaining provisions of this Plan. It is hereby declared to be the intent of the County and the CRA that this Plan would have been adopted and implemented had such unconstitutional, invalid or void provision or action not been included herein. 8 Section 2 FINANCIAL PLAN A viable financing program for redevelopment requires a strong commitment from the public and private sector, The key to implementation the public actions called for in this plan is attracting private market investment and the additional ad valorem tax revenue it produces. To carry out redevelopment, the CRA will use all available sources of funding from local, state and federal government and the private sector. It should be noted that the following Financial Plan is intended as a guide for funding redevelopment activities in the Redevelopment Area. Flexibility is essential. The timing, cost and tax revenue impact of private investment is, at best, a projection based upon existing knowledge. Interest rates, construction costs, and national economic conditions will vary and cause revisions in investment decisions. Section 2.1 Funding Sources Tax Increment Financing Redevelopment of the Redevelopment Area will require a substantial financial investment on the part of the Community Redevelopment Agency. As provided for under the Community Redevelopment Act of 1969, the principal source of funding for the Redevelopment Agency will be through the mechanism of Tax Increment Financing. Tax Increment Financing (TIF) realizes the incremental increase in property tax revenues resulting from redevelopment, and uses it to pay for public improvements needed to support and encourage new development. TIF is designed to allow local government to finance, over a term of years, front-end costs involved in the redevelopment of blighted areas. By using this tool a local government can develop and adopt a redevelopment plan, repave or reroute streets, provide other public improvements and open space, provide housing, provide redevelopment assistance or incentives and acquire property within the redevelopment area for redevelopment. Eligible activities, under current law, include but are not limited to, the acquisition of land and improvements, relocation of displaced residents, demolition of deteriorated structures, site preparation, infrastructure improvements plus housing and commercial development and other activities implementing this plan. Use of Tax Increment Revenues Under Florida legislation, increment revenues can be used for the following purposes when directly related to redevelopment: $ Administrative and overhead expenses incidental to a redevelopment plan. $ Redevelopment planning and analysis. $ Acquisition of real property in the redevelopment area. $ Clearance and preparation of redevelopment sites, and relocation costs. $ Repayment of indebtedness and payment of expenses incidental to indebtedness. $ Development of affordable housing within the redevelopment area. $ Development of community policing innovations. $ Construction streets, utilities, parks, public areas, parking garages, and other necessary to carrying out the redevelopment plan. improvements 9 The greatest single source of funding for the Community Redevelopment Agency will come from tax increment revenues determined by growth in certain real property tax revenues within the Redevelopment Area. For the purpose of calculating the amount of tax increment revenues the frozen tax base is the final 1999 tax roll. Projected tax increment revenues for each component area is included in the Component sections of this Plan. Section 2.2 Other Funding Sources To make the most effective use of Tax Increment Revenues, the CRA and the County will use other County, State and Federal funding sources as appropriate and available to carry out the provisions of this plan. The Financial Plan assume that funds for the public expenditures identified in the Redevelopment Plan will be obtained from several sources in addition to Tax Increment Financing. Advances and Loans The Community Redevelopment Agency shall have the power to borrow money and accept advances from any source, public or private, including the County for any lawful purpose in connection with the redevelopment program. Tax Increment Revenues or any other funds deposited into the Redevelopment Trust Fund, which are not otherwise obligated shall be available for repayment of such loans or advances. Tax Increment Revenue Bonds When authorized by the Board of County Commissioners, the CRA may issue redevelopment revenue bonds, notes or other obligations to finance the undertaking of any community redevelopment project activity, including the payment of principal and interest upon any loans and retirement of bonds or other obligations previously issued. The security for such bonds may be based upon the anticipated tax increment revenues and such other revenues as may be legally available. Grants The Community Redevelopment Agency may apply for local, state or federal grants that may be applicable to implementation of the redevelopment goals outlined in this Plan. Tax Increment revenues may be used to match grant dollars if necessary. 10 Section 3 NEIGHBORHOOD IMPACT ELEMENT Since the redevelopment area contains low and moderate income housing, Section 163.362(3) Florida Statutes requires that the redevelopment plan contain a neighborhood impact element which... describe in detail the impact of redevelopment upon the residents of the redevelopment area and the surrounding area in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, effect on school population, and other matters affecting the physical and social quality of the neighborhood. The structure of the Redevelopment Plan was specifically organized to minimize housing and residential neighborhood impacts while emphasizing neighborhood enhancement, particularly in those areas containing affordable housing stock. The intensive redevelopment activities recommended in the plan concentrate on existing commercial and semi-industrial areas. Each component section contains a Neighborhood Impact Element. 11 Section 4 COMPONENT SECTION - IMMOKALEE REDEVLOPMENT AREA PLAN COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY Section 4.'1 Introduction The Immokalee Redevelopment Area Plan has been formulated in close cooperation with the people of Immokalee and is based on the objectives identified by community members in a series of public workshops. This area plan is a guide for the physical and economic revitalization and enhancement of the Immokalee Community. This area plan capitalizes on the existing Main Street project, the federal Enterprise Community designation, the Regional Airport Industrial Park and Lake Trafford to create a catalyst for revitalizing the community and improving the housing stock. Figure 2 iljustrates the proposed boundaries for the redevelopment area. Immokalee has long been considered isolated from the coastal county both in location and demographics. Immokalee's development is based on its agriculture resources, which resulted in Immokalee becoming the leading producer of winter vegetables in the United States. However, as the economics of agriculture changed the social problems associated with low wages, an unskilled labor force, and a transient multi-cultural population grew. One of the results has been a lack of reinvestment into the area. The economy of rural Southwest Florida has been and continues to be based primarily on agriculture, which has not kept pace with job growth throughout the state of Florida. Rural Florida continues to have lower earned income, higher unemployment, lower property values and fewer opportunities for employment. Regionally, the major economic contributors are retirement, tourism, construction, agriculture and the environment. Although tourism has a major impact on the regional urban economy, the Immokalee Community has yet to reap the benefits. The Immokalee Community was designated as a Federal Champion Community in 1994, a Florida Main Street area in 1996, and a Federal Enterprise Community in 1999. During the application process for the Empowerment Zone/Enterprise Community grant a series of community meetings were held with several hundred community residents attending. Based on the community input and the consensus reached at these meetings a Strategic Plan was written. The Plan identifies four areas of concern: 1. Accessibility and Appropriateness of Education and Training 2. Diversification of the economic base and availability of higher wage jobs 3. The availability of decent and affordable housing 4. Community Image and pride The Immokalee Redevelopment Area Plan incorporates the goals and strategies identified in the Enterprise Strategic Plan as the basis for the redevelopment plan. 13 !-- LLI LLI LLI o IV S ~!P 3. I S ~'11, .L III 14 Section 4.2 FINDINGS AND CONDITIONS OF BLIGHT Bli.qhted Area ]as defined in Section 163.340 (8), Florida Statutes] means either: (a) An area in which there are a substantial number of slum, deteriorated or deteriorating structures and conditions which endanger life or property by fire or other causes or one or more of the following factors which substantially impairs or arrests the sound growth of a county or municipality and is a menace to the public health, safety, morals, or welfare in its present condition and use: 1. Predominance of defective or inadequate street layout; The Immokalee Redevelopment Area is characterized by a defective or inadequate street layout. Most Immokalee residents walk or bicycle to work, school and shopping. Few adequate bicycle and pedestrian facilities are available throughout the Immokalee study area. Problems include: Inadequate street layout and design Lack of shoulders and guardrails along streets adjacent to deep and wide drainage swales Poor access to Commercial and Industrial parking and access problems Few sidewalks available for a predominately pedestrian population A general lack of neighborhood connections to each other The major arterial roadways are State Road 29, Immokalee Road and New Market Road (SR 29A). State Road 29 is a two-lane facility that widens to four lanes through the small downtown area. The four-lane segment is called Main Street and is the focus of redevelopment and economic revitalization. It is the only segment with on-street parking and sidewalks on both sides. The two lane segments of State Road 29 north and east of Main Street are two lanes with no sidewalks. New Market Road is a two-lane facility with 100 feet of right-of-way and no sidewalks, paved shoulders, or turn lanes. The remaining right-of-way and truck parking is limestone. Vegetable and fruit packing houses and the State Farmers Market are located along this street. Trucks are encouraged to use this street as a bypass road to avoid the downtown area and to pick up goods for transport. The roadway is in poor condition and maintenance costs are high due to damage by trucks dragging limestone on roadway. Although many people walk or bicycle to work in this area, pathway facilities are unavailable. Immokalee Road intersects with SR 29 at the beginning of Main Street. North of Main Street it narrows to two lanes and has a sidewalk on the west side only. Major problems exist along many of the local roads. There are few sidewalks. Typical local street widths are less than twenty feet required in the Collier County Land Development Code and open stormwater systems are adjacent to roadways without paved shoulders or guardrails. For example, south of State Road 29, along 9th Street, there are deep, wide drainage ditches on both sides of the roadway. There are no sidewalks and no guardrails to safeguard pedestrians and motorists. The roadway width is eighteen feet and there are not enough rights of way to construct pathway facilities without converting the open swales to a covered stormwater system. 15 In addition, many residential neighborhoods are not linked to one another and most of the commercial areas are not linked to one another. The Immokalee Regional Airport and Industrial Park lack adequate water and sewer service and stormwater management facilities to sufficiently handle the projected future development. County Road 846 that leads to Airpark Blvd. is a two-lane facility with narrow lanes and no paved shoulders. This facility does not adequately address the projected increase in truck traffic due to the future development of the airport and industrial park. 2. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness: The majority of commercial lots are zoned General Commercial District (C-4) or Heavy Commercial District (C-5). In the C-4 and C-5 zoning district a minimum lot size of 10,000 square feet, with a width of 100 feet for commercial development is required. Many of the commercial lots in these zoning districts do not meet the minimum width required for commercial development. Some do not meet either of the lot width or lot square footage requirements. Existing buildings are frequently non- conforming with regards to required minimum lot width, size, setbacks, and buffers. The RMF6 zoning district has a minimum requirement of 6500 square feet with a width of 60 feet for a single family development; 12,000 square feet with a width of 80 feet for a two-family development; and 5,500 square feet per unit with a width of 100 feet for a three or more family residential development. The majority of lots are non-conforming and rebuilding on these lots may require the owner to seek a variance from the development standards. In the South Immokalee area over 50% of the platted lots are non-conforming. The majority of these lots are zoned C-4 or RMF-6. A majority of the mobile home parks in the Immokalee community were developed in the 1970's and do not meet the minimum standards and permitted densities. The Collier County Land Development Code requires a minimum lot size of 6,000 square feet with a width of 60 feet for residential development in the ¥R and MH zoning districts. It is common in the Immokalee Community to have intensive commercial uses located adjacent to residential uses without adequate buffering between the uses. 3. Unsanitary or unsafe conditions: According to 1990 Census Data, 1.2 percent of Immokalee' area households lack complete plumbing for exclusive use. In the entire county, this figure is 0.2 percent. In occupied housing units in Immokalee according to the 1990 U.S. Census, 6.8 percent of the owner occupied units and 16 percent of the renter occupied units had more than 1.51 or more persons per room. This figure is .03 for the entire County reflecting a greater degree of overcrowding in the Immokalee area. Based on the 1994 Immokalee Housing Study, there were a total of 4,957 housing units of those 1,282 or 26% are in need of rehabilitation. In the Immokalee study area, 19 unsafe buildings and 4 non-secure structures were identified from January 1998 to February 2000. Sidewalks are almost entirely absent from the redevelopment area. 16 There is a lack of street lighting in the most of the residential neighborhoods. Wide and deep open swales are present in the South Immokalee neighborhoods. They accumulate stagnate water and trash. The disposal of garbage in the Immokalee area is a problem. Lack of adequate dumpsters for the mobile home parks and commercial establishment's results in a serious litter problem. The Immokalee Water and Sewer District covers approximately 27 square miles and most of the Urban area of Immokalee. However, the geographic area served by the district is considerably smaller. Additional treatment plants and distribution lines will be needed to serve the entire community. The Immokalee Water and Sewer District is under a consent order from the Department of Environmental Protection due to insufficient handling of their effluent. The spray fields are inadequate. No new sewer hook-ups can be permitted unless the District can show a reduction of flow to the system. There are a few separate collection systems that were permitted prior to the creation of the district. Those systems need to be upgraded and included within the district's authority. An example is the Baker Street area, which is on a separate collection system. There have been three reported failures since 1997 where raw sewage was deposited on the ground. 4. Deterioration of site or other improvements: (b) Surface water management problems are present within the entire Immokalee study area. These problems include localized flooding in neighborhoods in the northeast section of the study area. Many local roads within the study area are poorly drained and experience flooding, as well. Some of the roads are unpaved and poorly drained. In South Immokalee where a high concentration of rental units and pedestrian traffic occurs the typical open drainage ditch is 4 feet deep and 15 feet wide. Tax or special assessment delinquency exceeding the fair value of the land: For purposes of this study, data is unavailable for this topic. Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area. For purposes of this study, data is unavailable for this topic. An area in which there exists faulty or inadequate street layout; inadequate parking facilities or roadways, bridges or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed construction. The residential neighborhoods lack connection to one another. In a primarily pedestrian community, there is a lack of an integrated sidewalk system connecting residential areas with commercial establishments. There is no public transportation system. The commercial lots along Main Street and First Street lack adequate parking facilities. 17 New Market Road does not adequately address the needs of the semi-trucks and trailers that transport the farm products out of the area. Heavy truck traffic on local streets intrudes residential neighborhoods and has had a negative impact on commercial redevelopment activities. SR 29 does not provide the number of lanes needed to adequately serve the Immokalee Regional Airport and Industrial Park. Housing Affordability [as defined in Section 163.355 (8) F.S.] means: An area in which there is a shortage of housing affordable to residents of low or moderate income, including the elderly. A housing unit is considered affordable if the monthly payments do not exceed 35 percent of the monthly income for principal, interests, taxes, and insurance. According to the 1994 Immokalee Housing Study 36 percent of the households with a mortgage and 40 percent of renter occupied households pay more than 35 percent of their income for housing. According to the study of those persons making less than $10,000, 72 percent pay more than 35 percent of their income to rent. The median household income in 1990 according to the U.S. Census Bureau was $15,170. Forty-five percent of the population in Immokalee is below the poverty level. The population growth, as well as high seasonal farm labor population, has produced a critical demand for housing according to the 1999 Empowerment Alliance of Southwest Florida Strategic Plan. There is a shortage of low and moderate income housing in the Immokalee Community CONCLUSION OF FINDINGS OF BLIGHT It is the conclusion of this study that the Immokalee study area clearly has a predominance of defective or inadequate street layout, faulty lot layout, unsafe or unsanitary conditions, and deterioration of a site or other improvements as set forth in Chapter 163 for designation as a blighted area and that rehabilitation, conservation, or redevelopment, or a combination thereof, of the Immokalee study area is necessary and advisable in the furtherance of the public interest of residents of Collier County. 18 Section 4.3 CONSISTENCY WITH THE COLLER COUNTY GROWTH MANAGEMENT PLAN Policy 4.2 of the Collier County Growth Management Plan supports redevelopment efforts in Immokalee as stated below: Policy 4.2 A detailed Master Plan for the Immokalee has been developed and was incorporated into this Growth Management Plan in February, 1991. The Master Plan addresses Natural Resources, Future Land Use, Public Facilities, Housing, Urban Design, Land Development Regulations and other considerations. Major purposes of the Master Plan shall be coordination of land use and transportation planning, redevelopment or renewal of blighted areas and elimination of land uses inconsistent with the community's character. The Immokalee Redevelopment Area mirrors the area included in the Immokalee area Master Plan. The Immokalee Area Master Plan (lAMP) was adopted by the Board of County in 1991 as a separate element of the Growth Management Plan due to the unique character of Immokalee. A separate Future Land Use Map was also adopted for Immokalee and is presented in Figure 3. The land uses available in the Immokalee area listed below. Some inconsistencies with allowable residential density and land use exist where areas where platted years ago or mobile home parks were allowed to accommodate the large migrant population. There are several situations where residential is interspersed among commercial and industrial uses. The Planning Services Department is currently conducting an analysis of the mobile home parks and will be recommending amendments to the IMAP to accommodate existing mobile home parks that are not consistent with the IMAP. The following section 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 request will be approved. Residential Desi.qnation This designation is intended to accommodate a variety of residential land uses including single-family, duplexes, multi-family, and mobile homes, which does not preclude seasonal, temporary and migrant farm worker housing. 1. Low Residential District The purpose of this designation is to provide for a low-density residential district. Residential dwellings shall be limited to single-family structures and duplexes. Multi-family dwellings shall be permitted provided they are within a Planned Unit Development. Mobile home development shall be permitted in the form of mobile home sub-divisions or parks and as a mobile home overlay as defined by the Land Development Code. A density less than or equal to four (4) dwelling units per gross acre is permitted. 2. Mixed Residential District The purpose of this designation is to provide for a mixture of housing types within medium density residential areas. Residential dwellings shall include single-family structure, multi-family dwellings, individual mobile homes, and duplexes on a lot by lot basis. A density less than or equal to six (6) dwellings units per gross acre is permitted. 19 3. Hi.qh Residential District The purpose of this designation is to provide for a district of high-density residential development. Residential dwellings shall be limited to multi-family structures and less intensive units such as single family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. A density less than or equal to eight (8) dwelling units per gross acre is permitted. 4. Nonresidential Uses Non-residential uses permitted within the residential designation are limited to those uses that are compatible and/or support the residential character of the area. The allowed uses include: parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day-care centers and essential services as defined in the Land Development Code. Commercial Desi~lnation The designation is intended to accommodate a variety of commercial land uses including neighborhood oriented commercial uses, commerce center uses, general highway commercial and commercial development within Planned Unit Developments. Migrant Labor Camps are also permitted within the Commercial designations. 1. Commercial District The purpose of this designation is to provide for retail, office, transient lodging facilities and highway commercial that serve the needs of the traveling public generally C-1 through C-4 Commercial Zoning Districts as identified in the Land Development Code. These commercial uses must be located on a major arterial or collector roadway. 2. Neighborhood Center District The purpose of this land use classification is to provide for centers of activity that serves the needs of the surrounding neighborhoods. The centers should contain a mix of neighborhood-oriented uses such as day care center, parks, schools, and governmental activities. Other development criteria that shall apply to all neighborhood centers includes the following: a. To achieve a neighborhood character, these centers are encouraged to be anchored by elementary schools, neighborhood scale parks, and/or churches. b. A center should be limited to 80-120 acres in size, and will serve a population ranging between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius. c. The Neighborhood Centers should be no closer than one (1) mile. d. Non-residential uses shall be at least 20% of the size of the Neighborhood Center. e. Residential development within the designated Neighborhoods Centers shall permit a maximum density of twelve (12) units per gross acre. Residential dwelling units shall be limited to multi-family structures and less intensive units such as single-family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. 20 f. Commercial development shall be permitted within a Neighborhood Center provided all of the following criteria are met; Commercial uses shall be limited to barber and beauty shops; drug stores; deli; meat market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; laundry facilities; any other convenience commercial uses which is compatible in nature with the foregoing uses. The Collier County School Board will be notified of any proposed use to avoid conflict with the nearby schools; and No commercial use shall be permitted within a ¼ mile of an existing school property line within a Neighborhood Center; and Access to the commercial development must in no way conflict with the school traffic in the area; and The design of any proposed commercial development must take into consideration the safety of the school children; and o The projects within the Neighborhood Centers shall encourage provisions for shared parking arrangements with adjoining developments; and 6. Driveways and curb cuts shall be consolidated with adjoining developments; and Projects directly abutting residentially zoned property shall provide, at a minimum, a 50 foot setback and landscape buffer; and Projects shall provide a 10 foot wide landscaped strip between the abutting right-of-way and the off-street parking area. From time to time new Neighborhood Centers may be proposed. No two centers may be closer than one mile from each other. New Neighborhood Centers would require market justification and must meet size, spacing and use criteria expressed earlier. 3. Commerce Center - Mixed Use District The purpose of this designation is to create a major activity center that services the entire Immokalee Urban Designated Area and surrounding agricultural area. The Mixed-Use District shall function as an employment center and shall encourage commercial and institutional uses. Uses permitted within this Sub-district shall include shopping center, governmental institutions, middle or high school, Community Park and other employment generating uses. Other permitted commercial uses shall include transient lodging facilities at 26 dwelling units per acre. The appropriate zoning districts include C-1 through C-4 as identified in the Land Development Code. In considering new commercial zoning, priority shall be given to protecting existing residential uses. Residential development is permitted within the mixed-use Sub-district at a maximum density of twelve (12) units per gross acre. Residential dwellings shall be limited to multi-family structures and less intensive units such as single-family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. 21 The mixed-use district will be controlled via a series of performance standards that address issues of buffering, noise, signage, and lighting, architectural compatibility, and lot size, parking and landscaping. 4. Planned Unit Development Commercial District Commercial development shall be permitted within a Planned Unit Development provided the following size and development criteria are met. There are three (3) categories for PUD Commercial. The commercial component within a PUD will be allowed to develop up to the maximum acreage specified in the table below: CATEGORY I PUD Acres 80+ Maximum Commercial Acres 5 acres Permitted Zoning C-2 CATEGORY II CATEGORY III 160+ 300+ 10 acres 20 acres C-3 C-2, C-3 & C-4 In addition to the above criteria, the following standards must also be met: Commercial zoning shall be no closer than one (1) mile to the nearest commerce center and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size; The configuration of the commercial parcel shall be no more frontage than depth unless otherwise authorized by the Board of County Commissioners; Commercial zoning or development shall be no closer than a ¼ mile from the nearest existing elementary school boundary; and No construction in the commercial designated area shall be allowed until 30% of the project has commenced construction unless otherwise authorized by the Board of County Commissioners. Non-commercial Uses In addition to those mixed-uses permitted within the Commercial Designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day-care centers and those essential services as defined in the Land Development Code are permitted. 5. Residential/Tourist District The purpose of this District is to provide centers for recreational and tourism activity that utilizes the natural environment as the main attraction. The centers should contain low intensity uses that attract tourists and residents while preserving the environmental features of the area. Uses permitted in this district include, passive parks, nature preserves; wildlife sanctuaries; open space; museums; cultural facilities; marinas; transient lodging facilities including: hotel/motel, rental cabins, bed & breakfast establishments, campsites, restaurants; recreational vehicles; sporting and recreational camps; low- intensity retail; single family homes; agriculture; and those essential services as defined in the Land Development Code. Residential development is permitted at a density of less than or equal to four (4) dwelling units per gross acre. Transient lodging is permitted at a maximum density of eight (8) units per acre. Rezones are 22 encouraged to be in the form of a Planned Unit Development (PUD). The minimum acreage requirement for a PUD shall be two (2) contiguous acres. Industrial Designation This designation is intended to accommodate a variety of industrial land uses such as Industrial, Commerce Center- Industrial, and Business Parks. 1. Industrial District The purpose of this designation is to provide industrial type uses including those uses related to light manufacturing, processing, storage and warehousing, wholesaling, distribution, packing houses, recycling, high technology, laboratories, assembly, storage, computer and data processing, business services, limit commercial such as child care centers, and restaurants and other basic industrial uses but not including retail, as described in the Land Development Code for the Industrial and Business Park Zoning Districts. Accessory uses and structures customarily associated with the uses permitted in this district, including offices, retail sales, and structures which are customarily accessory and clearly incidental and subordinate to permitted principal uses and structures are also permitted 2. Commerce Center - Industrial District The purpose of this designation is to create a major Activity Center that serves the entire Immokalee Urban Designated Area and surrounding agricultural area. The Industrial District shall function as an employment center and shall encourage industrial and commercial uses as described in the Land Development Code for the Commercial (C-1 through C-5), Industrial and Business Park Zoning Districts. Higher intensity commercial uses including packing houses, industrial fabrication operation and warehouses shall be permitted within this District. Accessory uses and structures customarily associated with the uses permitted in this district, including offices, retail sales, and structures which are customarily accessory and clearly incidental and subordinate to permitted principal uses and structures are also permitted. 3. Business Park District Business Parks are intended to include a mix of industrial uses and offices designed in an attractive park-like environment with low structural density where building coverage ranges between 25% to 45% and where large landscaped areas provide for buffering and enjoyment by the employees and patrons of the Park. Business Parks shall comply with the following: a. Business Parks shall be permitted to develop with a maximum of 40% commercial uses, of the type identified in "c" below, to reserve land within the industrially designated areas for the intended industrial uses and to ensure compatibility. b. Access to arterial road systems shall be in accordance with the Collier County Access Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation Element. c. Commercial uses shall include, and shall be limited to, uses such as offices, financial institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted within those areas zoned Business Park or Planned Unit Development within the Industrial Designation. d. Business Parks must be a minimum of 35 acres in size. The Planned Unit Development and/or rezoning ordinance document for Business Park projects shall contain specific language regarding the permitted non-industrial uses and development characteristic guidelines consistent with those stated above. Non-Industrial Uses In addition to those industrial uses permitted within the Industrial Designation, uses such as those essential services as defined in the Land Development Code are permitted. 23 Figure 3 s /1~ / The lAMP, in addition to the general intent of the land use categories, the lAMP specifies a number of developments and redevelopment oriented goals, objectives, and policies, which directly or indirectly relate to the redevelopment of the area. The objectives that are applicable are listed below: Objective 11.2: By2005, improve the physical appearance of the commercial building stock by 10% in the Main Street Program area. The CRA Plan is specifically designed to achieve the intent this objective in lAMP. Designation as Florida Main Street laid the foundation for a Community Redevelopment program in this community. The Main Street Program area is targeted for Phase I improvements. OBJECTIVE 11.3: Encourage innovative approaches in urban and project design, which enhance both the environment and the visual appeal of Immokalee. OBJECTIVE 11.4: Provide land use designations, criteria and zoning that recognize the needs of that significant portion of Immokalee's population, which is primarily pedestrian in nature. The Immokalee Overlay District has been adopted in the Collier County Land Development Code. The overlay is currently divided into six sub-districts. The purpose of this overlay district is to establish criteria suitable for the unique land use needs of the Immokalee Community. This plan supports the continued development of criteria in each sub-district to encourage redevelopment in the areas identified. The plan further acknowledges the need to provide design and flexible development standards in Immokalee OBJECTIVE III. 1: Collier County shall promote the conservation and rehabilitation of housing in Immokalee neighborhoods. OBJECTIVE 111.2: Collier County will respond to the housing needs identified in the housing study of Immokalee by county initiatives, which will reduce the cost of housing development for low and very low-income households. OBJECTIVE: 111.3 By January 1998 the County will have in place a pilot plan of innovative programs and regulatory reforms to reduce the costs of development and maintenance of safe, healthful, and affordable housing for low and very low income households in Immokalee. The Immokalee Redevelopment area plan proposes a comprehensive approach to encouraging the replacement of mobile homes; revitalization of existing housing stock; the provision of home ownership opportunities; and encouraging infill development to strengthen viability of existing neighborhoods. Goal Vl and its related objectives and policies provide the framework for the connection of transportation issues and commercial revitalization. The interconnection of bike paths and sidewalks is included in the redevelopment plan for Phase I funding. The development of a loop road is identified in Phase II funding as well. This loop will have a positive impact on improving the Main Street area as well as improving truck movements through the town. 25 GOAL Vh The Future land use pattern shall be supported by a network of roads, pedestrian ways, and bikeways that maintains Immokalee's small- town character, yet achieves efficient and safe traffic movement. Objective Vl.1: The County shall provide for the safe and convenient movement of pedestrians, motorized and non- motorized vehicles. Goal VIII and related policies addresses one of the main objectives of the redevelopment area plan to improve the economic conditions of the area be encouraging new development and redevelopment. The redevelopment area plan specifically addresses the development of the Immokalee Regional Airport and the industrial park. The recruitment of new industrial and warehousing uses to the Industrial Park are strongly encouraged. The plan proposes to provide assistance to recruit new businesses to the Airport through assistance in the permitting process, and economic assistance. In addition, the plan recognizes the need to increase code enforcement and sheriff patrols in the area. Goal VIII: Enhance and diversify the local economy of the Immokalee Community Policy V111.1.2: The Community Development and Environmental Services Division and the Airport Authority shall promote the development of the Immokalee Airport and surrounding commercial and industrial areas as set forth in the Immokalee Airport Master Plan. Policy Vlll.1.3: Develop and initiate a program in 1997 to promote the incentives of Enterprise Zone designation. Policy V111.1.4: The Community Development and Environmental Services Division will coordinate with the Collier County Sheriff's Department on investigating and pursuing any funding opportunities available under the Safe Neighborhood Act to assist with enhancing the Immokalee community. Crime Prevention Through Environmental Design (CPTED) principles shall be encouraged in all development standards. Section 4.4 COMMUNITY OBJECTIVES The Immokalee Community has a long history of community pride and activity. The first permanent settlers in Immokalee were recorded in 1872. The community received its current name "lmmokalee" meaning "my home (in Seminole) in 1897 with the naming of the first post office. Lacking sufficient transportation to other commerce centers Immokalee remained isolated from the coastal towns and developed as an agricultural hub. Immokalee became the leading produce of winter vegetables in the United States. Due to the agricultural employment opportunities, the area has become ethnically mixed, as farm workers from Haiti, Guatemala, and Mexico have made this area their home. Its ethnic, cultural, and linguistic diversity pose significant challenges since different groups often have different values, priorities, and even aesthetics. The cynical nature of agriculture creates major challenges in many aspects of the community including housing, workforce skills, economic pressures from increased global competition and weather conditions. Nevertheless, the residents of this rural community have worked together to meet their challenges. In 1994, the community came together to prepare a grant application for the first round of the Federal Empowerment Zone/Enterprise Community Initiative. A strategic Plan was written based on community 26 input. Unfortunately, the community did not get selected as an Empowerment Zone or Enterprise Community. However, the work that went into the planning process was not forgotten. In 1996, the community applied for, and received, designation as a Florida Main Street area. This program was very successful in bringing technical resources to the community and provided direction on how to move forward on a long awaited goal to improve the physical condition of the downtown area. This group was instrumental in preparing for the second round of Empowerment Zone/Enterprise Community grants that were announced by the Federal government in 1998. Five community meetings were held, each with over 100 participants. The Strategic Plan that was developed through this community process is the basis of the Immokalee Redevelopment Area Plan. An Immokalee Community Redevelopment Advisory Committee will be appointed following plan adoption to monitor the implementation of the redevelopment area plan. There are four main areas of concern identified by the community. The goals and objectives are listed below: Economic Development Goal Diversify the economic base of the community by focusing on agricultural production, processing and research; industrial development including manufacturing, distribution and aviation services; and nature tourism. Objective: Objective: Objective: Objective: Objective: Objective: Objective: Objective: Increase Small Business Start-Ups And Expansions Develop Nature Tourism Recruit New Businesses To Immokalee And Airport Nurture Entrepreneurial Business Development and Retention Expand Research Opportunities in the Health Care Industry Encourage renovation of structures and infill development in the Main Street Program Area. Increase public transportation opportunities through the community and to outlining areas. Develop a loop road to serve the truck traffic Housing Goal To Provide Safe, Affordable Housing To All Zone Residents Objective: Ensure That Land Is Available At Or Below Market Rate To Build Affordable Housing. Objective: Develop a Public/Private Housing Initiative For New Construction For Both Ownership And Rental For Low, Very Low And Moderate Priced Housing. Objective: Improve the Condition of Owner-Occupied Homes through Rehabilitation and Eliminate Substandard Housing Through Code Enforcement Activities. Objective: Improve the condition of Rental-occupied housing through rehabilitation and code enforcement activities. Objective: Create incentives to replace existing mobile homes with upgraded mobile or manufactured homes. Community Image Goal To Enhance The Image And The Perception Of The Community As A Safe, Friendly, Family Oriented Small Town. Objective: Maximize Current Recreational Activities. Objective: Create Recreation/Cultural Opportunities In Cooperation With Business, Existing Youth Development Programs, And Schools. Objective: Develop Cadre Of Volunteers To Serve the community Objective: Create Community Based And Neighborhood Based Beautification Projects. 27 Objective: Objective: Objective: Objective: Objective: Objective: Increase The Number Of Cultural Activities To Celebrate Community Spirit. Create an incentive program for litter Control And Neighborhood Cleanups. Create a Code Enforcement Program that is not complaint driven. Increase Community Policing activities in the community. Provide safe and convenient movement of pedestrians throughout the community Develop a program to improve dirt lots in the Main Street area that will eliminate the dust and dirt that accumulates in the downtown area. Section 4.5 REDEVELOPMENT AREA CHARACTERISTICS AND ANAYSlS The following provides an analysis of the existing conditions of the Immokalee Redevelopment area. Figure _ provides a map of the proposed redevelopment area boundaries. A diagram of the existing conditions is provided in the form of a large fold-out map contained in the Appendix B of this document. The map indicates current zoning, parcel lines, parks, schools, public facilities, and streets. No change is proposed to existing public open space in the Immokalee Community. Redevelopment Area Characteristics Located in northeastern Collier County, the Immokalee Community is located approximately 45 miles from the County seat of Naples. This rural un-incorported area is primarily agricultural. There is one major roadway - Immokalee Road or CR 846- into the community from Naples. State Road 29 provides access into the Community from the northern counties of Lee and Hendry. Although there are approximately 16,764 acres of land within the redevelopment area, 60% is currently in agricultural use. The remaining land is a mixture of residential, commercial and industrial uses. The estimated 1998 permanent population of Immokalee is 17,806. However, the population nearly doubles during the winter months due to the agricultural industry. This increase occurs when the harvest season for vegetables and citrus is at its peak. The 1998 projected peak season population for Immokalee is 32,929. The Immokalee population is considerably different from Collier County as a whole. The 1990 median age in Immokalee is estimated at 21 while the Collier County median age is estimated at 41. In 1990, 65% of Immokalee's population was of Hispanic Origin, which may be of any race, in comparison to 8% of the remainder of Collier County's population being of Hispanic Origin. The 1990 Household Median Income in Immokalee was $15,170 in comparison to Collier County's median household income of $34,001. According to the 1990 U.S. Census 45% of the population was below poverty level. Housing Stock There were 5,166 units reported by the Bureau of the U.S. Census in 1990, only 18% were vacant. Within the total number of units occupied in Immokalee the average person per household rate for owner occupied units is 3.86 and the rate for renter occupied units is 3.57. The number of mobile homes/trailers reported by the 1990 Census is 1805. According to the Census the bulk of housing was constructed between 1970 to 1988. Seven percent of the existing housing stock was built prior to 1960. The 1994 Immokalee Housing Study reported 1,282 housing units in need of rehabilitation or demolition. Sixty percent of the units in need of rehabilitation were mobile homes. A large portion of the housing stock is used to house the migrant farm population. Overcrowding and deteriorated structures have been sited by the Florida Health Department that monitors migrant camps. 28 The dwelling units are primarily cinder block homes with some wood framed houses built by Habitat for Humanity. There are several multi-family apartment complexes. Commercial Stock South Immokalee consists of older small commercial buildings. The Main Street Corridor has a few vacant structures, some of which are in need of rehabilitation or demolition. Newer commercial development has occurred along SR29. This new development is primarily strip highway commercial. The Plan identifies developing specific standards for this corridor as part of the Immokalee Overlay District. New Market Road is a mixture of industrial packinghouse facilities and small older commercial building. This area is also scheduled to have an Overlay developed to meet the specific needs of this commerce center. Employment Opportunities Most of the County's agricultural production occurs in and around Immokalee. The largest employment sector is in agricultural. Individuals working on farms are substantially below those working in other jobs. In 1986, the average weekly wage of a person working in agriculture was $102 as compared to those in the retail trade sector that earned an average of weekly wage of $209. A large number of the residents of Immokalee travel to Naples to work in the service, construction or landscape industry. The majority of professional people who are employed in Immokalee live outside of the area. In 1996, the five largest employers in Immokalee are: Collier County Schools(1,089); Six-L's Packing (600); Seminole Indian Casino (306); Marion E. Fether Medical Clinic (170) and N.T. Gargiulo (98). There are a large number of small retail establishments scattered throughout the community to serve the migrant population who are primarily pedestrians. Land Use Characteristics - General Existing South Immokaee The South Immokalee area is approximately 300 acres with 77% of it developed. It is a primarily a mixture of residential land uses containing 81% of the land area. There is a concentration of mobile homes located west of South 1st Street and East of South 9th Street. The remaining area is commercial with 17% and industrial with one percent. The residential uses located west of South 1st street are considered non-conforming uses. There is a small percentage of commercial development in the residentially zoned area. These uses are also considered non-conforming. The majority of lots within this area are non-conforming as well. Rebuilding on these properties may require the property owner to seek a variance from the development standards of the zoning district or to aggregate property to meet the regulations. The majority of buildings in this area where in built in the 1970's. The highest concentration of criminal activity in the community takes place in this area. There are few streetlights and few internal sidewalks. Large open swales exist along the neighborhood streets. The Neighborhood Park located in this area provides minimal recreational opportunities. Main Street Program Area The Main Street area is anchored by the Seminole Indian Casino at the South end of town and the historic Roberts Ranch site on the west end of Main Street. The Main Street Boundaries include the land adjacent to CR846 (First Street) and SR29 (Main Street). It is primarily commercial property that has been under utilized. The main intersection (First and Main Street) has two prime commercial corners vacant. Older residential and mobile homes are found abutting commercial development with little or no buffering. Commercial zoning along with a mixture of mobile home, older single family and multi-family 29 units. The housing in this area is in serious need of rehabilitation. There are no sidewalks on the local streets north or south of Main Street and open drainage ditches are present. The Immokalee Beautification Committee has recently completed the streetscape along this corridor, which includes street lighting and street furniture. The Main Street program has been offering a Fa(;ade Grant program as an incentive for renovations to take place. To date five businesses have participated. Many of the buildings need more that just a fa(;ade improvement. There are several parking lots that are not up to code and result in creating dust and dirt along the corridor, which makes it more difficult to maintain the landscaping. Several buildings are vacant. New Market Road New Market Road is the east-west connector in the community. It serves as the main corridor for truck traffic coming to and from the agricultural packinghouses. Much of the existing right of way is used for truck parking and outdoor sells of vegetables during the harvest season. During the winter months this is a hub of activity. The area is zoned commercial from Glades to Charlotte Street and the residential from Glades to SR29. The residential units along new market road are newer and built on larger lots than those in South Immokalee. Truck Traffic through the residential area has a negative impact on maintaining the value of the area. There are few streetlights and sidewalks in the residential sections of the area. Immokalee Drive Immokalee Drive is a two-lane facility that runs west of SR29 to 1st street. There is a mixture of mobile home parks, single and multi-family structures. The Collier County sports complex and Immokalee High School and Middle School is located along this corridor. Several older mobile home parks that do not meet current standards are found along this corridor. There is limited street lighting or sidewalks along the local streets that intersect Immokalee. SR 29 Corridor This four-lane facility has been developed with highway commercial uses and is the main shopping area in the community. There is a mixture of new and old development along this corridor. The one grocery chain that is opened in the community is located in an older strip shopping center at the corner of Lake Trafford and SR29. Although a large number of residents do not have vehicle sidewalks are not available on both sides of the street and may not be continuous. Lake Trafford The Lake Trafford area consists of the largest fresh water lake in Florida south of Lake Okeechobee. The lake is an integral part of the regional drainage and wetland systems, and coastal estuarine systems. Economic and environmental enhancement of the lake necessitates the removal of an estimated 8.5 million cubic yards of organic sediment from the lake to restore the lake's depth and bottom configuration to its quartz sand bottom; and reduce by as much as one half the nutrient enrichment to the lake. This nutrient enrichment results in proliferation of aquatic plant growth, periodic algae blooms, and fish kills. The Lake restoration project should begin in 2000. The goal of the project is to improve, restore, and enhance the tourism attractiveness of Lake Trafford. Recreational fishing, bird watching, and photography can draw a significant number of visitors to an area. The Lake Trafford Marina currently operates the only small concession stand on the lake. The marina sells bait, rents small boats, and provides airboat tours of the lake. There is a County owned park, boat ramp and pier at the end of Lake Trafford. On the north side of the lake is a 2000-acre, privately held ranch. The ranch does limited cattle and oil production. There is an older recreational vehicle park next to the marina. Airport and Industrial Park The Immokalee Regional Airport and Industrial Park consists of over 1000 acres. There is a pre- approved master site development plan for the first Phase of development consisting of approximately 44 30 acres. The Airport Authority offers many incentives to businesses to locate in the industrial park. It is a designated as a Foreign Trade Zone, Florida Enterprise Zone and a Foreign Entrepreneurial Investment Zone. There is water and sewer available for phase I. A 10,000 square foot manufacturing incubator was opened in 1998 and is completely leased out. It has been difficult to recruit a business to open in this location given the poor housing conditions and lack of amenities in the community. A drag strip has opened at one end of the Airport and has been successful in drawing drivers and spectators. Farm workers Village Farm workers Village is located approximately 1.8 miles from the center of the community. The Village is owned and operated by the Collier County Housing Authority. There are 576 units built and 35 units planned but not yet built. The Village contains a small convenience store, day care, and playgrounds. The first phase of the development occurred in 1974 with 150 units. All the units are cement block. There is no public transportation available between the village and the commercial core of the community. Village Oaks Elementary School is located across from Farm Workers Village across SR 29. A raised pedestrian bridge across SR 29 provides access between the village and the school. Section 4.6 INFRASTRUCTURE NEEDS ASSESSMENT (AREA WIDE) STREETS The roadway network east of SR-29 in the Immokalee community is primarily composed of local roads, which are configured in a traditional grid pattern. The area west of SR-29, North of Main Street could be best described as an incomplete roadway network. The Lake Trafford Road corridor contains an incomplete grid pattern, although the framework for one exists. Lake Trafford, which is beginning to experience periods of severe congestion, could be greatly improved if improvements were made to complete a basic grid network and widen this two-lane facility to accommodate boats and recreational vehicles. Eustis Avenue in South Immokalee provides east-west movement between 9th Street and First Street (CR-846). It continues approximately 1,500 feet East of First Street serving a small residential area. If Eustis Ave were extended to SR-29, it would provide an east-west alternative and further support the grid concept. Bethune Avenue and south 9th Street deadline in the south Immokalee area. The major arterial roadways are State Road 29, Immokalee Road and New Market Road (SR 29A). State Road 29 is a two-lane facility that widens to four lanes through the small downtown area. The four- lane segment is called Main Street and is the focus of redevelopment and economic revitalization. It is the only segment with on-street parking and sidewalks on both sides. The two lane segments of State Road 29 north and east of Main Street are two lanes with no sidewalks. Trucks are encouraged to use New Market Road as an alternate to Main Street to avoid the downtown area. New Market Road is a two-lane facility with 100 feet of right-of-way and no sidewalks or paved shoulders. Remaining right-of-way and truck parking is limestone. Vegetable and fruit packing houses and the State Farmers Market are located along this street. Trucks use this street as a bypass road to avoid the downtown area and to pick up goods for transport. The roadway is in poor condition and maintenance costs are high due to damage by trucks dragging limestone on roadway. Although many people walk or bicycle to work in this area, pathway facilities are unavailable. A loop road was purposed in 1991 during the preparation of the Immokalee Master Plan. The road would provide relief to the downtown and neighborhood areas from trucks hauling produce to and from the packing houses. 31 First Street (CR 846) intersects with SR 29 at the beginning of Main Street. It is four lanes south of Main Street with sidewalks on both sides. North of Main Street it narrows to two lanes and has a sidewalk on the west side only. Major problems exist along many of the local roads. There are few sidewalks. Typical street widths are less than twenty feet and open storm water systems are adjacent to roadways without paved shoulders or guardrails. For example, south of State Road 29, along 9th Street, there are deep, wide drainage ditches on both sides of the roadway. There are no sidewalks and no guardrails to safeguard pedestrians and motorists. The roadway width is eighteen feet and there are not enough rights of way to construct pathway facilities without converting the open swales to a covered stormwater system. SEWER AND WATER 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. The District covers roughly twenty- seven square miles. Until 1989, special districts were largely autonomous and had little interaction with local governments. Beginning in 1991, each independent special district is required to submit an annual report to the appropriate local government. WATER While some households draw their potable water from private wells the vast majority of the Immokalee residents receive water from the Immokalee Water and Sewer District. Although the district boundaries extend 27 square miles, the actual service area is much smaller. 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 seventies and was constructed and in operation by 1982. The system which is comprised of 80 miles of sewer pipe, 34 lift stations, and a 2.5 MGD treatment. The district owns 640-acre spray field and irrigates approximately 350 acres with treated effluent. However, the Immokalee Water and Sewer District is under a consent order from the Department of Environmental Protection due to insufficient handling of their effluent. The spray fields are inadequate. No new sewer hook-ups can be permitted unless the District can show a reduction of flow to the system. There are a few separate collection systems that were permitted prior to the creation of the district. Those systems need to be upgraded and included within the district's authority. Additional treatment plants and distribution lines will be needed to serve the entire community. DRAINAGE Both man-made and natural drainage systems collect and transport surface water run-off which occur during and immediately following rainfall. The two major facilities can function independently of one another or in combination. Due to the relatively flat topography of Immokalee, drainage occurs in sheet flow pattern within a very shallow but wide depression classified as a slough. Man-made facilities in Immokalee are typically large open swales. Surface water management problems are present within the entire Immokalee study area. These problems include localized flooding in neighborhoods in the northeast section of the study area. Many local roads within the study area are poorly drained and experience flooding, as well. Some of the roads are unpaved and poorly drained. In South Immokalee where a high concentration of rental units and pedestrian traffic occurs the typical open drainage ditch is 4 feet deep and 15 feet wide Surface water management problems are present within the entire Immokalee study area. These problems include 32 localized flooding in neighborhoods in the northeast section of the study area. Many local roads within the study area are poorly drained and experience flooding, as well. Some of the roads are unpaved and poorly drained. In South Immokalee where a high concentration of rental units and pedestrian traffic occurs the typical open drainage ditch is 4 feet deep and 15 feet wide. ENVIRONMENTAL The Freshwater Marshes habitat around Immokalee is connected to the slough/swamp system known as Corkscrew Swamp Sanctuary and together the two habitats serve two primary purposes as primary water storage areas and drainage ways for surface flow. Undeveloped marshes should be preserved as part of the natural protection areas. Immokalee has good groundwater availability with good development potential of the water table aquifer. There are lands identified on the Immokalee Future Land Use Map as environmentally sensitive areas. This designation is for informational purposes only; it doesn't constitute new development standards and has no regulatory effect. ELEVATION There is not a flood map for the Immokalee community. Therefore, none of Immokalee is in a Flood zone as designated by the Federal Emergency Management Administration. The Immokalee Community as a whole is one of the highest points in the County. OPEN SPACE There is significant vacant land in the Immokalee Community. However, the majority of it is in/or has been in agricultural production. Most of the parcels are large and under one ownership. The cost of small parcels of land within in the community is considerable higher than comparable parcels in surrounding communities. However, there are opportunities for open space amenities. In terms of recreation use, the Immokalee community has six park facilities within the Study Area. Two are relatively passive parks containing picnicking facilities, benches, and observation areas. One is located next to the Airport (5 acres) and the other is at Lake Trafford (2.3 acres). The remaining parks, Immokalee Community Park (23 acres) on Immokalee Drive adjacent to the High School, South Immokalee Park (3.2 acres) which houses the American Legion building and a baseball field, Tony Rosbough Park (6.8 acres) off of Little League Road has two baseball fields, and the Immokalee Recreation/Aquatic Facility (14 acres) located at the Immokalee Middle School site has a swimming pool and is considered a community park. There is a total of 54 acres presently in recreation use. In addition, the schools in Immokalee have their own recreation areas for physical education programs and interscholastic sports programs. Children under 14 years old comprise a significant percentage of Immokalee's total population: 29% or 3,186 people, according to the 1990 Census. Recreation facilities are necessary to meet the needs of this population. COMMUNITY FACILITIES PUBLIC SAFETY The Immokalee Community is served by the Immokalee Fire Control District. an independent fire district. The service encompasses 215 square miles. There are two fire stations. One station is located on Carson Road and the other is situated on New Market Road. Emergency Medical Service is provided by the County EMS department and has a station located on First Street (CR846). 33 The Collier County Sheriff's Department provides police protection to the community. In 1994 a new Immokalee substation was built at the Government complex in Immokalee. In 1996, there were 52 employees at the substation including road patrol and support staff. A community-policing program was initiated in 1996. Due to the young age of the population in the redevelopment there are several elementary schools in the area, along with a middle school and high school (1) (2) IMMOKALEE SERVICE AREA SCHOOLS Early Childhood School: Elementary Schools: (3) Middle Schools: (4) High Schools: Adult Education: The Learning Center Highlands, Lake Trafford, Pinecrest, Village Oaks Immokalee Middle Immokalee High Bethune Education Center There is one County operated Library in the area Health Care There is not a hospital in the community. There is the Marion E. Feather Health Clinic that is affiliated with the Collier Community Hospital. 34 Section 4.7 Redevelopment Area Goals Develop a circulation pattern for the community, which will provide safe and efficient access throughout the community. This network would include a loop road to provide the separation of commercial truck traffic from tourist designated places and residential developments. Enhance the physical appearance of properties within the Main Street area. Provide opportunities for adequate, safe, and affordable housing. Encourage the development of both affordable rental and home ownership through rehabilitation and new construction. Develop a program to address the replacement of existing old mobile homes with newer mobile home units or module homes. Provide opportunities for capturing the tourist trade by creating eco-tourism opportunities at Lake Trafford, Peppers Ranch, and Roberts Ranch. Create adaptive development standards in each of the subdistricts identified in the Immokalee Overlay District to permit flexibility and incentives for redevelopment and development. Encourage neighborhood stability through the implementation of additional streetlights, sidewalks, and landscaping throughout the community. Improve the drainage system throughout the community and improve the appearance and function of the open drainage swales through out the community. Diversify the economy by encouraging the recruitment of businesses to the Immokalee Regional Airport and Industrial Park. Improve both the landside and airside facilities at the Immokalee Regional Airport and Industrial Park to meet the future demands for all forms of aviation and business development activities. Section 4.8 PHASE I - REDEVELOPMENT ACTIVITIES Achieving the goals of the Immokalee Redevelopment Plan begins with a focus on South Immokalee, Main Street, New Market Road and the Immokalee Regional Airport and Industrial Park. The Plan focuses on Phase I activities (Year 1-5) and becomes more general into the future. Since planning is by nature an evolutionary process, each phase of activity attempts to build upon the successful outcome of earlier phases. Figure 6 identifies the areas of concentration during Phase I. Based on the analysis and the redevelopment goals the following activities were identified for each of the redevelopment subareas in Phase I: South Immokalee Prepare a Stormwater Master Plan for the area that identifies alternatives to the open drainage swales located throughout the subarea and begin implementation. 35 Figure 4 I- uJ i11 n, IJJ LU o CN s ~I~£ 36 Develop a streetlighting plan for the area and begin to install streetlights in "hot spots" as identified by the Sheriff's Department as high crime areas. Support the development of single family homes on the along the old Atlantic Coastline Railroad Right of Way by developing approved housing plans that meet the Crime Prevention Through Environmental Design Criteria and Traditional Neighborhood Design that are cost effective. Coordinate with the Collier County Housing Authority to develop these homes. Evaluate the current placement of commercial uses within the neighborhood, approximately from Boston Avenue south to Bethune Avenue and from 16th Street SE west to Ninth Street. Develop a program to encourage private property owners to renovate or demolish existing structures. Provide a rehabilitation or replacement of substandard housing within the neighborhood. Property may need to be acquired with in this subarea for the implementation of housing and economic development initiatives. Establish or coordinate with an existing non-profit corporation to promote neighborhood revitalization program including housing rehabilitation, land assembly, credit counseling and home maintenance. Promote the development of the One -Stop Career Center as a community focal point. Evaluate the need for neighborhood parks in the community and develop them as appropriate. Main Street Program Area Develop a program to eliminate the dust that accumulates along Main Street and in the landscaped medians. The program may include placement of sod or resurfacing parking lots. Leverage the Main Street Fa(;:ade program to encourage the private sector to renovate, demolish, or construct buildings within the Main Street Program area. Develop a Main Street Business Association to work on coordination and implementation of the redevelopment program. Develop a trash incentive program that will provide an incentive to pick up and properly dispose of empty containers and trash within the community. Property may need to be acquired within this subarea for commercial or residential development. Provide interconnection of sidewalks from the local streets perpendicular with Main Street to Main Street. Support the development of the Robert's Ranch Historical site as a tourist destination and a living museum. Encourage the development of appropriate uses and buffers on the remaining portion of the home site. Provide for the rehabilitation or demolition of substandard housing. Coordinate with a non-profit corporation to coordinate marketing efforts to attract compatible businesses to the Main Street Area and improve the physical appearance. 37 Develop a revolving loan fund for business start ups or expansion for businesses locating any where in the community. New Market Road Based on the Immokalee Transportation Study, identify the alignment for a loop road that will serve the industrial uses along New Market Road and relieve the western portion of New Market Road from truck traffic. Support expanding the uses of the State Farmers Market to allow for resale activities and encourage upgrading the facade of the facility to make it more user-friendly and a tourist destination. Develop incentives to diversify the agricultural production and expand production to higher value crops. Encourage commercial infill and rehabilitation through flexible development standards and incorporate them into the Immokalee Overlay District, New Market Subdistrict. Lake Trafford Encourage the continued development and improvement to the Lake Trafford Marina and park to bring tourists into the area. Develop Pepper's Ranch and Preserve into an eco-tourism destination, promote transient lodging facilities and restaurants for this area. Revitalize the neighborhoods adjacent to Lake Trafford Road through a comprehensive housing improvement project that will include increase code enforcement, economic incentives for replacement and rehabilitation of mobile homes and the development or rehabilitation of single and multi-family structures. Install additional streetlights and sidewalks to increase safety in the area. Immokalee Regional Airport and Industrial Park Expand the Service Center at the Immokalee Manufacturing Incubator to other businesses in the community Market the Foreign Trade Zone and Industrial Park. Develop sites, provide infrastructure, make lease payments, pay principal and interest on debt, buy equipment and any other items needed to re-locate or retain businesses in the Industrial Park. Provide infrastructure and participate in the cost of other facilities in the development of a motor-sports racing complex at the Airport. Develop standards for controls, restrictions and covenants for the lease of land and for land development regulations. Provided needed infrastructure improvements when necessary to recruit new businesses or to expanded existing businesses at the Airport/Industrial Park. 38 Neighborhood RevitalizationlHousin_~ Pro~rams Establish a process to foreclose on properties that have tax liens and make that land available for affordable housing Develop incentives for the construction of new affordable housing in the community including reduced permitting fees, land costs, and processing time. Coordinate with Code Enforcement, the Sheriffs Department and the Department of Revenue to enforce existing codes and develop new regulations that are appropriate to the needs of the community. Maintain, enhance or develop neighborhood parks throughout the community that are safe and convenient for the residents. Section 4.9 Future Phases Phase II - Years 5-10 Continued emphasis on economic development and public/private partnership to redevelop the Main Street Program area and the Immokalee Regional Airport and Industrial Park. Neighborhood Revitalization will continue and expand into the areas located off of Immokalee Drive and SR 29 The following activities are planned for Phase Ih Continue active marketing of the community as a tourist destination. Activities could include assistance with land acquisition, public/private ventures for building improvements, and other marketing incentives. · Continue to support and coordinate with the Immokalee Beautification MSTU efforts and support the expansion of the MSTU boundaries to include the rest of the community · Expand commercial rehabilitation grant to all other areas. · Continue land assembly for the development of new affordable housing · Continue to install streetlights and sidewalks and shade trees throughout the community. · Complete the construction of the Loop Road and other roadway improvements as needed to provide the alternative truck route, moving the trucks out of Main Street. · Coordinate with the Parks and Recreation Department to maintain and improve open space and recreation opportunities in the community. · Coordinate with Farrmworkers Village to develop programs that move tenants from renter housing to home ownership. 39 Phase III - Years 10-20 Emphasis will be stabilization of neighborhoods and the economic vitality of the community. following activities will be undertaken: The · Continue land assembly for the future development of affordable housing and economic development. · Continued commercial rehabilitation for all areas · Continued marketing of the area as a tourist destination. · Continue infrastructure improvements including roads, drainage, sewer and water expansion, and sidewalks · Continue neighborhood revitalization in all areas. 40 Section 4.10 Neighborhood Impact Statement The structure of the Immokalee Redevelopment Plan was specifically organized to have a positive impact on housing and residential neighborhoods by providing incentives to rehabilitate and replace unsafe housing. The intensive redevelopment activities recommended in the plan concentrate on existing commercial and semi-industrial areas including the Immokalee Regional Airport/Industrial Park. With the specific objective of enhancing the existing residential neighborhoods of the area, the Immokalee Redevelopment Plan recommends a comprehensive approach to revitalizing neighborhoods. The emphasis in the Plan is to provide incentives to property owners to renovate or replace substandard housing. In addition to housing the following other improvements are recommended: Connecting local streets to improve internal circulation. Stimulating development of additional housing on vacant lots Improving stormwater management Improving sewer service to neighborhoods Improving interconnections between neighborhoods and commercial developments Improving trash collection in neighborhoods Providing pro-active code enforcement Installing streetlighting and landscaping to promote pedestrian activities Develop neighborhood parks that will provide recreational activities General Impacts: Since the provision of supportive services to existing residents and the additional low and moderate income housing in the area are primary objectives of the plan, the overall impacts of the proposed redevelopment program are expected to be positive, with few negative impacts anticipated. The proposed direct redevelopment activities are anticipated to displace a minimal amount of residents of affordable housing. It is anticipated that residents that may be temporarily displaced will have a better quality product to choose from due to the redevelopment efforts. · Relocation: As stated above, the proposed redevelopment activities were specifically developed to minimize residential relocation. For any relocation that is required, this plan contains a proposed relocation policy that will provide supportive services and equitable financial support to any individuals or families that are subject to relocation · Traffic circulation: The proposed street improvements in the community were conceived with the specific intent of reducing the negative impacts of inappropriate through traffic. The loop road is intended to reduce truck traffic in the New Market neighborhood and the Main Street area. Thereby improving the area. There should be minimal need for any relocation to build the loop road. · Environmental quality: Water Quality: The proposed redevelopment activities and the proposed stormwater master plan for the Immokalee community will serve to enhance stormwater quality in the area. The redevelopment activities will pipe and cover the open swales which are nuisance and health concern in the neighborhoods. Availability of community facilities and services: A primary objective of the redevelopment plan is increased delivery of all types of community services. Therefore, the impacts of the proposed program should be positive. The primary community facility in the area is the Shadowlawn Elementary School. The proposed activities should have no negative impacts on the school. 41 Section 4.10 Program of Public Expenditures This section focuses on the public sector investment costs and sources of funds to carry out Phase I improvements for the Immokalee Redevelopment Plan. Discussion of the mechanisms for managing and packaging capital investments and the CRA redevelopment financing strategy is provided in Section 2 of this plan. The program of public expenditures (see Table One) summarizes the public expenditures to be made in the Immokalee redevelopment area. The Table identifies the projects, total costs (when available), local appropriations, and other potential sources of funding including Tax Increment Revenues. The Plan does not include specific allocation of tax increment revenues. Instead, the plan identifies tax increment revenues as a potential source of funding for redevelopment projects. The dollar amount for each project will be determined at a later date. Costs and funding sources will be refined with input from the Immokalee Redevelopment Advisory Committee and the program of public expenditures amended by CRA Board action when appropriate. TABLE One Proposed Publicly Funded Capital Projects and Other Proposed Projects Project Name Total TIF Local Source Local Capital Projects Cost Funds Immokalee Football/Soccer $ 110,000 $110,000 AdValorem/Impact Fees Robert's PUD/North 1 l th St. $ 170,000 $170,000 Gas Tax Immokalee Stormwater Master Plan$ 580,000 Grants Sidewalks $ 367,000 $367,000 MPO Immokalee Mobility Study $ 25,000 $25,000 MPO South Immokalee Stormwater Management Improvements TBDL MSBU/grants Streetlights TBDL MSTU/grants Land Acquisiton TBDL Grants Commercial Rehabilitation TBDL Grant, Main Street Housing Development TBDL Grants Permitting/Development Fees TBDL Marketing TBDL Grants Main Street Pro.qram Parking Lot Improvements TBDL MSTU/grants Commercial Rehabilitation TBDL Grants Trash Incentive Program TBDL Grants 42 TABLE One -continued Project Name Total TIF Local Source Funds Land Acquisiton TBDL Grants Permitting/Development Fees TBDL Sidewalks TBDL Grants/state/local Enclose drainage swales TBDL Grants/state/Iocal/MSB U Roberts Ranch Historic Site TBDL Grants/state/local/fed Marketing TBDL Grants New Market Road Loop Road Construction TBDL Impact Fees/Grants/Gas Tax Renovation to State Farmers Market TBDL Grants/state Zoning Overlay AdValorem Lake Trafford Marketing TBDL AdValorem Land Acquisiton TBDL Grants Permitting/Development Fees TBDL Grants Housing Development TBDL Grants Housing Rehabilitation TBDL Grants Streetlights TBDL Grants Sidewalks TBDL Grants Neighborhood Revitalization Land Acquisiton TBDL Grants Permitting/Development Fees TBDL Grants Infrastructure Improvements TBDL Grants Landscaping TBDL Grants Park Improvements TBDL Grants 43 Table One Continued Immokalee Regional Airport & Immokalee Re.qional Park Project Name Total TIF Local Source Rehabilitate Runway 9-27 Lights$ 175,000 $ 35,000 Replacement and refurbishing of runway lights along Runway 9-27 Construct Taxiway - Phase I $ 162,500 $32,500 Construction of taxiway from runway system to new t-hangar building. Taxiway Phase II $ 162,500 $32,500 Construction of taxiway from runway system to new t-hangar building. Environmental Mitigation $ 55,000 $11,000 Remove wetland from proposed taxiway and t-hangar development area and mitigate for environmental impact. Bulk Storage Hangar $ 400,000 $200,000 Construct a bulk storage / maintenance hangar. T-hangar Building $ 500,000 $250,000 Construct a t-hangar building with taxilane. Bulk Storage Hangar $ 460,000 $230,000 Construct a bulk storage / maintenance hangar. T-hangar Building $ 455,000 $227,500 Construct a t-hangar building with taxilane. T-hangar Building $ 509,000 $254,500 Construct a t-hangar building with taxilane. 44 Table One Continued Project Total Cost TIF LOCAL SOURCE FUNDS T-hangar Building $ 475,000 $237,500 Construct a t-hangar building with taxilane. Conceptual ERP $ 350,000 $70,000 Rehabilitate Runway 18-36 $ 600,000 $120,000 Rehabilitate runway 9-27 $ 600,000 $120,000 Rehabilitate Runway 18-36 to address safety issues. Expand Apron $ 350,000 $70,000 Rehabilitate Runway 9-27 to address safety issues. Expand aircraft parking demands to meet parking Demands. Emergency Generator $ 100,000 $20,000 Acquire and install emergency generator. U.S. Customs Facility $ 230,000 $46,000 Construct a U.S. Customs Facility and aircraft apron. Runway Extension- Design and DRI$ 250,000 $12,500 Phase Design and permit extension of Runway Runway Extension - Construction$ 1,750,000 $87,500 Construct extension of Runway Taxiway Phase II $ 162,500 $32,500 Construction of taxiway from runway system to new t-hangar building. Manufacturing Incubator Phase II$ 480,000 $48,000 Construct a manufacturing assembly, wet processing bay and bonded storage facility. 45 Table One continued Projects Total Costs TIF Local Source Funds Aiprak Boulevard Extension $ 179,000 $ 17,900 Extend roads and all utilities including, but not limited I to, water main, sanitary sewer line, underground three-phase electric, telephone service and drainage swales along the entire length of road extension. Industrial Site Improvements $ 480,250 $ 48,025i Fill, grade and install primary drainage system on various airside and landside sites for future Development. $ 8,885,750 $ 2,202,925 Motor-sports Racing Complex Infrastructure Master plan project and construct restrooms, showers, campground facilities and spectator parking. I I 46 Section 4.11 Valuation The current tax base of the Immokalee area, is based on tax assessment data from the Collier County Property Appraiser's Office is provided on the table below. The tax increment projections proposed are based a conservative three percent increase in taxable property values for the years 2000-2010. The three- percent is based on general historic and economic observations in the community. TAX DIFFERENTIAL ANALYSIS IMMOKALEE FROZEN COUNTY-WIDE Annual Cumulative YEAR TAXABLE VALUE TAX BASE INCREMENT MILLAGE Tax Increment Tax Increment 1999 $148,127,153 $148,127,153 $0 4.0261 $0 $0 2000 $152,980,141 $148,127,153 $4,455,732 4.0261 $16,997 $16,997 2001 $157,569,546 $148,127,153 $9,045,137 4.0261 $34,503 $51,500 2002 $162,296,632 $148,127,153 $13,772,223 4.0261 $52,535 $104,035 2003 $167,165,531 $148,127,153 $18,641,122 4.0261 $71,108 $175,143 2004 $172,180,497 $148,127,153 $23,656,088 4.0261 $90,238 $266,381 2005 $177,345,912 $148,127,153 $28,821,503 4.0261 $109,941 $375,322 2006 $182,666,289 $148,127,153 $34,141,880 4.0261 $130,236 $505,559 2007 $188,146,278 $148,127,153 $39,621,869 4.0261 $151,140 $656,699 2008 $193,790,666 $148,127,153 $45,266,257 4.0261 $172,671 $829,370 2009 $199,604,386 $148,127,153 $51,079,977, 4.0261 $194,848 $1,024,218 2010 $205,592,518 $148,127,153 $57,068,109i 4.0261 $217,690 $1,241,908 Scenario Assumptions of Immokalee CRA: 1. Frozen Tax Base - Assumes the Community Redevelopment Plan is adopted in June 2000. 2. The County-wide Millage Rate is based on FY99/00 Genera Revenue Rate of 3.5058 and the Unincorporated Rate of .5203. 3. A 3% Annual Growth Rate is applied to years 2001-2010. 4. Annual Tax Increment is 95% of Total Tax Revenue. 47 Section 5 COMPONENT SECTION - BAYSHORE/GATEWAY TRIANGLE REDEVLOPMENT AREA PLAN COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY Section 5.1 Introduction The Bayshore/Gateway Triangle Redevelopment Area Plan has been formulated in close cooperation with the people of these communities and is based on the objectives identified by community members in a series of public workshops. This area plan is a guide for the physical and economic revitalization and enhancement of the Community. This area plan capitalizes on the proximity of this area to the City of Naples and State roadways that link the communities together, as well as the Haldeman Creek waterway, which has access to the Gulf of Mexico. Figure 5 iljustrates the proposed boundaries for the redevelopment area. Two communities are targeted in this redevelopment area: the Bayshore Community and the Gateway Triangle community. These communities are adjacent to each other but divided by US41, a six-lane divided highway. US 41 is a major arterial in the region which links the redevelopment area to the east coast of Florida and proceeds into the City of Naples' highly successful 5~" Avenue redevelopment project immediately west of the redevelopment area. The redevelopment area is less than one mile to the beaches on the Gulf of Mexico and the Bayshore Community has direct gulf access. Despite the location, neither Bayshore or the Gateway Triangle Community have redeveloped over time and there is a negative image of the area as a whole. 49 FIGURE 5 ~;A Y~,HORE / ~;A 7'EWA Y TRIAA6LE PROPOSED £~TY REDEVELOPS7' $rl, IDY AREA SC,a. LE C !00OF- 200OF- // i 50 Section 5.2 Findings and Conditions of Blight Bli.qhted Area [as defined in Section 163.340 (8), Florida Statutes] means either: (a) An area in which there are a substantial number of slum, deteriorated or deteriorating structures and conditions which endanger life or property by fire or other causes or one or more of the following factors which substantially impairs or arrests the sound growth of a county or municipality and is a menace to the public health, safety, morals, or welfare in its present condition and use: 1. Predominance of defective or inadequate street layout; The Bayshore/Gateway Redevelopment Area is characterized by a defective or inadequate street layout. These problems include: Inadequate street layout and design; Commercial parking problems; Lack of streetlights along major arterial and most local streets; Lack of sidewalks; and Lack of neighborhood connections. In the Bayshore/Gateway Redevelopment area there are three major collectors, Bayshore Road and Thomasson Drive and Shadowlawn Drive. The Collier County Land Development Code requires a minimum of 100 feet of right of way for collectors. Shadowlawn Drive bisects a residential community with an elementary school and several churches. It is located in the Gateway Triangle area and is a two- lane collector with 11 foot wide lanes. The right-of-way width of Shadowlawn Drive varies from 55 to 70 feet. Shadowlawn Drive does not have sidewalks or bike lanes and does not meet the 100' minimum right-of-way standard. Thomasson Drive is a two-lane facility. The roadway width is twenty feet which does not meet the County's standard of a twenty-two foot minimum width for collector roads. There are no sidewalks along Bayshore Road from Thomasson Road south to its terminous. The commercial areas are located on Davis Boulevard (SR 84), Airport Road, Bayshore Road and US 41. Davis Boulevard, Airport Road and US 41 are the area's major arterials. All are characterized by inadequate off-street parking and no available on-street parking. Along these early- established commercial corridors many businesses were constructed prior to the establishment of development standards for parking. The parking problem has worsened along Davis Boulevard and US 41 due to roadway widening from four to six lane facilities. On-street parking is no longer available on Davis Boulevard and some of the parking area along US 41 was acquired for the recent road widening of that facility. In some cases, parking lots are oriented in such a way that vehicles must back out into traffic. Most of the commercial areas are not linked to one another so there are no shared parking opportunities. Davis Boulevard has no streetlights creating a compromised nighttime travel condition. There is very little nighttime pedestrian activity and some businesses have taken measures to secure their properties with bars on windows and chain link fences along the perimeter of their properties. The residential neighborhoods are not linked to one another. 51 The typical local street width is 18 feet in the area. The County standard for local roads is 20 feet. There is no street lighting or sidewalks on most local streets. 2. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness: The majority of land zoned for commercial development within this area is zoned General Commercial (C-4) and Heavy Commercial (C-5). Collier County Land Development Code requires a minimum lot size of 10,000 square feet with a minimum width of 100 feet. Most of the commercial lots in the area do not meet the minimum size of width required for commercial development. The lots accessed off of US41and Davis Boulevard have been reduced in size as a result of road widening projects of these two arterials. The C-4 and C-5 zoning district requires a minimum front yard setback of 25 feet, a side yard setback of 15 feet; and a 15 feet rear yard set back. The majority of buildings are located on or near the lot line, with no buffer. In addition, the entire commercial lots located between Pine Street and US41 were platted years ago when minimum standards were not applied and do not conform to most of today's standards. The majority of the land zoned for residential development in the Gateway Triangle area is zoned Residential Multiple Family -6 district (RMF-6). The area consists of 359 acres of which 125 acres are zoned residential. There are 402 residential dwelling units within this area. The actual residential density is far below the approved density for the area, with 1 unit per 3 aces developed instead of the 6 units per acre allowed. The average age of the housing stock is 45-55 years old. The RMF-6 zoning district has a minimum requirement of 6500 square feet with a width of 60 feet for a single family development; 12,000 square feet with a width of 80 feet for a two-family development; and 5,500 square feet per unit with a width of 100 feet for a three or more family residential development. Most of the residential properties in these zoning districts do not meet the minimum width required for residential development. Some do not meet either of the width or lot square footage requirements. Some of the buildings are non-conforming with regards to required minimum lot width, size, and setbacks. In the Bayshore neighborhood there is a mixture of residential zoning. The majority is RMF-6 and Residential Single Family-4 district (RSF-4). There are also Mobile Home (MH) and Village Residential district (VR) zoning within the area. The Collier County Land Development Code requires a minimum lot size of 7,500 square feet with a width of 70 feet for interior lots and 75 feet for corner lots for residential development in the RSF4 zoning district. The Collier County Land Development Code requires a minimum lot size of 6,000 square feet with a width of 60 feet for residential development in the VR and MH zoning districts. Most of the residential lots in these zoning districts do not meet the minimum width required for residential development. On average the lots in these areas are forty to fifty feet wide. Most of the buildings are non-conforming with regards to required minimum lot width, size, and setbacks. 3. Unsanitary or unsafe conditions: According to 1990 Census Data, 0.10 percent of Bayshore/Gateway Triangle area households lack complete plumbing for exclusive use. In the entire county, this figure is 0.02 percent. 52 In occupied housing units across the county for 1990, only 0.03 percent of the units had more than 1.51 or more persons per room. This figure for the Bayshore/Gateway area is 3.0 percent, reflecting a greater degree of overcrowding in the area (1990 Census). In the Bayshore/Gateway study area, 2 unsafe structures identified from January 1998 to February 2000. Sidewalks and streetlights are almost absent from local streets within the redevelopment area. 4. Deterioration of site or other improvements: Most of the local roads are poorly drained. Properties and roads are frequently flooded. Surface water management problems are present within the entire Bayshore/Gateway study area. These problems include localized flooding and direct discharge of stormwater run-off into Naples Bay. Significant and frequent flooding throughout the Gateway area is attributed to low elevations and inadequate stormwater management systems. Bayshore experiences the same problems. The entire Bayshore area, east of Bayshore Road , south of Haldemann Creek experiences the same significant and frequent flooding. South of Thomasson Drive, many of the local roads are unpaved and are poorly drained. 5. Tax or special assessment delinquency exceeding the fair value of the land: For purposes of this study, data is unavailable for this topic. 6. Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area. For purposes of this study, data is unavailable for this topic. (b) An area in which there exists faulty or inadequate street layout; inadequate parking facilities or roadways, bridges or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed construction. The residential neighborhoods lack connection to one another. The current right of way along Shadowlawn Drive is inadequate to provide needed improvements and acquisition of additional right of way would negatively impact the community. The commercial lots lack adequate parking facilities. There is no public transportation provided within the study area. The local streets do not meet the County standards of right -of- way width, pavement width, or placement of sidewalks. Housing Affordability [as defined in Section 163.355 (8) F.S.] means: An area in which there is a shortage of housing affordable to residents of low or moderate income, including the elderly. 53 There is a great demand in the County for affordable housing. According to the Florida Association of Realtors, the Naples MSA is the least affordable community in the State. In 1996, the median sales price for a single family home in the MSA was $180,000. In addition, only 31% of all dwelling units sold in 1995 were under $99,000. While there are opportunities for obtaining affordable housing in the Bayshore/Gateway Traingle Redevelopment Area, the average 1999 sales price for a single family home was $108,267. The current trends predict that acquisition and rental prices will continue to rise. According to Kiplinger's Personal Finance it is projected that within the next ten years home values in Naples are expected to grow by 75.1 percent. CONCLUSION OF FINDINGS OF BLIGHT It is the conclusion of this study that the Bayshore/Gateway Triangle study area clearly has a predominance of defective or inadequate street layout, faulty lot layout, unsafe or unsanitary conditions, and deterioration of a site or other improvements as set forth in Chapter 163 for designation as a blighted area and that rehabilitation, conservation, or redevelopment, or a combination thereof, of the Bayshore/Gateway study area is necessary and advisable in the furtherance of the public interest of residents of Collier County. 54 Section 5.3 Consistency with the Collier County Growth Management Plan The Collier County Growth Management Plan is Collier County's official comprehensive plan as mandated by Florida Statute. All development in the County must be consistent with the goals, objectives, and policies of the Growth Management Plan (GMP). The following excerpts from the Collier County GMP are provide to demonstrate that the content of the Bayshore/Gateway Triangle Redevelopment Area Plan is consistent with and furthers the goals, objectives, and policies of the Collier County GMP. The plan recognizes that a Growth Management Plan Amendment was transmitted to the Department of Community Affairs in May 2000. This amendment will reflect the redevelopment area boundaries on the Future Land Use Map and provide specific standards to this area. The amendment language is included in this document and reflected in Section 5.7 and 5.8 of the Plan. However, those provisions will not be applicable until the amendment is found in compliance by the State. The Future Land Use Element of the Growth Management is based on a series of concepts which emerged from the foundation of the 1989 GMP and public participation that was held through a series of community workshops. Some of the underlying concepts that are included in the GMP relate to redevelopment in the Bayshore/Gateway Triangle Redevelopment Plan and are listed below: Urban Service Area The Urban Service Area concept manifested in this Element is crucial to successful coordination of land development and the provision of adequate public facilities. It is within Urban Designated Areas on the Future Land Use Map that the more intensive Zoning Districts are permissible, thus the more intensive land uses. Since Urban Designated Areas are where intensive land uses are guided, it is also where fiscal resources are concentrated for the provision of roads, water supply, sewage treatment and water management. Also, facilities and services such as parks, government buildings, schools and emergency services are primarily located within Urban Designated Areas. Outside of the Urban Designated Areas only lower intensity land use is permissible, thus fewer roads and a lower level of water management is provided, and there is no, or very limited, central water and sewer. It is important that the Urban Designated Area not be so large that public facilities cannot be efficiently and effectively planned for and delivered; and not be so small that the supply of land available for development is extremely limited with resultant lack of site selection options and competition leading to elevated land prices. It is also important that the time frames for land use and public facility planning be coordinated as discussed later in this Overview. Attainment of High Quality Urban Desi.qn Major attention is given to the patterns of commercial development in Collier County. Concern about commercial development relates to transportation impacts both on a micro (access to road network) and macro (distribution of trip attractors and resultant overall traffic circulation) level and it relates to aesthetics and sense of place. Within the Traffic Circulation Element a commitment to adopt standards for road access has been accomplished through the Access Control Policy adopted by Resolution and the Access Management Plans for Mixed Use Activity Centers included in the Land Development Regulations. The Future Land Use Element includes improved Iocational criteria for commercial development. The Mixed Use Activity Centers are intended to provide for concentrated commercial development but with carefully configured access to the road network. Superior urban design is therefore promoted by carefully managing road access, avoiding strip commercial development, improving overall circulation patterns, and providing for community focal points. 55 The Bayshore/Gateway Triangle Redevelopment Area is designated on the Collier County Future Land Use Map as Urban Mixed-Use District. The Bayshore Community is located in the Urban Coastal Fringe Subdistrict and the Gateway Triangle Community is designated as Urban Residential Subdistrict. The Figure 5 is the Future Land Use Map for Collier County. The Growth Management Plan contains the following descriptions of these land use categories: I. URBAN DESIGNATION Urban Designated Areas on the Future Land Use Map include two general portions of Collier County: areas with the greatest residential densities, and areas in close proximity, which have or are projected to receive future urban support facilities and services. It is intended that Urban Designated Areas accommodate the majority of population growth and that new intensive land uses be located within them. Accordingly, the Urban Area will accommodate residential uses and a variety of non-residential uses. The Urban Designated Area, which includes Immokalee and Marco Island, represents less than 10% of Collier County's land area. The boundaries of the Urban Designated Areas have been established based on several factors, including: patterns of existing development; patterns of approved, but unbuilt, development; natural resources; water management; hurricane risk; existing and proposed public facilities; population projections and the land needed to accommodate the projected population growth. Urban Designated Areas will accommodate the following uses: ao Residential uses including single family, multi-family, duplex, and mobile home. The maximum densities allowed are identified in the Districts and Subdistricts that follow. Non-residential uses including: 1. Essential services as defined by the most recent Land Development Code. 2. Parks, open space and recreational uses; 3. Water-dependent and water-related uses (see Conservation and Coastal Management Element, Objective 11.1 and subsequent policies and the Manatee Protection Plan contained in the Land Development Code); 4. Child care centers; 5. Community facilities such as churches group housing uses, cemeteries, and schools ies; 6. Safety service facilities; 7. Utility and communication facilities; 8. Earth mining, oil extraction, and related processing; 9. Agriculture; 10. Travel trailer recreational vehicle parks, provided the following criteria are met: (a) The density is consistent with that permitted in the Land Development Code; (b) The site has direct principal access to a road classified as an arterial in the Traffic Circulation Element, direct principal access defined as a driveway and/or roadway connection to the arterial road, with no access points from intervening properties; (c) The use will be compatible with surrounding land uses. 11. Support medical facilities such as physicians' offices, medical clinics, treatment, research and rehabilitative centers, and pharmacies provided the dominant use is medical related and located within ¼ mile of existing or approved hospitals or medical centers which offer primary and urgent care treatment for all types of injuries and traumas, such as, but not limited to, North Collier Hospital. The distance shall be measured from the nearest point of the tract that 56 the hospital is located on or approved for, to the project boundaries of the support medical facilities. Approval of such support medical facilities may be granted concurrent with the approval of new hospitals or medical centers which offer primary and urgent care treatment for all types of injuries and traumas. Stipulations to ensure that the construction of the support medical facilities are concurrent with hospitals or medical centers shall be determined at the time of zoning approval. Support medical facilities are not allowed under this provision if the hospital or medical center is a short-term leased facility due to the potential for relocation. 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, and in the Urban Commercial District, Mixed Use Activity Center Subdistrict and Interchange Activity Center Subdistrict. 13. Commercial uses accessory to other permitted uses, such as a restaurant accessory to a golf course or retail sales accessory to manufacturing, so long as restrictions or limitations are imposed to insure the commercial use functions as an accessory, subordinate use. Such restrictions or limitations could include limiting the size and/or location of the commercial use and/or limiting access to the commercial use. 14. Industrial uses subject to criteria identified in the Urban - Industrial District, in the Urban - Mixed Use District, and in the Urban Commercial District, certain quadrants of Interchange Activity Centers. 15. Hotels/motels consistent by Policy 5.9, 5.10, and 5.11, or as permitted in the Immokalee Area, Golden Gate Area and Marco Island Master Plans. 18. Business Park uses subject to criteria identified in the Urban-Mixed Use District, Urban Commercial District and Urban-Industrial District. 1. Urban Residential Subdistrict The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. This Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District. Maximum eligible residential density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the Land Development Code. The redevelopment activities identified in this plan for the Gateway Triangle community support a wide range of land uses that will be consistent with the Growth Management Plan. These uses include, commercial (hotel, retail, off.ice) Office/VVarehouse, public facilities and residential (single- family and multi-family). The Bayshore Community is designated as Urban Coastal Fringe, the GMP describes the subdistrict as the following: 2. Urban Coastal Fringe Subdistrict The purpose of this Subdistrict is to provide transitional densities between the Conservation Designated Area and the Urban Designated Area. It includes that area south of US 41 between the City of Naples and Collier-Seminole State Park, including Marco Island and comprises approximately 18,000 acres and 15% of the Urban Mixed Use District. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation Designated Area, residential densities shall be limited to a maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per acre through provision of Affordable Housing and Transfer of Development Rights. Rezones are recommended to be in the 57 form of a Planned Unit Development. The Marco Island Master Plan shall provide for density, intensity, siting criteria and specific standards for land use districts on Marco Island. The Growth Management Plan Amendment that creates the Bayshore/Gateway Triangle Redevelopment Area allows for a maximum density of 12 units per acres along the major arterials if certain greater are followed. This provision will not be in effect until the amendment is found in compliance. 4. PUD Neighborhood Village Center Subdistrict The purpose of this Subdistrict is to allow for small-scale retail, offices, and service facilities to serve the daily needs of the residents of a PUD. The acreage eligible for Neighborhood Village Center designation and uses shall be sized in proportion to the number of units to be served, but in no event shall the acreage exceed 15 acres. The Neighborhood Village Center uses may be combined with recreational facilities or other amenities of the PUD and shall be conveniently located to serve the PUD. The Village Center shall not have independent access to any roadway external to the PUD and shall be integrated into the PUD. Phasing of construction of the Neighborhood Village Center shall be controlled so that it occurs concurrent with the residential units. The Planned Unit Development district of the Land Development Code shall be amended within one (1) year to provide standards and principles regulating access, location or integration within the PUD of the Village Center, allowed uses, and square footage and/or acreage thresholds. 5. Business Park Subdistrict The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-industrial uses, designed in an attractive park-like environment with low structural density where building coverage ranges between 25% to 45% and where landscaped areas provide for buffering and enjoyment by the employees and patrons of the park. Business Parks shall be allowed as a Subdistrict in the Urban-Mixed Use District, Urban Commercial District and Urban Industrial District and may include the general uses allowed within each District, the specific uses set forth below, and shall comply with the following general conditions: a Business Parks shall be permitted to include up to 30% of the total acreage for non-industrial uses of the type identified in "c" below, and will reserve land within the industrially designated areas for industrial uses. The percentage and mix of each category of use shall be determined at the time of zoning in accordance with the criteria specified in the Land Development Code. b Access to arterial road systems shall be in accordance with the Collier County Access Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation Sub-Element. c Non-industrial uses may include uses such as certain offices, financial institutions, retail services, institutional, cultural facilities, medical facilities, hotels/motels at a density of 26 units per acre, and recreational facilities. Retail Uses shall be limited to those uses which serve the employees of businesses within the Park or are related to the products, goods and services that are manufactured, distributed, produced or provided by businesses in the Park. d When the Business Park is located within the Urban Industrial District or includes industrially zoned land, those uses allowed in the Industrial Zoning District shall be permitted provided that the total industrial acreage is not greater than the amount previously zoned or designated industrial. When a Business Park is located in the Urban Commercial District or Urban-Mixed Use District, the industrial uses shall be limited to light industry such as light manufacturing, processing, and packaging in fully enclosed buildings; research, design and product development; printing, lithography and publishing; and similar light industrial uses that are compatible with non-industrial uses permitted in the district; and, the Planned Unit Development Ordinance or Rezoning Ordinance for a Business Park project shall list specifically all permitted uses and development standards consistent with the criteria identified in this provision. 58 e Business Parks must be a minimum of 35 acres in size. f Business Parks located within Interstate Activity Center quadrants that permit Industrial Uses shall also be required to meet the standards as stated under the Interstate Activity Center Subdistrict for commercial and industrial land uses. g Business Parks shall adopt standards for the development of individual building parcels and general standards for buffering, landscaping, open space, signage, lighting, screening of outdoor storage, parking and access management. h When located in a District other than the Urban Industrial District, the Business Park must have direct access to a road classified as an arterial in the Traffic Circulation Sub-Element. Business Parks are encouraged to utilize PUD zoning. j The maximum additional acreage eligible to be utilized for a Business Park Subdistrict within the Urban-Mixed Use District is 500 acres, exclusive of open space and conservation areas. 6. Office and In-fill Commercial Subdistrict The intent of this Subdistrict is to allow low intensity office commercial or in-fill commercial development on small parcels within the Urban-Mixed Use District located along arterial and collector roadways where residential development, as allowed by the Density Rating System, may not be compatible or appropriate. Lower intensity office commercial development attracts low traffic volumes on the abutting roadway(s) and is generally compatible with nearby residential and commercial development. The criteria listed below must be met for any project utilizing this Subdistrict. For purposes of this Subdistrict, "abuts" and "abutting" excludes intervening public street, easement (other than utilities) or right-of-way, except for an intervening local street; and "commercial" refers to C-1 through C-5 zoning districts and commercial components of PUDs. a. The subject site abuts a road classified as an arterial or collector as identified on the five-year Future Traffic Circulation Map, as contained in the Traffic Circulation Sub-Element. b. The site utilized for commercial use is 12 acres or less in size, and the balance of the property in excess of 12 acres, if any, is limited to an environmental conservation easement or open space; c. The site abuts commercial zoning: (i) On one side and non-commercial zoning on the other side; or, (ii) On both sides; d. The depth of the requested commercial does not exceed the depth of the abutting commercial parcel(s); e. Project uses are limited to office or low intensity commercial, except for land abutting commercial zoning on both sides, as provided for in (c) above, the project uses may include those of the highest intensity abutting commercial zoning district; f. The parcel in question was not created to take advantage of this provision and was created prior to the adoption of this provision in the Growth Management Plan on October 28, 1997; g. At time of development, the project will be served by central public water and sewer; and h. The project will be compatible with existing land uses and permitted future land uses on surrounding properties. i. For those sites that have existing commercial zoning abutting one side, commercial zoning used pursuant to this subsection shall only be applied one time to serve as a transitional use and will not be permitted to expand. j. The maximum acreage eligible to be utilized for the Office and Infill Subdistrict within the Urban-Mixed Use District is 250 acres. 7. Traditional Neighborhood Design The purpose of this provision is to encourage the development of Traditional Neighborhood Design (TND) projects. TNDs are typically human-scale, pedestrian-oriented, interconnected residential neighborhood projects that are centered around a village green with a mix of commercial uses including retail, office and civic amenities that complement each other. Residential uses are often located above retail uses. A grid pattern is the basis for the transportation network. The main street component of the TND is appropriately 59 integrated in the TND and sized in proportion to the scale of the project with a maximum of 15 acres of commercial permitted. Standards shall be developed in the Land Development Code which will regulate access, permitted uses, square footage and/or acreage thresholds, lot frontage dimensions,street widths, setbacks, and other standards that are integral to the TND concept. The proposed Bayshoe/Gateway Triangle Redevelopment Overlay will provide a density rating system that will promote infill development in existing urban areas. Until the overlay is found in compliance the following density rating system will apply and the redevelopment plan activities will be consistent with this provisioin. DENSITY RATING SYSTEM This Density Rating System is only applicable to areas designated Urban, Urban - Mixed Use District, as identified on the Future Land Use Map, exclusive of the Urban Residential Fringe Subdistrict, and exclusive of Urban areas encompassed by the Immokalee Area Master Plan, Golden Gate Area Master Plan, and Marco Island Master Plan. The Density Rating System is applicable to the Urban Coastal Fringe Subdistrict to the extent that the residential density cap of 4 dwelling units per acre is not exceeded, except for the density bonus for Affordable Housing and Transfer of Development Rights. This Density Rating System only applies to residential dwelling units. Within the applicable Urban Designated Areas, a base density of 4 residential dwelling units per gross acre is permitted, though not an entitlement. This base level of density may be adjusted depending upon the characteristics of the project. a. Density Bonuses Consistency with the following characteristics may add to the base density. Density bonuses are discretionary, not entitlements, and are dependent upon meeting the criteria for each bonus provision and compatibility with surrounding properties, as well as the criteria in the Land Development Code. All new residential zoning shall be consistent with the Density Rating System, except as provided in policies 5.9, 5.10 and 5.11 of the Future Land Use Element. 1. Conversion of Commercial Zoning If the project includes conversion of commercial zoning which is not located within an Mixed Use Activity Center or Interchange Activity Center, or which is not consistent with the Neighborhood Village Center Subdistrict, a bonus of up to 16 dwelling units may be added for every 1 acre of commercial zoning which is converted. These dwelling units may be distributed over the entire project. The project must be compatible with surrounding land uses. 2. Proximity to Mixed Use Activity Center or Interchange Activity Center If the project is within one mile of a Mixed Use Activity Center or Interchange Activity Center and located within a residential density band, 3 residential units per gross acre may be added. The density band around a Mixed Use Activity Center or Interchange Activity Center shall be measured by the radial distance from the center of the intersection around which the Mixed Use Activity Center or Interchange Activity Center is situated. If 50% or more of a project is within the density band, the additional density applies to the gross acreage of the entire project. Density bands are designated on the Future Land Use Map and shall not apply within the Estates Designation or for properties within the Traffic Congestion Area. 3. Affordable Housing To encourage the provision of affordable housing within the Urban Designated Area, a maximum of up to 8 residential units per gross acre may be added to the base density if the 60 project meets the definitions and requirements of the Affordable Housing Density Bonus Ordinance (Section 2.7.7 of the Land Development Code, Ordinance #91-102, adopted October 30, 1991). In the Urban Coastal Fringe Subdistrict, Affordable Housing projects must provide appropriate mitigation consistent with Policy 13.1.2 of the Conservation and Coastal Management Element. 4. Residential In-fill To encourage residential in-fill in areas with existing development, 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 10 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; (d) The property in question has no common site development plan with adjacent property; (f) There is no common ownership with any adjacent parcels; and (g) The parcel in question was not created to take advantage of the in-fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989. 5. Roadway Access If the project has direct access to 2 or more arterial or collector roads as identified in the Traffic Circulation Element, 1 residential dwelling unit per gross acre may be added. Density credits based on future roadways will be awarded if the developer commits to construct a portion of the roadway (as determined by the County Transportation Department) or the road is scheduled for completion during the first five years of the Capital Improvements Plan. The Roadway Access bonus is not applicable to properties located within the Traffic Congestion Area. 6. Transfer of Development Rights To encourage preservation/conservation of natural resources, density transfers are permitted within that portion of the Urban designated area subject to this Density Rating System. However, density shall not be transferred into the Coastal Management Area from outside the Coastal Management Area. Lands lying seaward of the Coastal Management Boundary, identified on the Future Land Use Map, are within the Coastal Management Area. Density may be increased above and beyond the density otherwise allowed by the Density Rating System in accordance with the Transfer of Development Rights (TDR) Section 2.2.24.11 of the Land Development Code adopted by Ordinance #91-102, on October 30, 1991, as amended. b. Density Reduction Consistency with the following characteristic would subtract density: 1. Traffic Congestion Area If the project is within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, 1 dwelling unit per gross acre would be subtracted. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport-Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the Mixed Use Activity Center's residential density band located at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a road forming the boundary of the Area; however, if that property also has an access point 61 to a road not forming the boundary of the Traffic Congestion Area it will not be subject to the density reduction. Density Conditions: The following density condition applies to all properties subject to the Density Rating System. 1. Maximum Density The maximum permitted density shall not exceed 16 residential dwelling units per gross acre within the Urban designated area, except when utilizing the Transfer of Development Rights (TDR) Section 2.2.24.10 of the Land Development Code adopted by Ordinance #91-102, on October 30, 1991, as amended. A portion of Activity Center #16 is included in the Bayshore/Gateway Triangle Redevelopemnt Area. The provisions outlined below are consistent with the goals of the redevelopment plan. B. Urban Commercial District This District is intended to accommodate almost all new commercial zoning; a variety of residential uses, including higher densities for properties not located within the Urban Coastal Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses. 1. Mixed Use Activity Center Subdistrict Mixed Use Activity Centers have been designated on the Future Land Use Map Series identified in the Future Land Use Element. The locations are based on intersections of major roads and on spacing criteria. There are 19 Mixed Use Activity Centers which comprise approximately 3,000 acres, including 3 Interchange Activity Centers (#4, 9, 10) which will be discussed separately. Two Activity Centers #19 and 21 have been deleted and replaced by the land use designations identified in the Marco Island Master Plan and Future Land Use Map. The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. Additionally, some commercial development is allowed outside of Mixed Use Activity Centers in the Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Interchange Activity Center Subdistrict, Traditional Neighborhood Design Subdistrict, and by Policies 4.7, 5.9, 5.10, and 5.11 of the Future Land Use Element. Mixed Use Activity Centers are intended to be mixed-use in character. The actual mix of the various land uses - which may include the full array of commercial uses, residential uses, institutional uses, hotel/motel uses at a density consistent with the Land Development Code - shall be determined during the rezoning process based on consideration of the factors listed below. For residential development, if a project is within the boundaries of a Mixed Use Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe Subdistrict, up to 16 residential units per gross acre may be permitted. This density may be distributed throughout the project, including any portion located outside of the boundary of the Mixed Use Activity Center. The factors to consider during review of a rezone petition are as follows: - Rezones within Mixed Use Activity Centers are encouraged to be in the form of a Planned Unit Development. There shall be no minimum acreage limitation for such Planned Unit Developments except all requests for rezoning must meet the requirements for rezoning in the Land Development Code. 62 The amount, type and location of existing zoned commercial land, and developed commercial uses, within the Mixed Use Activity Center and within two road miles of the Mixed Use Activity Center; Market demand and service area for the proposed commercial land uses to be used as a guide to explore the feasibility of the requested land uses; Existing patterns of land use within the Mixed Use Activity Center and within two radial miles; Adequacy of infrastructure capacity, particularly roads; Compatibility of the proposed development with, and adequacy of buffering for, adjoining properties; Natural or man-made constraints; Rezoning criteria identified in the Land Development Code; Conformance with Access Management Plans for Mixed Use Activity Centers contained in the Land Development Code; Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact Analysis, and a site plan/master plan indicating on-site traffic movements, access point locations and type, median opening locations and type on the abutting roadway(s), location of traffic signals on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections; Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future adjacent projects; Conformance with the architectural design standards as identified in the Land Development Code. The mix of uses in all of these specifically designated, except for #6 at Davis Boulevard and Santa Barbara Boulevard, range from 80 to 100% commercially zoned and/or developed property. Activity Center #6 is approximately 60% commercially zoned and/or developed. For purposes of these specifically designated Activity Centers, the entire Activity Center is eligible for up to 100%, or any combination thereof, of each of the following uses: commercial, residential and/or community facilities. In recognition of the benefit resulting from the coordination of planned land uses and coordinated access points to the public road network, Master Planned Activity Centers are encouraged through the allowance of flexibility in the boundaries, mix and location of uses permitted within a designated Mixed Use Activity Center and may be permitted to modify the designated configuration. The boundaries of Master Planned Mixed Use Activity Centers depicted on the Future Land Use Map Series are understood to be flexible and subject to modification during final site design; however, the approved amount of commercial development shall not be exceeded. The actual mix of land uses shall be determined using the criteria for other Mixed Use Activity Centers. All of the following criteria must be met for a project to qualify as a Master Planned Mixed Use Activity Center: The applicant shall have unified control of the majority of a quadrant in a designated Activity Center. Majority of the quadrant shall be defined as at least 51% of the privately owned land within any Activity Center quadrant. However, if a property owner has less than 51% ownership within a quadrant, that property owner may still request a rezoning under the provisions of a Mixed Use Activity Center Subdistrict subject to the maximum acreage allowed in Paragraph 2 below. Property owners with less than 51% ownership are encouraged to incorporate vehicular and pedestrian accesses with adjacent properties within the Activity Center. Any publicly owned land within the quadrant will be excluded from acreage calculations to determine unified control; 63 2. The permitted land uses for a Master Planned Mixed Use Activity Center shall be same as for designated Activity Centers; however, a Master Planned Mixed Use Activity Center encompassing the majority of property in two or more quadrants shall be afforded the flexibility to redistribute a part or all of the allocation from one quadrant to another. The maximum amount of commercial permitted at Activity Centers # 3 and #7 is 40 acres per quadrant for a total of 160 acres maximum in the entire Activity Center, the balance of the of the land uses shall be for residential and/or community facilities. Activity Center #14 shall have a maximum of 45 acres for commercial use, the balance of the land uses shall be for residential and/or community facilities. Activity Centers #2 and #5 have approximately 80% of the area zoned or developed for commercial uses. For purposes of these two Activity Centers, the entire Activity Center is eligible for up to 100% or any combination thereof, of the following uses: commercial, residential and/or community facilities. 3. The location and configuration of all land uses within a Master Planned Mixed Use Activity Center shall be compatible with and related to existing site features, surrounding development, and existing natural and manmade constraints. Commercial uses shall be oriented so as to provide coordinated and functional transportation access to major roadways serving the Activity Center, and functionally related or integrated with surrounding land uses and the planned transportation network; and 4. Adjacent properties within the Activity Center that are not under the unified control of the applicant shall be considered and appropriately incorporated (i.e. pedestrian and vehicular interconnections) into the applicant's Master Plan. New Mixed Use Activity Centers may be proposed if all of the following criteria are met and an amendment is made to delineate the specific boundaries on the Future Land Use Map series for Mixed Use Activity Centers: · The intersection around which the Mixed Use Activity Center is located consists of an arterial and collector road, or two arterial roads, based upon roadway classifications in the Traffic Circulation Element. · The Mixed Use Activity Center is no closer than two miles from any existing Mixed Use Activity Center, as measured from the center point of the intersections around which the existing and proposed Mixed Use Activity Centers are located. · Market justification is provided demonstrating need for a Mixed Use Activity Center at the proposed location. The redevelopment plan is consistent with the following policies. The Plan identifies US41 from Davis to Airport Road as a subarea in the Bayshore/Gateway Triangle Redevelopment area. The Plan proposes to adopt specific development standards along this corridor that will provide an incentive for development/redevelopment and compliment the 5th Avenue redevelopment efforts that have taken place in the City of Naples. Policy 4.4: Corridor Management Plans have been developed by Collier County in conjunction with the City of Naples. The Plans identify appropriate urban design objectives and recommend Land Development Regulations and Capital Improvements to accomplish those objectives. Plans have been completed for the following road corridors: Goodlette-Frank Road south of Pine Ridge Road, and Golden Gate Parkway from US 41 to Santa Barbara Boulevard. Future Corridor Management Plans may be prepared as directed by the Board of County Commissioners. The goals for each Corridor Management Plan will be established prior to the development of the Plan. Corridors that may be considered jointly with the City of Naples include: a. Pine Ridge Road from US 41 to Goodlette-Frank Road; b. Davis Boulevard from US 41 to Airport Road; 64 c. US 41 from Creech Road to Pine Ridge Road; and d. US 41 from Davis Boulevard to Airport Road. The Board of County Commissioners will determine the boundaries of the corridors selected and the time frame for completion. Policy 4,7: Redevelopment Plans for existing commercial and residential areas may be considered by the Board of County Commissioners. These plans may consider alternative land use plans, modifications to development standards, and incentives that may be necessary to encourage redevelopment. For properties that have been reviewed under the Zoning Reevaluation Program, changes to the density and intensity of use permitted may be considered, in order to encourage redevelopment in these areas. Some of the specific areas that may be considered by the Board of County Commissioners for redevelopment include: a. Pine Ridge Road between U.S. 41 North and Goodlette-Frank Road; b. Bayshore Drive between U.S. 41 East and Thomasson Drive; c. U.S. 41 East between Davis Boulevard and Airport-Pulling Road; d. Davis Boulevard between U.S. 41 East and Airport-Pulling Road; e. U.S. 41 North in Naples Park; f. C.R. 951 between Green Boulevard and Golden Gate Parkway; and, g. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores #1. The following policies are consistent with the intent of the Redevelopment Plan to encourage infill development and redevelopment within the urban areas where infrastructure is provided. Policy 5.3: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by confining urban intensity development to areas designated as Urban on the Future Land Use Map, and by requiring that any changes to the Urban Designated Areas be contiguous to an existing Urban Area boundary. Policy 5.5: Encourage the use of existing land zoned for urban intensity uses before permitting development of other areas. This shall occur by planning for the expansion of County owned and operated public facilities and services to existing zoned land before servicing other areas. Policy 5.7: Encourage recognition of identifiable communities within the urbanized area of western Collier County. Presentation of economic and demographic data shall be based on Planning Communities and commonly recognized neighborhoods. 65 The Bayshore/Gateway Triangle Redevelopment Area Overlay Designation, if found in compliance will allow infill commercial development and higher density based on a different set of criteria to meet the goals of redevelopment in this area. The proposed Future Land Use Amendment is listed below and shown as underlined text. The language will not apply until it is found in compliance: Amend Policy 1.5: Overlays and Special Features shall include: A. Area of Critical State Concern Overlay B. Areas of Environmental Concern Overlay C. Airport Noise Area Oveday D. Bayshore/Gateway Triangle Redevelopment Overlay D. Bayshore/Gateway Triangle Redevelopment Overlay The Bayshore/Gateway Triangle Redevelopment Overlay. depicted on the Future Land Use Map. iS consistent with the boundaries of the Bayshore/Gateway Triangle Redevelopment Area adopted by the Board of County. Commissioners on March 14. 2000. The intent of the redevelopment program is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment Area by providing incentives that will encourage the pdvate sector to invest in this urban area. This Oreday allows for additional neighborhood commercial uses and higher residential densities that will promote the assembly of property_. or joint ventures between property owners. while providing interconnections betweeri properties and neighborhoods. The intent of this Oveday is to allow for more intense development in an urban area where urban services are available. One or more zoning overlays will be adopted int9 the Collier County_ Land Development Code to aid in the implementation of this Overlay. The following provisions and restrictions apply to this Overlay; Commercial uses allowed within this Overlay are those contained in the C-1 through C-3 zoning districts of the Collier County. Land Development Code. and hotels/motels. except as commercial uses may be limited by a zoning overlay. Mixed residential and commercial uses are permitted. For such mixed uses. commercial uses are permitted on the first two stodes only. Commercial and mixed use projects should be pedestrian oriented and are encouraged to provide access (vehicular. pedestrian. bicycle) to nearby residential areas. The intent is to encourage pedestrian use of the commercial area and to provide opportunity_ for nearby residents to access these commercial use-~ without traveling onto major roadways. Parking is encouraged to be located to the rear of the buildings with the buildings oriented closer to the major roadway to promote traditional urban development, Residential uses are allowed within this Overlay. Permitted density_ shall be as determined through application of the Density_ Rating System. and applicable FLUE Policies. except as provided and except as may be limited by a zoning overlay. Non-residential/non-commercial uses allowed within this Overlay include essential services: parks, recreation and open space uses: water-dependent and water-related uses: child care centers; community_ facility. uses: safety_ service facilities: and. utility_ and communication facilities, Pro_Derties with access to US-41 East are allowed a maximum density of 12 residential units per acre. The pro.iect must be integrated into a mixed-use development with access to existing neighborhoods and adjoining commercial .Droperties in order to be eligible for this higher density, Any eligible density_ bonuses. as provided in the Density_ Rating System. would be in addition to thn eligible density_ provided herein. The maximum density. allowed is that specified under Density Conditions in the Density_ Rating System. If said residential properties do not provide access tn 66 9. 10. 11. 12. 13. 14, neighborhoods and commercial sites. then density, is limited to that allowed by the Densi _ty Rating System and applicable FLUE Policies. except as may be limited by a future zoning overlay. Properties with access to Bayshore Drive. as identified in the Bayshore Zoning Overlay District. are allowed a maximum density_ of 12 residential units per acre provided the property_ meets the specific development standards that will apply to commercial and mixed-use development along the Bayshore Ddve corridor. The Bayshore Drive Zoning Overlay will be developed and adopted into the Larld Development Code in the next available amendment cycle. Expansion of existina commercial zoning boundaries along Bayshore Drive will not be allowed until the zoning oveday is in place. Properties within the Bayshore Drive Zoning Oveday may be eligible for in-fill Iow- inter~sity commercial development provided they meet the criteria listed below: a, If orle parcel in the proposed pro_iect abuts commercial zoning on 0rte side. the commercial zoning may be applied for the entire pro.iect site. Interconnection of parcels. shared parking agreements. and complementary_ design features are all rea. uired. b, The depth of a parcel for which commercial zoning is sought may exceed the depth of the abutting commercial zoned property_. Adea. uate buffers must be provided between the commercial uses and non-commercial uses and non-commercial zoning. c. The pro.iect must be compatible with existing land uses and permitted future land uses on ~.;urrounding properties. Parcels currently within the boundaries of Mixed Use Activi_ty Center #!6 will continue to be governed by the Mixed Use Activity. Center Subdistrict. A zoning oYerlay may be developed for these properties within the Mixed Use Activity_ Center to provide specific development standards. Existing zoning districts for some properties within the Bayshore/Gateway Triangle Redevelopment Oveday allow uses. densities and development standards that are inconsisterlt with the uses. densities and development standards allowed within this Overlay. These properties are allowed to develop and redevelop in accordance with their existing zoning until such time as a zoning overlay is adopted which may limit such uses. densities and development standards, Buildings containing only commercial uses are limited to a maximum height of three stodes. Buildings containing only residential uses are limited to a maximum height of three stories Buildings containing mixed use (residential uses over commercial uses) are limited to a maximum height of four stories. For pu .rposes of this Overlay. each 14 feet of building height shall be considered one story_. Hotels/motels will be limited to a maximum floor area ratio of 0.45 and a maximum height of four stories. Buildings containing commercial uses, or mixed use. are limited to a maximum building footprint of 20.000 square feet. Zoning ovedays may provide for increased building heights and/or building size by conditional us~- approval. Building footprint size and/or height may be further limited in a zoning overlay. 67 Figure 6 T 49 S T 50 S T61S S Lt ,.L S 91r / 68 S 1,9 ,1. J S ~9 .L I S S9 ..L I Section 5.4 Community Objectives A major component of the Bayshore and Gateway Triangle Redevelopment Plan included an intensive community involvement process to: 1) establish consensus on the need for redevelopment; and 2) develop a strong community-based statement of objectives to be achieved through the redevelopment process. Four community workshops were held, in each of which over 100 residents, business owners, property owners and non-profit group representatives participated. A series of interviews was conducted with residents, business owners, property owners and non-profit group representatives. Through these processes, opinions as to the future vision of the area was developed and refined. Alternative development strategies were presented and articulated through the process. Workshop I: December 10, 1998. Approximately 140 people participated in the first general workshop. The meeting was divided into three sessions. In the first session, presentations on the study area analysis and the objectives of the workshop were made to the entire assembly. In the second session the attendees were divided into twelve discussion groups for open discussions of area problems, issues and opportunities. Finally, the small groups presented a summary of their respective findings to the reassembled entire group, and the entire group participated in a process of voting on their agreement with the issues and opportunities. As a parallel activity, the full roup utilized a booklet prepared by the Staff to undertake a Visual Preference Survey. The results of both exercises are presented in Section V, Vision and Objectives, of the Bayshore and Gateway Triangle Redevelopment Plan Report prepared by Landers-Atkins. Workshop I1: February 18, 1999. Approximately 138 people participated in the second general workshop at which the preliminary results of the economic market analysis and recommendations on supportable catalyst projects were presented. A set of alternative land use plans and catalyst project area plans was also presented. See Section IV for the Market Analysis and Section VII of the Bayshore and Gateway Triangle Redevelopment Plan Report for the Alternatives. Special Workshop: April 7, 1999. Approximately 110 people participated in a special workshop on the roadway and landscape design options for Bayshore Drive. Landers-Atkins Planners developed conceptual design alternatives for the configuration of the roadway based on the alternative land use and design studies that were analyzed at Workshop II. See Section VII of the Bayshore and Gateway Triangle Redevelopment Plan Report for the details on these studies. Workshop II1: October 7, 1999. Approximately 100 people participated in the third general workshop at which the Consultants presented the draft final plan to the group. Through this process of the Bayshore and Gateway Triangle Redevelopment produced three levels of recommendations that constitute the Community's objectives for achieving enhancement and redevelopment of the project area. 69 General Objectives: The workshops resulted in a prioritization of community improvements that express general consensus on specific problems that need to be addressed. The higher priority items included: 1. The problem of drainage 2. The need for greater code enforcement 3. Install better and more attractive street lighting 4. Image of insecure, unsafe area; crime 5. The problem of absentee landlords 6. Poor lighting 7. Gulf Gate Shopping Center fix-up 8. Landscaping on Bayshore 9. Dredging canals and creeks 10. Botanical Garden as a catalyst project 11. Sidewalks and pathways 12. Old Florida theme 13. Maintain Bayshore as a 4-lane 14. Sabal Bay project 15. Consistent theme Visual Preference Statement: Secondly, the community expressed a strong interest in achieving physical improvements that were directed by strong design and aesthetic preferences. Items that were covered included: · Buildings - representing an "Old Florida" or "Cracker" style with covered porches, metal roof, and dormers; · Signage - representing a low, monument-style sign with the business logogram suppressed to the design of the sign's background and the landscape planting surrounding it; · Pathways - representing sidewalk set back from the curb by a distance greater than the width of the walk and with planting materials and low pedestrian lighting provided between the walk and curb; · On-Street Parking - representing a street with a narrow planted median and the use of angle parking interspersed with planting areas on both sides of the street; · Landscaping - representing a street with a landscaped median and landscaping and decorative lighting fixtures on the edges; · Public Spaces - representing a pedestrian area with palms and a large pool with a water jet fountain. Specific Pre.qrammatic Objectives: These general community objectives and design preferences were subsequently articulated through the work of the Consulting Team and documented in the Bayshore and Gateway Triangle Redevelopment Plan report. These objectives include the creation of two significant strategic initiatives through which an intensive redevelopment program would be implemented: Establishment of A Community Redevelopment Agency and Area as enabled by Chapter 163 Florida Statutes, with the Board of County Commissioners sitting as the Community Redevelopment Agency (CRA), to implement intensive redevelopment activities. The recommendation for the creation of a CRA is paralleled by the recommendation that the County utilize Tax Increment Financing (TIF), as also permitted by Chapter 163 Florida Statutes, as a major funding tool to be used in concert with general revenues, Municipal Service Taxing Units (MSTU), Municipal Service Benefit Units (MSBS), and other sources, to fund the redevelopment activities. 70 Establishment of A Neighborhood Focus Initiative to coordinate the direction of a variety of public and quasi-public services to enhance major residential portions of the project area. The Neighborhood Focus Initiative arm of the program would coordinate the efforts of County Agencies, Other Public Agencies and Private Neighborhood Institutions as needed to focus on the particular needs and opportunities of each neighborhood. Section 5.5 Redevelopment Area Characteristics and Analysis Location The Bayshore and Gateway Triangle Redevelopment study area is located on the southeastern edge of the City of Naples in Collier County. US Highway 41 (the Tamiami Trail) is the common boundary of the two sub-areas of the study with the Gateway Triangle area lying to the north of the Tamiami Trail and the Bayshore area to the south. Davis Boulevard (State Road 84) further defines the Triangle on the north, with commercial properties facing the north side of Davis being included in the study area. The eastern boundary of the Triangle is defined by Airport Pulling Road (County Road 31) with properties facing the eastern side the road being included. The area is also includes the Collier County Government Complex which extends further to the east. The name of the area is derived from the triangle formed by these three arterial roads. The area has also been referred to as the "Gateway" into the urban area of the County and the City of Naples from the east. The Triangle area contains approximately 291 acres. A diagram of the existing conditions is provided in the form of a large fold-out map contained in the Appendix C of this document. The map indicates current zoning, parcel lines, parks, schools, public facilities, and streets. The Plan encourages the development of a open space link between Sudgen Park and the property currently owned by the Botanical Gardens and the development of neighborhood parks if appropriate. The Bayshore and Gateway Triangle area is certainly beset by many problems that are typical of older urban areas that have been passed over in the wave of newer urban development: dilapidated and vacant structures; inadequate site amenities; inadequate drainage and other public facilities; and the reuse of older structures by marginal or less-desirable users. At the same time, the area possesses a number of assets and presents some clear opportunities that are supportive of redevelopment. The Bayshore area extends south of the Tamiami Trail as a large rectangular area that is accessed primarily by and extends to the east and west of Bayshore Drive. The eastern boundary is defined by the eastern extent of short streets that extend eastward from Bayshore. The southern boundary has been defined at a line that is south of the existing development associated with Bayshore. The western boundary is formed by the Corporate Limits of the City of Naples. The Bayshore area contains approximately 1,448 acres. Access One of the strongest assets of the area is its location at the convergence of major regional roadway facilities and the high capacity of these facilities. Tamiami Trail, Davis Boulevard and Airport Pulling Road are all six- lane arterial facilities that link the area to all parts of Collier County, Naples and the region. These roadways bring thousands of local commuters and visitors to and through the study area daily. Additionally, Bayshore Drive and Thomasson Drive provide excellent local service to the Bayshore area. The roadways that are used to define the study area also make the area very accessible from Collier County, Naples and the region. Tamiami Trail extends westward into Naples then swings northward as the major arterial roadway through Naples and into Lee County. The Tamiami Trail 71 extends southward toward Marco Island and then eastward to Miami. The Florida Department of Transportation (DOT is nearing completion of a major widening of the Tamiami Trail throughout its extent in the study area. Upon completion, the facility will provide three lanes of travel in each direction and provide improved turning capacity at the Bayshore Drive/Shadowlawn Drive intersection Davis Boulevard has its origin at the western apex of the Triangle and extends eastward as a major arterial for the southeastern portion of the County. It provides a connection with 1-75 and, thus, is a significant linkage to the southern part of the State. Airport Pulling Road also has its origin at the Tamiami Trail and extends northward as a major arterial roadway providing access to the Naples Airport and the northwestern portion of the County. Two north-south streets, Commercial Drive and Shadowlawn Drive, and an east-west street, Linwood Avenue, serve the internal portions of the Triangle. Shadowlawn Drive is a northerly extension of the Bayshore Drive alignment and extends to the north of Davis Boulevard into a residential area. Linwood Avenue extends from Airport Pulling Road to commercial Drive. All three of these streets are narrow two lane facilities with side swale drainage facilities. Several other short streets serve the properties in the area. Bayshore Drive is a curbed four-lane section with a median from the Tamiami Trail southward to Thomasson Drive. South of Thomasson it is a two-lane facility with side swale drainage facilities. Bayshore reaches a dead-end approximately 0.8 miles south of Thomasson. Thomasson Drive is the second major street serving the Bayshore area by providing two lanes of service extending eastward to the Tamiami Trail. Pine Street extends southward into the northwestern portion of the Bayshore area from the Tamiami Trail at a point approximately 1,900 feet west of Bayshore Drive. Becca Street and Weeks Avenue link Pine and Bayshore and serve the area north of Haldeman Creek. Several short, and frequently dead-end, streets extend east and west from Bayshore. The most significant street network in the Bayshore area is the private street system within the gated community of Windstar. Land Use and Physical Conditions The analysis of the study area has been undertaken by dividing it into three sectors - a North Sector defined as the Triangle and uses facing the opposite side of the surrounding major streets; a Central Sector extending from the Tamiami Trail to Thomasson Drive; and a South Sector extending south of Thomasson. Figure 7-9 display the areas. North Sector: The Triangle area contains a wide mixture of residential, commercial, industrial and institutional land uses. The interior of the Triangle contains two sub-areas that are very distinct in character. A north- south line defined in part by Pine Street defines the two sub-areas. The area west of that line contains a mixture of commercial and service uses, many of, which are semi-industrial in character. There are numerous businesses related to automobiles and boats, and to building construction materials and services. Many small land parcels supporting small structures define the physical character of the area. For the most part, the structures are constructed of light metal and the sites are intensively used with few site amenities. A restaurant, a gasoline/convenience store, and miniature golf facility, that are newer and well landscaped and maintained, face on the Tamiami Trail. The core of the sub-area to the east of the Pine Street line is primarily residential in character and is known as the Shadowlawn neighborhood. There is a mixture of single-family and multi-family housing that is generally forty years or more in age. For the most part, the single-family housing is small and much of the stock is rental. There is one large apartment complex in the area on the north side of Linwood, and there are a few smaller apartment buildings and several duplexes in the area. The 72 Shadowlawn Elementary School is a major defining community facility in the neighborhood. The area also contains two large church facilities. There are a number structures showing signs of deterioration and several vacant lots and sites. Both Linwood Avenue and Shadowlawn Drive introduce a flow of through traffic that is detrimental to the residential character of the area. A mixture of commercial and service uses facing on the major arterial streets define the perimeter of the Shadowlawn area. For the most part, these uses are older and somewhat deteriorated. There are several vacant commercial structures along the Tamiami Trail frontage. The character of the three roadway corridors defining the Triangle is also significant to the character of the Triangle. Davis Boulevard has been upgrade recently to six lanes with curbs and sidewalks on the sides and a well-landscaped median. Unfortunately the widening pushed the outer edge of the sidewalk to the right-of-way line eliminating the possibility of roadway landscaping and lighting within the right-of- way. Airport Pulling Road is also a six lane arterial facility. Like Davis, the right-of-way has been filed with the outer edges of the sidewalks extending to the adjoining property lines. For planning purposes, the uses fronting the south side of the Tamiami Trail are included in the analysis of the Triangle. As older businesses, these uses share many of the characteristics of the commercial uses in the Triangle. There are three sizable shopping centers along this area. The Naples Shopping Plaza is located at the western boundary of the study area. The center is essentially vacant and also contains a large vacant site area. The Gulfgate Shopping Center is located in the southwest corner of US-41 and Bayshore Drive. The owners of Gulfgate have expressed a desire to upgrade the center and to provide Publix with an expanded and improved facility. The Courthouse Shadows Shopping Center, located at the eastern boundary of the study area, has undergone a recent upgrade. The uses located between these centers are a mixture of marginal commercial and service businesses. One larger user, Naples Steel, has expressed an interest in relocating to newer facilities elsewhere and redeveloping the present site. The North Sector does not have adequate drainage facilities and properties suffer flooding during heavy rains or prolonged wet periods. These conditions increase in severity toward the western end of the Sector. The County has prepared a stormwater management plan for the area and the reconstruction of US-41 includes provision of a larger outfall pipe that is intended to serve development beyond the roadway. Central Sector: The Central Sector extends from the southern edge of the commercial properties fronting on the Tamiami Trail south to Thomasson Drive, and is also referred to as the northern portion of the Bayshore area. The northern portion of the Bayshore area contains a number of distinct sub-areas. The roadway and the facing properties define the North Bayshore Corridor. The medians in the southern extent of Bayshore Drive have been landscaped with large sabal palms and shrubs, while those in the northern half are only grassed. The facing properties contain a mixture of commercial uses and vacant parcels. The visual character of the roadway is generally negative because of vacant sites, overcrowding of the developed sites and lack of site amenities. In general, the commercial land use and zoning designations flanking the roadway are too shallow to support efficient and properly landscaped commercial properties. The sub-area on the west side of the Bayshore corridor is predominantly single-family housing with mobile homes, duplexes and small apartment buildings. A large portion of the sub-area contains a 73 network of canals leading off of Haldeman Creek. With boating access to Naples Bay and the Gulf of Mexico, the sites on these canals and the creeks are particularly attractive for residents interested in boating. The creek and canals also support two commercial marinas. Both sites are intensively utilized and the owners are interested in expansion. The sub-area east of Bayshore is predominantly single family residential with a number of small apartment projects and a large rental mobile home park. Shod streets extending eastward from Bayshore serve the area. Haldeman Creek extends into the northern portion of the sub-area and feeds into a few canals. Because of the low clearance under the Bayshore Drive Bridge, these canals are only accessible by small boats without rigging. One of these streets is flanked on the north side by commercial and warehousing uses The largest sub-area in this Central Sector is defined by the Windstar residential development. This development is a private, gated community with higher cost housing and golf and water-oriented recreational facilities. The sub-area located between the entrance into Windstar and Thomasson Drive contains a mixture of single family and apartment housing. South Sector: The South Sector extends from Thomasson Drive southward to the southern boundary of the study area. The majority of the area is vacant and a very large portion of the vacant land is part of the Sabal Bay (also referred to as Hamilton Bay) community that is planned by Collier Enterprises. Sabal Bay underwent review and approval as a Development of Regional Impact (DRI) in 1986, but commencement of the project has been delayed by an appeal of the approval. As originally planned, the primary entrance to the development was to have been from US-41 with an overpass preventing the need to use Bayshore Drive. Only the marina portion of the project was planned for access from within the project area, via Thomasson Drive. Collier Enterprises is reconsidering this proposed access and may decide to use Bayshore as a major entrance. Once the appeal is cleared, the Company will probably have to amend their DRI Development Order to accommodate this and other changes to the plan. The Botanical Garden of the greater Naples Area, Inc., a non-profit foundation, has acquired a large vacant site in the northern part of the sub-area for development of a botanical garden. The developed portions of the South Sector are single family with conditions ranging from good in the LeBuff Orchard subdivision to very poor along other streets extending from Bayshore Drive. There are commercial uses at the corners of Thomasson and Bayshore. The southwest corner contains a small, recently developed shopping center that is largely vacant. The Botanical Garden will adapt this facility for its program. The southeast corner contains two older businesses that are unattractive and have undefined parking lots that are devoid of landscaping. There is an open boat storage yard behind these facilities. Bayshore Drive in the South Sector is a two-lane section with side swale drainage. The roadway is rural in character. 74 Existing Developments There are a number of existing developments that are substantial in size and quality, and, thus, lend stability to the area and provide support for further improvement. These include: Shadowlawn Elementary School: The school is a significant public facility in the North Sector whose activity and overall appearance lend an element of stability to the area. County Government Center: The Government Center anchors the eastern side of the North Sector and the US-41 and Airport Pulling intersection with an intensive employment center, an attraction of a significant number of daily users, and a quality visual image. Courthouse Shadows Shopping Center: The shopping center also helps anchor the US-41 and Airport Pulling intersection with a stable and improving commercial center. Windstar: While it is not accessible by the general public, Windstar represents a very high quality golf and boating oriented, planned residential community that serves as a significant anchor for the Central Sector of the project area. Windstar should serve as a magnet for higher quality infill development and redevelopment activities in the area. It provides a significant tax base that has been tapped to support the Bayshore Drive streetscaping MSTU. It also provides a body of potential leadership that is interested in further enhancement of the overall project area. Avalon School and East Naples Community Park: While located just outside of the project area on Thomasson, these facilities provide residents of the project area with quality educational and recreational facilities. They should be a significant attraction for future residents of the area. Planned Developments There are also a few planned or emerging developments that should contribute to the enhancement of the project area. They include: Gulfgate Plaza: The owners of Gulfgate Plaza have been discussing a significant upgrade of the center; however, no specific plans have been made public (see discussion of Catalyst Project below and in Section 3). Naples Steel: The owners of this steel fabricating facility have expressed an interest in relocating their operations and redeveloping the site. Bayshore Drive Streetscaping: The County has formed a Municipal Service Taxing Unit (MSTU) that has selected a design consultant and prepared design studies for improving the streetscape of Bayshore from US-41 to Thomasson. Botanical Garden: Located in the Central Sector, the Botanical Garden is a project of a non-profit group that will encompass some 150 acres. Sabal Bay: Located in the south end of the South Sector, the master plan for this project calls for quality residential and supporting uses on 1,968 acres within the project. 78 Land The study area also contains a significant amount of land that is vacant or underutilized. Located throughout the project area, these properties present a variety of opportunities to support improvement and redevelopment. Redevelopment Opportunities North Sector: The conditions in the western end of the North Sector present significant opportunities for redevelopment as defined by the Catalyst Project proposed for the area. The residential character and supporting community facilities in the Shadowlawn neighborhood present an opportunity for structuring the area with further community facilities, code enforcement and infill residential development. Reuse interests by the owners of Gulfgate Plaza and Naples Steel also present an opportunity for a Catalyst Project. Central Sector: In addition to the entertainment center Catalyst Project, there are opportunities along both sides of Bayshore for stabilization and enhancement of the predominantly residential area. The Bayshore MSTU streetscape project calls for aesthetic enhancements to the bridge that will contribute to the pedestrian character that should be the central design feature of such a facility. Continued development of the Botanical Garden represents another opportunity for continued improvement of the Central Sector. The North and Central sectors contain very significant opportunities for the devleopment of "Catalyst Projects" that will stimulate further redevelopment and improvement. A Catalyst Project is defined as a project which is supported by the market, is a scale compatible with existing development in the Bayshore/Gateway Triangle area, takes advantage of recent public capital improvements, supports the goals of the plan, and can be expected to stimulate additional development on surrounding sites. The western end of the Triangle as defined by Davis, the Tamiami Trail, and the projected alignment of Pine was analyzed under three alternative re-use scenarios. Based upon this analysis, two catalyst projects - a business suites hotel (motel) and related restaurants in the apex of the triangle, and a "flex" office/warehouse project flanking Commercial Drive - were selected and are further articulated in Section 3. Gulfgate Plaza and properties to the east, west and south were analyzed under two alternative re-use scenarios. Based upon this analysis, two catalyst projects - the redevelopment of Gulfgate Plaza as a Town Center, and development of an Entertainment Center focused on the Creek - were selected. The Catalyst Opportunities evaluation is summarized in Figure 10. South Sector: The large Sabal Bay development represents a significant opportunity for development of the project area. In order to maximize its potential contribution, the major east-west roadway in Sabal Bay should be connected to Bayshore Drive. The proposed Botanical Garden and renovation or redevelopment of the commercial uses on the southeast corner of Bayshore and Thomasson present further opportunities to improve the sector. The vacant land and scattered development of the balance of the sector presents opportunities for infill, rehabilitation and redevelopment. Shadowlawn Neighborhood Strategies: The Shadowlawn Neighborhood - as defined by the rear of the commercial properties facing on Davis, Airport Pulling and the Tamiami Trail, and by the projected alignment of Pine - was determined to not be supportive of a catalyst opportunity. However, it was apparent that there is an opportunity to strengthen the neighborhood through a Neighborhood Focus Initiative. 79 Vacantiand Elementary undemUIized land o - flex( ml~r / ¢;.~ County GOvernn ,, Center Grarden ~Perk Collier County Commission Collier County Planning Department ILjustRATION VI-5-A Catalyst Opportunities Activity Centers New ExpandedStable ActivityActivityActivity CenterCenter Center Redevelopment / Renovation and / or New Infill Development Committed to Botanical Garden Sabal Bay Development o Potential Interchange LANDER8 - AT/GN8 PLANNERS, Inc: ulban Dedgn Camultlnt lid Bayshore Drive Neighborhood Strate.qies: The predominantly residential areas that flank Bayshore Drive south of Haldeman Creek were also determined to not be supportive of a catalyst opportunity. While not as well defined as a neighborhood as is the Shadowlawn area, this area also presents an opportunity to further define and strengthen a neighborhood through a Neighborhood Focus Initiative. 5.6 INFRASTRUCTURE NEEDS ASSESSMENT STREETS/TRAFFIC CIRCULATION The roadway network in the Gateway Triangle area is primarily composed of local roads, which are configured in a traditional grid pattern. Some of the local streets in the neighborhood focus area between Airport Road and Shadowlawn Drive do not connect. Circulation could be improved if the grid system was connected. The circulation pattern west of Shadowlawn Drive is further complicated due to the mixture of intense commercial and residential uses. Commercial truck traffic has a negative impact on the residential neighborhood. Rerouting of some of this traffic would help to stabilize the neighborhood. There are few sidewalks along the local roads of this community. The Bayshore Community's primary access is from Bayshore Drive. This four-lane facility is currently under going a landscape/beautification project. Becca Avenue on the west side of Bayshore Drive does provide a connection to US41, however, the residents living on Becca are concerned with cut-through traffic. There are few sidewalks along the local roads of this community. STORMWATER MANAGEMENT Drainage was sited as the number one concern by residents in the Gateway Triangle area A stormwater Management system will be required for areas under going complete redevelopment. Two potential stormwater pond sites have been identified in the Gateway Triangle community. The Conceptual Stormwater Master Plan for the Gateway Area is included as Appendix D of this plan. SEWER AND WATER Public potable water and wastewater services is provided by the Collier County Water/Sewer District. A small portion of the Bayshore Community, south east of Thomason Drive is not served by the County transmission and distribution system. The City of Naples is another public sector provider of water service, in Collier County. In addition to its corporate area, the City also serves approximately 17 square miles of unincorporated area continuous to the City limits per an interlocal agreement with Collier County. The City allocates 38% of its system capacity to serve this unincorporated area. The Bayshore/Gateway Triangle Area is in the City of Naples Service area boundary. The City of Naples Water storage tank is located within the Gateway Triangle Redevelopment Area. ELEVATION All of the area within the Bayshore/Gateway Triangle Redevelopment Area are within the AE Flood Hazard as indicated on the Flood Hazard Boundary Map. Zone AE are described as having base flood elevations determined. In this area the Base Flood Elevation is between 8 and 9 feet. 81 OPEN SPACE Although there are no publicly owned recreation or open space facilities within the redevelopment boundary. However, Sugden Park is directly adjacent to the eastern boundary line of the redevelopment boundary and the East Naples Community Park is adjacent to the south eastern boundary. Sugden Park is a 119 acre facility with a fresh water lake. There are two playgrounds, sand volleyball, picnic paviliions, grills, swimming, fishing (catch and release) and rental watercraft. A free water ski show is given on Sundays, October- April and on Saturdays, May-September. The East Naples Community Park is a total of 47 acres. It has tennis, inline skate ramps, rollerhockey, a community center, playground, basketball courts, shuffleboard, horseshoes, softball, walking paths and soccer. The Botanical Gardens Inc. of the Greater Naples Area, a non-profit owns 30 acres off of Bayshore Drive, a small prelude garden was developed on this site. This site does not have any parking and the soils were found to be not consistent with the needs of developing an extensive garden. This parcel is adjacent to Sugden Park and may in the future provide a link between the neighborhoods along Bayshore and Sugden Park. Recently the Botanical Gardens Inc. purchased 180 acre just south of Thomasson Drive with access from Bayshore. The organization has prepared a preliminary master plan for the development of this site as the largest Botanical Garden in Florida. COMMUNITY FACILITIES The East Naples Fire District, an independent Fire District serves approximately 176square miles and is governed by a three member board of fire commissioners. According to the 1995 Collier County Buildout Study the district has 54 employees, three fire stations, one maintenance facility, four engines, one tanker, one aerial, and one brush truck. In 1994 there were 3,396 calls for service (222 Fires, 3,026 Emergency Medical, and 150 Other). At Buildout it is estimated that the district will need 9 stations and 194 paid staff members to meet the demands. Emergency Medical Service is provided by the County EMS Department and has a station at the East Naples Fire Department. The Collier County Sheriff's Department provides protection to the East Naples Community. A substation is located along US41 in East Naples. In 1999, there were 82 employees at the substation including road patrol and support staff. The Shadowlawn Elementary School is located in the redevelopment area. Shadowlawn hosts a comprehensive Exceptional Student Education (ESE) program. In 1998, the student population was 227. The school also hosts a YMCA After School Child Care Program. There is no hospital located within the redevelopment area. Naples Community Hospital is located a short distance away in the City of Naples. Section 5.7 Redevelopment Area Goals The redevelopment goals for the project area have been articulated in the Bayshore and Gateway Triangle Redevelopment Plan through the preparation of a Land Use Plan and an Urban Design Framework Plan. Both plan components were based upon a Mixed Center/Corridor Development Concept that was selected among alternative concepts through the public participation process. The Land Use Plan provides the overall goals of obtaining a clearly defined land use pattern and rationale in 82 the redevelopment area, while the Urban Design Framework Plan establishes the redevelopment sub- areas and the level of improvement action that is appropriate for each sub-area. The Land Use Plan (Figure 11) iljustrates the general land uses and the significant activity centers that are recommended for the redevelopment area. This land use pattern is intended to suggest the basic regulatory framework that will support the redevelopment of the project area. These recommended uses are not intended to supplant either the Future Land Use Map (FLUM) or the present zoning of the area. However, they are intended to be a guide for amending both the FLUM and zoning to support the redevelopment activity that is recommended by the study. The uses and centers include the following: Town Center - The Town Center encompasses the redevelopment of Gulfgate Shopping Center and abutting properties to serve as the primary commercial focal point of the redevelopment area. The Town Center is further classified as a Major Center. Commercial - General commercial uses are provided along the perimeter of the Triangle as defined by the Tamiami Trail, Davis Boulevard and Airport Pulling Road, along Bayshore Drive for a shod segment south of Haldeman Creek, and at the intersection of Bayshore Drive and Thomasson. All of the general commercial uses are seen as a consolidation of current patterns. Implementation of this land use would include the continuing functioning of Courthouse Shadow as a Moderate Center and the renovation or redevelopment of the Naples Plaza as a Moderate Center. It also anticipates continued expansion of the Bay Center area as a Moderate Center. Entertainment/Commercial - The area around the Bayshore Drive crossing of Haldeman Creek is defined as an entertainment center that provides restaurants, bars and other entertainment related commercial uses. Mixed Use Hotel/Office/Commercial: The western apex of the Triangle as defined by the Tamiami Trail, Davis and Commercial is defined as a Moderate Center featuring hotel, restaurant, and other related commercial uses. The site is well situated to provide a significant entry statement for the redevelopment area. OfficeNVarehouse: The area to the east of the Mixed Use Hotel land use is defined as an Office/Warehouse district to accommodate a mixture of service uses in what is often referred to as "flex-space". Redevelopment of the area to these types of facilities would provide opportunities for many of the service users presently located there to remain in upgraded facilities Medium Intensity Residential: This land use category encompasses the Shadowlawn neighborhood and the predominantly residential areas flanking Bayshore Drive. This designation will support the continuation and upgrading of the residential character of these areas. This designation is intended to support a variety of residential unit types and densities, as is presently the character of the area. This designation should be specifically applied to the area around the canals south of Haldeman Creek and west of Bayshore Drive that is a pocket of lower density containing non-conforming multi- family units. While the scattered commercial and semi-industrial uses in the area may remain, such uses should not be expanded and should be phased out where possible. 83 Town center nmnt (Haldmm.l Cr~k) · Bay Center Courthouae~ Shadow ~hlca[Ga ~rdeh l -- Avalon Lake Part( Avalon:: 8~hoel and East COmmunity Napl~ Park / Collier County Commission Collier County Planning Department ILjustRATION VIII-1 Revelopment Plan Land Use: Town Center / Node Development Activity Centers Regional Major Moderate Town Center Commercial Entertainment / Commercial Mixed Use Hotel I Office/ Commercial Office / Warehouse Medium Intensity Residential Low Intensity Residential Botanical Garden / Avalon Lake Park Govemment Low Intensity Residential: The existing Windstar development and the proposed Sabal Bay development as well as the largely vacant properties south of Sabal Bay are classified as low intensity residential. This designation is consistent with the larger developments and will support the continued development and upgrading of the area south of Sabal Bay. Botanical Garden: The Botanical Garden is a special use worthy of its own designation. The Park is similarly designated to reflect the intent of the Botanical Garden to utilize part of the park property. Subsequent to the preparation and adoption of the Redevelopment Plan, the organization that is developing the Garden has commenced acquisition of a larger, contiguous site in the southwest corner of Bayshore Drive and Thomasson Drive. At approximately, 160 acres, this site offers significant advantages over the disposition of the earlier site other than the continued use of the prelude garden and potential use of the land for nursery areas. The parcel containing the prelude garden could provide a neighborhood park that could be connected to Avalon Lake Regional Park. Government Office: The Collier County Government Center is assigned its own designation. Section 5.8 PHASE 1 - REDEVELOPMENT ACTIVITIES During the Redevelopment Plan process, the Urban Design Framework (Figure 12) was prepared to: 1. Define the primary areas that are anticipated to undergo significant change through redevelopment and infill development, to be improved through neighborhood improvement strategies, and to be maintained as stable or developing areas; 2. Define a set of basic site design conditions that are recommended in order to implement the Vision objects as defined in the Community Workshops; and 3. To iljustrate the primary corridors and areas that are recommended for landscape/streetscape improvements as the primary image zones, again in support of the Vision objectives. The first of these Urban Design Framework strategies establishes the sub-areas to which varying degrees of effort is to be expended, as follows: 1. Redevelopment: The Framework iljustrates areas that are recommended for significant redevelopment, including: a) The Triangle area defined by the Tamiami Trail, Davis and a line based on the projected alignment of Pine; b) The Naples Plaza and adjacent properties; c) Gulfgate Plaza as a Town Center; d) Commercial uses on the Naples Steel properties and other Residential uses south and west of Gulfgate. e) Infill actions that are anticipated include: · properties around Gulfgate; Residential uses in the Shadowlawn neighborhood - both multi-family and scattered lot single-family. Commercial uses to for the Haldeman Creek entertainment Center. Mixed multi-family and commercial uses along Bayshore Drive north of Lake View Drive. Residential and commercial uses in the Bay Center area at Bayshore and Thomasson. There are additional residential infill opportunities throughout the Medium Intensity residential area that are not specifically sited on this Framework plan. 85 Neighborhood Focus Initiatives: The Redevelopment Plan - Urban Design Framework also iljustrates the utilization of a Neighborhood Focus Initiative Program for the improvement of the a) Shadowlawn Neighborhood. b) Bayshore Neighborhood. Stable and Planned Development: The Framework plan defines the Windstar development as a stable neighborhood that does not need specific attention and the proposed Sable Bay (Hamilton Bay) development as a future stable neighborhood. Site Design Standards: The development areas iljustrated on the Framework drawing are intended to suggest site design standards including: roof patterns that are reflective of the Old Florida architectural style selected in the Vision Workshop; the placement of buildings close to the street to support pedestrian activity as selected in the Vision Workshop; the utilization of a rectilinear block pattern to strengthen the predominant established character of the area; and the placement of parking to the rear of the development sites. Landscape/Streetscape Framework: The Framework plan iljustrates strong landscape/ streetscape treatments for the major roadways: Davis Boulevard, Airport Pulling Road, Tamiami Trail/US-41, Bayshore Drive; and Thomasson Drive. Significant gateway intersection statements would occur at the intersections formed by any one of these streets with another one. Significant gateway intersection landscaped treatments are also iljustrated for Shadowlawn Drive on the south side of Davis and the north side of the Tamiami Trail, Linwood Avenue at Airport Pulling, Pelton Avenue north of the Tamiami Trail, and the proposed intersection of Sabal Bay's main east-west street with Bayshore Drive. The design landscape design character of Bayshore Drive has been set by this study and the detailed design work that is being executed by the Bayshore MSTU contract. 86 Windstar I I I I ~ I I I Sabal Bay Collier County Commission Collier County Planning Department Sabal Bay I I I I I I I I I I I I I I .J ILjustRATION VIII-2-A Redevelopment Plan: Urban Design Framework [ i Neighborhood u~,~.=.^~=,,~, ~ Inrdafi~ ~.....~,... ~.~. ~...~.. ~ Botanical '~'~""'~ B,Zi YSI-!ORE /TEW, Zi Y EXlS TIt pe ROAD C-4 I I I RMF-6 PUD MH LAND YACHT HARBOR Ah ~d- c~eS-r RMF-6(31 TRIA NGL E REDE !/EL OPMEN T AREA CONDITIONS NORTH ROAD RMF-6 TTRVC ; SEAORAP~ A~NUE A~NUE RMF-6 RU COCONUT CIR, NO. ROBIN AVENUE GUAVA DR~VE --(8)-- ROS~A COURT PARROT AV~NU£ RMF-6 PUD'° FOXF1RE sco~Y's PUD DA915 BOULEVARD EKT~NI10N(S,R* 84*) NAPLF$ MNI~RPARK CONDO v PUD UNWOOD FRANCIS AVCNU E -6 CALUSA A~:. S. LOtS SlR EET C-4 PUD THE GLADES C.C. APTS. NO 7 OLAB~S BOCU:V*.. RMF-16 GLADES C.C. APTT~ NO 7 PUD DAVID A. OALLMN4 HERON PARK aPt~L GC ,¢ GC RMP-6 C~) GC C-4 C-3 PUD OLLiER ~OUNTY RUP. C-5 GC LAKEWOOD COCO AVENUE N SCALE I 0 500FT. 1000FT. PUD ~MNDSTAR PUD LaKE RMF-6 f--- RMF-6 MH ~MF'6 '~ CANTA MAR CONDO PUD PUD RS A A-ST ~REPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION ~OMMUNiTY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION ~. ~,~r~ ~-u;~' RAY~H~-PUB-FAC.DWG / PLOT: AUTOFILL PUD RSF-3 RSF-4 (3) C-3 GC RMF-16 kEGEND A C-I C-2 C-3 C-4 gF CON CU E GC I PUD RMF-12 RMF-16 RMF-6 RSF-3 RSF-4 RSF-5 RSF-6 RT SR29COD ST TT~VG ¥~ V RMF-6 RURAL AGRICULTURAL COMMERCIAL PROFESSIONAL COMMERCIAL CONVENIENCE COMMERCIAL iNTERMEDIATE ,CQM~JERC;IAL GENF~L ~i'¥!,~iU ~1 ~-Y FACILITY CONSERVAT+ON CON mONAL USE ESTATES, SINGLE FAMILY, MIN.2 1/4 ACRES GOLF COURSE INDUSTRIAL dSE PLANNED UNIT DEVELOPMENT RESIDENTIAL MULTIPLE - MIDRISE 12 UNITS/ACRE, MAX. HEIGHT 3 STORIES RESIDENTIAL MULTIPLE FAMILY - LOW AND HIGH RISE, 16 UNITS/ACRE RESIDENT',A~ ~u',-T:P~E~.~,~'L~-¥;/LO~/-RISE MULTI-FAMILY ;~'~tDt_NTIAL SINGLE ,~fi~NI~LY ! ACing MIN. ~ESIDENTIAL SINeLL FAMILY 20,000 SQ.FT. MIN. LOT SIZE RESIDENTIAL SINGLE FAM!LY 10,000 SQ.FT. MIN. LOT SIZE RESIDENTIAL SINGLE FAMILY 7,500 SQ.FT. MIN. LOT SIZE RESIDENTIAL SINGLE FAMILY 6,000 SQ. FT, MIN. LOT SIZE RESIDENTIAL SINGLE FAMILY 6,000 SQ.FT. MIN LOT SIZE RESIDENTIAL- TOURIST STATE ROAD 29 COMMERCIAL OVERLAY ENVIRONMENTAL SENSITIVITY AREA TR4VEL 'r.,ff.~![.E,rf, / ~EC:~,EATlONAL VEHICLE / CAMP-GROUND VILLAGE RESIDENTIAL VARIANCE ZONINO BOUNDARY BAYSHORE FACILITIES DIRECTORY i · ~Y~T OF i~ARLES ~ATE~ ~Tpk~C~;- i. COLLIER COUNIY GOVERNMENT COMPLEX BUILDING H. [] RECREATION 1. SUGDEN PARK 2. BOTANICAL GARDEN ~. EAST NAPLES COMMUNITY PARK [] EDUCATIONAL FACILITIES 1. AVALON SCHOOL 2. SHADOWLAWN ELEMENTARY SCHO( The analysis of real estate market forces in Collier County and the Bayshore and Gateway Triangle Redevelopment Plan study area found that there is adequate market demand to support a successful redevelopment program and recommends pursuit of a ten year program as outlined in five year increments in the following table. This analysis supports the first two phases of the recommended redevelopment program as outlined below, with the first two phases shifted forward to cover the period of 2000 through 2011: TABLE 2 RECOMMENDED DEVELOPMENT PROGRAM, BAYSHORE/ GATEWAY TRIANGLE, 1998-2008 Building Use Measure 1998-2003 2003-2008 1998-2008 Retail Square Feet 78,500 172,700 251,200 Multi-Family Housing Units 120 220 340 Motel Rooms 250 0 250 Office Square Feet 16,000 24,000 40,000 Warehouse/Flex Square Feet 87,400 204,400 292,400 Source: Hammer, Siler, George Associates. Redevelopment: The following areas are recommended for concentrated development and redevelopment in the Redevelopment Plan - Urban Design Framework: The Triangle area defined by Tamiami Trail, Davis Boulevard and a line defined by the projected alignment of Pine: The fragmented ownership patterns of this area will probably require a public acquisition program in order to assemble the scale of property required for redevelopment. Naples Plaza and adjacent properties: The large single ownership of the Plaza property provides the potential for that site and adjacent properties to undergo redevelopment with reduced effort by the CRA. However, if necessary, the CRA could facilitate the process with the acquisition of other properties. Gulfgate Plaza as a Town Center: The interest that has been expressed by the owners of Gulfgate Plaza presents an opportunity to commence development of the Town Center as one of the most significant efforts in the recommended program. Full implementation of the project will require either the acquisition of adjacent properties or the close cooperation of developers. The CRA will have a significant role in the effort ranging from coordination of efforts to the consolidation of properties through acquisition. Commercial uses on the Naples Steel properties and other properties around Gulfgate: The Town Center project will be supported by the redevelopment of surrounding properties. The indication of the owners of Naples Steel that they wish to relocate their business and redevelop their property presents a major opportunity to complement the Town Center activities on the Gulfgate property. 88 Residential uses south and west of Gulfgate: The vacant land and scattered development south and west of Gulfgate presents an opportunity for development of a townhouse residential community that will complement the commercial activities of the Town Center and provide a transition to the lower density housing beyond. Entertainment Center at Haldeman Creek: The majority of the property encompassed by this recommended project is vacant. In order to implement the proposed plan, the CRA will need to acquire the public use areas and may need to consolidate parcels through land acquisition. 3.3.1 Phase I - 2000-2005 Projects Redevelopment Projects -"Catalyst Projects": The specific redevelopment activities recommended for Phase I were presented in detail in the Bayshore and Gateway Triangle Redevelopment Plan as the following set of "Catalyst Projects". As the name implies, the Catalyst Projects were presented as the primary efforts to be stimulated by public action in the first phase of redevelopment as a means of stimulating further redevelopment and improvement on surrounding properties: Triangle - Hotel and Restaurant: Redevelopment of the western apex on the Triangle should commence with the hotel and restaurant as depicted on Iljustration IX-5, Catalyst Projects: Hotel/Restaurant and Flex Office/Warehouse and as represented in Iljustration IX-6, Aerial View of Triangle Looking East. Triangle - Flex Office/Warehouse: In order to further energize the redevelopment effort in the Triangle, a first increment the Flex Office/Warehouse facilities immediately east of the Hotel/Restaurant project should also be pursued as an early Catalyst Project. The Catalyst effort would consist of the buildings flanking Commercial Drive, as shown on Iljustration IXo5. The design character of this development is further shown in a ground level perspective sketch looking from Davis Boulevard south on Commercial Drive (Iljustration IX-7, Flex Office/Warehouse on Commercial Drive). Town Center: The third Catalyst Project that is recommended is the Town Center, encompassing redevelopment Gulfgate Plaza and construction of supporting parking to the west. The character of the project is shown in plan view on Iljustration IV-8, Catalyst Projects: Town Center and Entertainment Center and as represented in Iljustration IX-9, Aerial View of Town Center Looking South from Tamiami Trail. The design character of the Town Center is further shown in a ground level perspective sketch looking from Bayshore Drive west on a new Town Center Drive (Iljustration IX-10, Town Center Drive from Bayshore). Entertainment Center: The development of the Entertainment Center around the Bayshore Drive Bridge over Haldeman Creek constitutes an community attraction focused upon the creek and its boating activities as an amenity. As represented in plan form on Iljustration IX-8, Catalyst Projects: Town Center and Entertainment Center and as represented in Iljustration IX~11, Aerial View of Entertainment Center Looking Northwest, the Center will provide plaza areas flanking Bayshore on the north side of the creek with commercial uses focusing on the creek, canals and plazas. The aerial view also iljustrates the architectural character of the Center as well as the streetscape and bridge design improvements of the Bayshore Drive Landscape Alternatives study. An initial analysis of the costs and anticipated returns from the catalyst projects, as presented in the Redevelopment Plan, provides an indication of the level of public funding that may be required to initiate these specific activities. 89 TABLE 20. CATALYST PROJECT LAND VALUES, BAYSHORE/GATEWAY TRIANGLE, 1999 Development Hotel and Flex Office/ Town Entertainment Factor Restaurant Warehouse Center Center Total Acres 8.4 6.4 28.5 9.0 Net Acres 6.3 5.4 21.4 7.7 Sales Price Per $435,600 $304,900 $435,600 $217,800 Acre Sales Proceeds $2,744,300 $1,646,500 $9,321,800 $1,677,100 Site Improvement Costs $2,895,200 $7,275,200 $2,186,800 $166,300 Marketing 84,000 64,000 285,000 90,000 General Administration 260,000 260,000 260,000 260,000 Taxes 332,600 146,000 438,500 180,000 Contingency 173,700 436,500 131,200 110,100 Interest 8,816,800 15,404,600 16,113,800 3,078,900 Developer Project411,600 247,000 1,398,300 251,600 Total Estimated Development Costs$12,800,200 $23,833,300 $20,813,600 $4,136,900 Value Remaining For Land -$10,055,900 -$22,186,800 -$11,491,800 -$2,459,800 Deficit Per Acre $1,596,200 $4,108,700 $537,000 $319,500 Note: Data in 1999 dollars. Sources: Table 20 of the Bayshore and Gateway Triangle Redevelopment Plan Landers-Atkins Planners and Hammer, Slier, George Associates. The Redevelopment Plan Redevelopment Projects - Other Projects: In addition to the Catalyst Projects, the following additional redevelopment activities are anticipated in the first five years of the program. The eminent completion of the widening and improvement of the Tamiami Trail appears to be stimulating private market actions on these properties: Naples Plaza Property: A development group has initiated discussions on the redevelopment of this approximately ten acre property (and perhaps more) as a medium density multi-family residential project accompanied by a small amount of convenience commercial development. While plans are not available, the site could accommodate approximately 115 units Naples Steel Property: The owners of Naples Steel have discussed redevelopment of there existing fabricating and related facilities as well as an adjacent vacant parcel which has been used to support the construction of Tamiami Trail. No indications of use have been made available to date. 90 Neighborhood Focus Initiative: The Neighborhood Focus Initiative involves a coordinated effort to focus housing, community improvement, family support, safety and other established public, quasi-public and private programs to produce appreciable results in specific targeted areas. The overall application of these programs is summarized on Iljustrations IX-12 and IX-14 of the Bayshore and Gateway Triangle Redevelopment Plan. Specific physical actions for the Phase I redevelopment efforts are as follows: Shadowlawn: · Implementation of housing finance and development support programs to produce three new affordable residential units per year for a total of fifteen new units. · Implementation of housing finance and development support programs to produce significant upgrading of two existing affordable residential units per year for a total of ten upgraded units. · Expansion of the Wild Pines Apartment Community by 104 units. I appears that financing has been obtained for this effort. · Design and installation of four neighborhood gateway features. · Traffic calming efforts through the closing of Linwood Avenue one block west of Pelton Avenue. · The extension Pelton Avenue northward to Linwood to provide better internal circulation in the neighborhood. Bayshore: · Completion of the landscape and streetscape improvements along Bayshore Drive from Tamiami to Thoamsson (project is currently under construction with funding by an MSTU). · Implementation of housing finance and development support programs to produce five new affordable residential units per year for a total of twenty-five new units. · Implementation of housing finance and development support programs to produce significant upgrading of three existing affordable residential units per year for a total of fifteen upgraded units. · Upgrade, infill or replacement of two canal frontage market rate residential units per year for a total of ten units. · Botanical Garden: The Botanical Garden should continue with the utilization of the Prelude Garden and commence development of the overall garden on the newly defined site. · Neighborhood Park: The County should prepare acquisition and design studies for the conversion of the Prelude Garden site into a neighborhood park that has a pedestrian link with Avalon Lake Regional Park to the east. · Sable Bay (Hamilton Bay): This project received DRI approval over ten years ago and has been restrained by legal actions since. It is anticipated that development should commence during Phase I. However, there is not adequate certainty to forecast development at this time. The project should be monitored closely for appropriate modification to the tax increment forecasts and other aspects of the program. General Infrastructure Improvements: The County is currently preparing design and financing studies for two significant infrastructural projects that should be implemented during this phase: 1. The Triangle Stormwater Management Plan: This project will reduce flooding problems and enhance water quality in the Triangle and Shadowlawn areas. 91 The Haldeman Creek and Canal System Dredging Plan: This project will complement the Entertainment District catalyst project and encourage the continued upgrading of residential properties along the creek and canals. Section 5.9 FUTURE PHASES Phase II - 2006-2011 Projects Redevelopment Projects: The specific redevelopment activities recommended for Phase II would continue with the development of the Triangle project between Commercial Drive on the west and on the east by a line defined by the projected alignment of Pine Street, as well as the development of townhouse and other multi-family properties west and south of the town center. 1. Triangle - Flex-Space: Redevelopment of the Traingle between Commercial and the projected alignment of Pine will continue with the balance of the flex-space as iljustrated on the plan. 2. Town Center Housing: The area west and south of the Town Center is projected to be redeveloped with a mixture and townhouse and low-rise apartment residential development. Neighborhood Focus Initiative: The Focus Initiative programs will continue with the pursuit of the following physical improvements: Shadowlawn: · Implementation of housing finance and development support programs to produce three new affordable residential units per year for a total of fifteen new units. · Implementation of housing finance and development support programs to produce significant upgrading of two existing affordable residential units per year for a total of ten upgraded units. Bayshore: · Implementation of housing finance and development support programs to produce five new residential affordable units per year for a total of twenty-five new units. · Implementation of housing finance and development support programs to produce significant upgrading of three existing affordable residential units per year for a total of fifteen upgraded units. · Upgrade, infill or replacement of two canal frontage market rate residential units per year for a total of ten units. · Botanical Garden: The Botanical Garden should be able to complete development of the main garden during this Phase, thus providing the community with a significant amenity and attraction. · Neighborhood Park: The County should complete the conversion of the Prelude Garden site into a neighborhood park that has a pedestrian link with Avalon Lake Regional Park to the east. Sable Bay (Hamilton Bay): As discussed under Phase I, this project received DRI approval over ten years ago and has been restrained by legal actions since. The County will continue to monitor the development program in order to update all redevelopment program forecasts. 92 Phase III- Years 10-20- Emphasis on Stabilization Phases I and II will accomplish the principal redevelopment and enhancement activities that are recommended for the program. Phase III of the program will concentrate on continued application of the Neighborhood Focus Initiative in coordinating community services, continued code enforcement efforts to retain housing quality, and implementation of the zoning overlay and other regulatory programs that will continue pursuit of the overall objectives of the program. Section 5.'10 Neighborhood Impact Statement The structure of the Bayshore/Gateway Triangle Redevelopment Plan was specifically organized to minimize housing and residential neighborhood impacts while emphasizing neighborhood enhancement, particularly in those areas containing affordable housing stock. The intensive redevelopment activities recommended in the plan concentrate on existing commercial and semi-industrial areas including the western district of the Triangle, the Gulfgate shopping center and the Haldeman Creek entertainment area. These areas presently contain minimal housing. The current business in the west end of the Triangle area provide minimal services to the Shadowlawn neighborhood. However, these business actually impact Shadowlawn through the generation of intrusive traffic. The Gulfgate shopping center has declined in its ability to service nearby residential uses. With the specific objective of enhancing the existing residential neighborhoods of the area, the Bayshore and Gateway Triangle Redevelopment Plan recommended that a "Neighborhood Focus Initiative" (NFI) should be created to coordinate the intensive application of a variety of services toward the improvement of the Shadowlawn Neighborhood and the existing older residential areas in the Bayshore area. This CRA plan extends that recommendation. The basic concepts of the Initiative are defined as follows: Shadowlawn: Iljustration IX-12, Shadowlawn Neighborhood Focus Initiative, provides a set of recommended physical improvement actions that will support the overall services actions under the NFI. These include: Connecting local streets to improve internal circulation. Severing Linwood Avenue and installing a cul-de-sac on a line defined by the projected alignment of Pine Street to eliminate commercial traffic through the neighborhood. Stimulating development of additional housing on vacant sites throughout the neighborhood. Expanding Wild Pines, an existing multi-family area in the northwest corner of the neighborhood. This project appears to be underway, having recently obtained financing commitment for 104 units. Improving stormwater management as a part of the broader stormwater management program for the Triangle. Installing neighborhood gateways at the primary entrances to the neighborhood - both ends of Shadowlawn Drive, east end of Linwood Avenue, south end of Pelton Avenue - to provide further identity for the area (see Iljustration IX-13, Proposed Gateway for Shadowlawn Neighborhood). Bayshore Drive: The Bayshore Drive Neighborhood consists of several residential streets and loops extending from both sides of Bayshore Drive. As a neighborhood, it is defined by and will take its character in large part from the improvements planned for Bayshore Drive. The potential catalytic effect of the Bayshore Drive Landscape program should be supplemented by NFI activities as presented on Iljustration IX-14, Bayshore Neighborhood Focus Initiative. 93 General Impacts: Since the provision of supportive services to existing residents and the stimulation of additional low and moderate income housing in the area are primary objectives of the NFI, the overall impacts of the proposed redevelopment program are expected to be positive, with few negative impacts anticipated. The proposed direct redevelopment activities are anticipated to displace a minimal amount of residents of affordable housing. Specific Impacts- Shadowlawn Neighborhood: Relocation: As stated above, the proposed redevelopment activities and the Neighborhood Focus Initiative were specifically developed to minimize residential relocation. For any relocation that is required, this plan contains a proposed relocation policy that will provide supportive services and equitable financial support to any individuals or families that are subject to relocation. The improvement activities proposed for the Shadowlawn Neighborhood are expected to impact only one residential unit - the proposed northward extension of Pelton Avenue to Linwood Avenue and the westward extension of Feancis Avenue to Pelton will displace one unit at the present end of Francis. This unit should be evaluated for physical relocation to a nearby vacant lot. While the proposed stormwater improvement plan has not been completed, there is adequate vacant land within Shadowlawn to accommodate stormwater retention ponds that may be required and there appear to be adequate rights-of-way to accommodate improved stormwater conveyances. The residents of the one displaced unit should have relocation opportunities within the immediate neighborhood through the potential relocation of the specific unit, the development of additional units on the vacant sites in the neighborhood, the expansion of Wild Pines, or a vacancy through the normal turnover in the local housing stock. Traffic circulation: The proposed street improvements in the Shadowlawn Neighborhood were conceived with the specific intent of reducing the negative impacts of inappropriate through traffic. The severing of Linwood Avenue at the western boundary, where the neighborhood borders the semi-industrial area, will eliminate a significant amount of through traffic, including a large percentage of trucks, between the commercial uses to the west and Airport-Pulling Road to the east. The proposed connection of Pelton Avenue to Linwood and Francis will enhance both vehicular and pedestrian circulation in the neighborhood. · Environmental quality: Water Quality: The proposed redevelopment activities and the proposed stormwater master plan for the Triangle will serve to enhance stormwater quality in the area. The redevelopment activities will remove existing development that occurred without benefit of stormwater management rules that are now in place with development that complies with current rules. Within the Triangle, there are numerous automotive and boating related services that are likely releasing pollutants in excess of that associated with commercial development so that redevelopment will result in even higher reductions of water pollution. The results of the proposed actions should be a net improvement in stormwater quality. Flooding: The proposed stormwater management plan is intended specifically to address current periodic flooding in the redevelopment area. The proposed redevelopment and infill activities will also reduce flooding potential through their compliance with current rules and regulations. Air Quality: As is common in Florida coastal cities and since Naples does not have any significant industrial facilities, the primary source of air pollution is probably the automobile. While the proposed redevelopment and infill activities are likely to increase the intensity of development and, therefore, trip generation in the area, they are also intended to create opportunities for shorter shopping and working trips and increased pedestrian trips. These 94 latter characteristics are intended to offset impacts associated with increased intensity. With the intensive through traffic utilizing the three arterial roadways that define the area, the traffic associated with the redevelopment in the Triangle is likely to contribute a very small percentage of the automobile pollution in the area. Vegetation: The vegetation of the Triangle is essentially of an urban landscape character with minimal natural areas. Even urban landscape vegetation is minimal in the western, commercial/industrial sector of the Triangle. Redevelopment and infill activities will be subject to the County's current landscape code with an increase in overall vegetative cover. To the extent that invasive, exotic plant species exist within the area, activities that trigger application of the landscape code will result in the reduction of such species. Therefore, the proposed activities should have a positive impact on vegetative cover. Wildlife: As with vegetation, the existing urban pattern in the area has already greatly diminished wildlife species except for those that are adaptive to urban settings, birds and some mammals such as raccoons and squirrels. To the extent that the proposed activities enhance landscape vegetation, wildlife, particularly birds, should enjoy some increase. Availability of community facilities and services: A primary objective of the Neighborhood Focus Initiative is increased delivery of all types of community services. Therefore, the impacts of the proposed program should be positive. The primary community facility in the area is the Shadowlawn Elementary School. The proposed activities should have no negative impacts on the school. Effect on school population: With a proposed increase in the supply of housing in the neighborhood, an increase in school age population is expected. To the extent that the new school age population increase attends elementary school, the proposed activities should increase the percentage of students at Shadowlawn Elementary School who are able to walk to school, a very positive impact on transportation costs and community involvement activities. Since the School Board is tasked with planning for overall population growth in Collier County, the increases of school age population in the Shadowlawn area should already be accounted for in those growth expectations and plans. Other matters affecting the physical and social quality of the neighborhood: - Neighborhood Identity: The proposed gateway and other neighborhood identification improvements proposed for the Shadowlawn neighborhood should have a positive impact on neighborhood identity, and a sense of place and ownership by the residents. Specific Impacts - Bayshore Neighborhood: Relocation: As stated above, the proposed redevelopment activities and the Neighborhood Focus Initiative were specifically developed to minimize residential relocation. For any relocation that is required, this plan contains a proposed relocation policy that will provide supportive services and equitable financial support to any individuals or families that are subject to relocation. The improvement activities proposed for the Bayshore Neighborhood are expected to impact no more than approximately thirty residential units. Since all of these potential impacts are associated with the proposed construction of townhouse residential units to the west and south of the proposed Town Center, some, and potentially all, of the units could remain in place as part of an expanded and upgrade residential community. The specifics of the relocation needs will be determined through the planning process associated with this development component. The residents of the these displaced units should have relocation opportunities within the 95 immediate neighborhood through the development of additional units on vacant sites throughout the neighborhood, the development of the proposed townhouse units (which will likely occur in a phased manner), the housing project that is proposed for the Naples Plaza site, or vacancies created by the normal turnover in the local housing stock. In summary, relocation impacts should be minimal and local resources are and will be available. Traffic circulation: The street system of the Bayshore neighborhood is already designed to minimize traffic impact on the residential areas. Bayshore Drive and Thomasson Drive are the only through streets in the area and there are very few residential units that front on either. The residential areas are situated on small loop street systems or dead-end streets that are served primarily by Bayshore. The ongoing streetscape improvements along Bayshore are specifically intended to give the street more of a neighborhood appearance than the open thoroughfare feeling that it presently conveys. The enhancement of the pedestrian space in the Bayshore right-of-way will also improve pedestrian safety and help link the residential areas that feed into Bayshore. While residential infill on the vacant sites in the area will increase traffic on Bayshore and Thomasson, these developments will occur in the same pattern as the existing residential areas and not impact existing residential sub-communities. Again the ongoing enhancements to Bayshore should mitigate the impacts of such increase traffic. The placement of the proposed townhouse community around the Town Center on the redeveloped Gulfgate site should provide increased pedestrian circulation that will mitigate the increased traffic from the infill activities. The improved range of commercial services proposed for the Town Center over those currently available in the neighborhood should serve to generate shorter shopping trips. Environmental quality: Water Quality: The proposed redevelopment activities and the proposed stormwater master plan for the Triangle will serve to enhance stormwater quality in the area. The redevelopment activities will remove existing development that occurred without benefit of stormwater management rules that are now in place with development that complies with current rules. The result will be a net improvement in stormwater quality. Flooding: The proposed improvements in the Haldeman Creek and canal system are intended in part to address current periodic flooding in the redevelopment area. The proposed redevelopment and infill activities will also reduce flooding potential through their compliance with current rules and regulations. Air Quality: The air quality impacts in the Bayshore area should be similar to those anticipated in the Shadowlawn area. Vegetation: The vegetation of Bashore is largely of an urban landscape character. While there are large vacant areas, they have been highly altered in most areas outside of the Sabal Bay (Hamilton Bay) properties. Even urban landscape vegetation is minimal in the northern, commercial area around Gulfgate shopping center and along Tamiami Trail. Redevelopment and infill activities will be subject to the County's current landscape code with an increase in overall vegetative cover. To the extent that invasive, exotic plant species exist within the area, activities that trigger application of the landscape code will result in the reduction of such species. The Botanical Garden will be developing an area of at least 150 acres in predominantly native species, including the maintenance and enhancement of some wetland areas. The Sable Bay development project has undergone full Development of Regional Impact review, which typically includes minimization of and/or mitigation for all environmental impacts. The wetland areas on this property will be maintained and protected. Therefore, the proposed activities in Bayshore should have a positive impact on vegetative cover. 96 Wildlife: As with the vegetation of the area, the urbanization of Bayshore has likely reduced native animal species to the more adaptive birds and mammals as discussed above for the Shadowlawn area. Availability of community facilities and services: A primary objective of the Neighborhood Focus Initiative is increased delivery of all types of community services. Therefore, the impacts of the proposed program should be positive. While there are no community facilities presently located in Bayshore, Avalon School, Sugden Regional Park and the East Naples Community Park are located nearby. The proposed activities should have no negative impacts on the school or parks. If the County could elect to acquire partor all of the former site of the Botanical Garden and develop a link to Sugden Regional Park from the redevelopment area. Effect on school population: With a proposed increase in the supply of housing in the Bayshore neighborhood, an increase in school age population is expected. The proposed activities should increase the percentage of students attending Avalon School who are able to walk to school, a very positive impact on transportation costs and community involvement activities. Since the School Board is tasked with planning for overall population growth in Collier County, the increases of school age population in the Bayshore area should already be accounted for in those growth expectations and plans. · Other matters affecting the physical and social quality of the neighborhood: Specific Impacts - Surrounding Area: · Relocation: The proposed redevelopment activities are not expected to have any relocation impacts on surrounding areas. Traffic circulation: The Gateway Triangle area is so well defined by the three major arterial roadways that traffic generated by the redevelopment activities will have little or no impact on surrounding areas. The proposed redevelopment activities in the Bayshore area should also have minimal impact on surrounding areas due to the configuration of Bayshore Drive and the recently enhanced traffic capacity of Tamiami Trail. An increase of traffic can be expected on Thomasson Drive with attendant reductions in the level of service that Thomasson provides to the development east of the Bayshore area. The widening of Thomasson has been proposed as has streetscape improvements similar to those being made on Bayshore. Such actions will mitigate the impacts of increased traffic from Bayshore. The County's concurrency ordinance is also designed to mitigate the potential impacts of new development. · Environmental quality: The proposed redevelopment and neighborhood focus activities should not produce any negative impacts on the environmental conditions of the surrounding areas. Availability of community facilities and services: The proposed redevelopment and neighborhood focus activities should not produce any negative impacts on the community facilities and services of the surrounding areas. Effect on school population: Growth of the population capacity of the Shadowlawn Neighborhood may add students to Shadowlawn Elementary School with the consequent reassignment of students from outside the neighborhood to other schools. Since this is pupil reassignment is a constant activity of the school system, it is not possible to assess any negative impacts of this process. 97 Other matters affecting the physical and social quality of the neighborhood: The proposed redevelopment and neighborhood focus activities should not produce any negative impacts on other aspects of the physical and social quality of the surrounding areas. Section 5.11 Program of Public Expenditures Phase I - Years 1-5 This section focuses on the public sector investment costs and sources of funds to carry out the Phase I improvements for the Bayshore/Gateway Triangle Redevelopment Plan. Discussion of the mechanisms for managing and packing capital investments and the CRA redevelopment financing strategy is provided in Section 2 of this plan. TAX INCREMENT PROJECTIONS Tax increment is equivalent to the revenue that will result from application of the ad valorem millage to the change in the taxable value of property. As value of property rises due to redevelopment investments, increased property taxes that result will be available to repay the public infrastructure costs associated with redevelopment. As redevelopment projects are completed, growth of the taxable base will accelerate over the first five years after adoption of the redevelopment plan. Within 10 years, the redevelopment plan identifies taxable projects that will result in a net increase to valuation of about $90 million. The annual growth of revenues attributable to these projects will also accelerate during the first five years, and by the tenth year will be contributing over $400,000 per year to the tax increment fund. In addition, improvements to the existing $300 million tax base will grow steadily and by the tenth year can be expected to contribute about $265,000 per year to the tax increment fund. By the tenth year, these combined revenues will result in nearly $700,000 annually being deposited to the tax increment fund. After the tenth year, each year's revenue will continue to rise, eventually reaching over $1 million per year by the twentieth year and peaking at nearly $1.5 million per year before the tax increment fund expires at the thirtieth year. Over the 30 year life of the redevelopment trust fund, incremental revenues deposited to the tax increment fund will total over $25 million. These revenues can be spent as they accumulate. However, the common practice among redevelopment agencies is to invest in capital improvements early in the redevelopment process using borrowed money that will be repaid by the tax increment revenue stream. Repayment of indebtedness If the redevelopment agency were to borrow against the increment revenue stream in order to accelerate capital improvements, it would be important to know the net present value of the increment revenue stream. Assuming a 6% discount rate, the net present value of the 30-year revenue stream is nearly $9 million. In other words, if indebtedness of nearly $9 million were incurred in year one, its repayment could be supported with the expected 30-year revenue stream. (There are many other ways in which capital borrowing could be structured. For example, if $6.3 million were borrowed in year one, it could be repaid in 20 years, allowing another $8.6 million to be borrowed in year 20 and repaid in ten years.) Increment revenues are commonly combined with other funds to finance infrastructure needed for redevelopment. When capital borrowing occurs, these several sources of revenues are often pledged 98 together to obtain the best possible financing terms. By combining several revenue sources, the size of a revenue bond may be larger than the amount indicated by the net present value of the increment revenue stream alone. Local expenditures directly related to the Bayshore and Gateway Triangle redevelopment plan would include: $ Street, streetscape, traffic calming, and parking improvements. $ Neighborhood park development. $ Acquisition of land for redevelopment. $ Land acquisition, construction, and financing support for affordable housing. $ The Triangle Stormwater Management Plan $ The Haldeman Creek and Canal System Dredging Plan. Expenditures directly related to implementation of the approved redevelopment plan may be funded with increment revenues, or funded by indebtedness which increment revenues have been pledged to repay. In the later case, the increment revenue projections that have been provided will serve as a guide to the amount of repayment schedule of such indebtedness. Table 2 Program of Public Expenditures I Funding Sources Action/Project Total Costs TIF I Other Triangle - Hotel/Retail Land Acquistion TBDL Grants/CDBG Permitting/Development Fees TBDL Pirvate Road Imptorments TBDL Grants/state/local Stormwater Management $2,790,000 TBDL Gramt/privatae/MS Improvements BU Business Relocations TBDL Private Landscaping TBDL Grants/private Environmental Assessment TBDL Grants/private Site Cleaing TBDL Grants/private Develoment Agreement TBDL Triangle- FlexOfficeNVarehouse Stormwater Management TBDL MSBU/grants Land Acquistion TBDL Private Environmental Assessment TBDL Grants Business Relocation TBDL Site Development TBDL Road Improvements TBDL Private/grants Permitting/Development Fees TBDL 99 Table Two Continued Action/Project Total Costs TIF Other Town Center Land Acquistion TBDL Road Improvements TBDL Grants/local/private Business Relocation TBDL Granats/private Permitting/development fees TBDL Grants/private Environmental Assessment TBDL Grants/private Site Development TBDL Private/grants Entertainment/Commercial Zoning Overlay General Fund Permitting/Development Fees TBDL Parking Improvements TBDL Haldeman Creek Improvements $1,250,000 TBDL MSBU US41 Zoning Overlay TBDL General Fund Landscaping TBDL State/Local/granst Davis Blvd. Streetlighting TBDL State/Iocal/granst/ MSTU Zoning Overlay TBDL General Fund Bayshore Drive Landscaping $1,300,000 TBDI MSTU Neighborhood Focus Initiative Land Acquisition TBDL Grants Site development TBDL Grants Permitting/Development Fees TBDL Grants Road Improvements TBDL Grants/local Landscaping TBDL Grants/MSTU/Iocal Sidewalks TBDL Grants/MSTU/Iocal Streetlighting TBDL Grants/MSTU Housing Rehabilitation TBDL Grants/local/state Infill housing construction TBDL Grants/local/state Stormwater Management TBDL MSBU/grants Improvements Neighborhood Gateway Features TBDL MSTU Neighborhood Parks TBDL Grants/local Botanical Gardens Marketing TBDL Grants Site Development TBDL Private Permitting/Development Fees TBDL private TBDL = To Be Determined Later 100 Section 5.1 Valuation The current tax base of the Bayshore/Gateway Triangle area, based on tax assessment data from the Collier County Property Appraiser's Office is provided on Table 2. The tax increment projections proposed on Table 2 are based on expected redevelopment projects to take place within the area. A detailed analysis of the projections are include in Appendix E. Expected redevelopment Redevelopment in the Bayshore/Gateway Triangle Redevelopment area is expected to include four major catalyst projects plus related residential development. This development will include: $ A 250 room hotel and 12,000 square foot restaurant in the Triangle $ 67,200 square feet of flex-office space on Commercial Drive $ An entertainment center on Haldeman Creek to include 35,475 development and 62 residential units $ $ square feet of commercial A town center at Gulfgate Plaza to include 182,350 square feet of commercial development. 387 residential units in Naples Plaza, Wild Pines, Windstar, Shadowlawn, and Bayshore. Identified redevelopment, including related residential development is expected to include 449 residential units, 229,825 square feet of commercial space, 67,200 square feet of flex-office space, and 250 hotel rooms, having a total value of about $95 million. In addition to identified projects, it can be expected that the existing $300 million taxable base will grow steadily due to the favorable investment climate created by redevelopment, adding another $6 million per year to the taxable base. TAX DIFFERENTIAL ANALYSIS BAYSHORE/GATEWAY FROZEN COUNTY-WIDE Annual Cumulative YEAR TAXABLE VALUE TAX BASE INCREMENT MILLAGE Tax Increment Tax Increment 1999 $352,448,807 $352,448,807 $0 4.0261 $0 $0 2000 $328,063,700 $352,448,8071 $7,802,272 4.0261 $29,841 $29,841 2001 $334,793,213 $352,448,807 $14,531,785 4.0261 $55,580 $85,421 2002 $377,794,447 $352,448,807 $57,533,019 4.0261 $220,047 $305,468 2003 $405,391,633 $352,448,807 $85,130,205 4.0261 $325,597 $631,065 2004 $418,831,492 $352,448,807 $98,570,064 4.0261 $377,001 $1,008,066 2005 $452,187,098 $352,448,807 $131,925,670 4.0261 $504,576 $504,576 2006 $461,654,642 $352,448,807 $141,393,214 4.0261 $540,787 $1,045,363 2007 $471,207,783 $352,448,807 $150,946,355 4.0261 $577,325 $1,622,688 2008 $480,849,091 $352,448,807 $160,587,663 4.0261 $614,200 $2,236,888 2009 $490,581,210 $352,448,807 $170,319,782 4.0261 $651,422 $2,888,310 2010 $500,406,864 $352,448,807 $180,145,436 4.0261 $689,002 $3,577,312 Scenario Assumptions of Bayshore/Gateway Triangle CRA 1. Frozen Tax Base- Assumes the Community Redevelopment Plan is adopted in June 2000 with a frozen Tax Base value from the 1999 Tax Rolls. 2. County-wide Millage Rate is based on FY99/00 General Revenue Rate of 3.5058 and the Unincorporated Rate of .5203 3. Annual Property value increase is based on 2% growth rate plus increases due to projects being developed in the area. 4. Annual Tax Increment Revenue is 95% of Total Tax Increment Revenue. 101 Section 6 Relocation Procedures Relocation of residents and businesses displaced, as a result of property acquisition by the CRA will follow procedures, which fulfill the intent of the law and objectives stated below. Collier County uses the Florida Department of Transportation relocation policy as a guideline which is based on the Uniform Relocation Assistance and Real Property Assistance Act of 1970 of the U.S. Federal Government. In those cases in which acquisition and relocation are to be utilized, the following general policy and guidelines shall apply unless the CRA chooses to adopt a separate relocation policy from time to time for a specific project. Displacement Policy and Guidelines: "Displacement" means the involuntary movement, except temporary relocation, of a household from a dwelling unit resulting from its acquisition, rehabilitation, or demolition, or a code enforcement activity. Relocation benefits will be received, on a uniform basis, by displaced families or persons following the guidelines of this policy. Activities which result in displacement action or in which displacement may occur shall take into account options and effects to minimize displacement whenever possible. Policy Applicability This policy and guidelines shall be used for redevelopment activities as a Local Displacement Policy, only when comprehensive treatment (an area which is effected by social, economical, and capital improvements as well as rehabilitation) in a target area is used. ELIGIBILITY REQUIREMENTS Desi.qnated Tar.qet Areas: Relocation benefits are available to eligible households residing in dwelling units located in redevelopment target areas only when comprehensive treatment is used. Occupancy Requirements OwnedOccupant: A person will be considered an owner/occupant if he/she actually owned and occupied the dwelling unit for not less than 180 consecutive days immediately prior to the Minimum Housing Code Inspection of the dwelling unit. Tenant: A person will be considered a tenant if he/she lawfully occupied the rental dwelling for not less than 90 consecutive days immediately prior to Minimum Housing Code Inspection of the dwelling unit. PurchasedOccupant: A person will be considered a purchaser-occupant if he/she occupied the dwelling unit for not less than 180 consecutive days immediately prior to Minimum Housing Code Inspection of the dwelling unit under a bona fide, written Agreement for Deed. Business: The occupants, for not less than 90 consecutive days immediately prior to Minimum Housing Code Inspection, of the dwelling in which the business is located. Written Notice: Determination of Displacement A person or business will be considered displaced as a result of redevelopment activities only if the displacement move occurs as a result of and after receipt of a written notice of eligibility for displacement benefits. Adequate time will be provided to the displace to locate suitable temporary or permanent housing. 102 Relation of Displacement Payments to Income and Assets Displacement payments are not to be considered as income or for determining eligibility of a person or business under housing assistance programs. Displacement payments are not to be considered as assets for determining eligibility for H.U.D. or other public housing programs. Condition of the Replacement Dwelling as a Criterion for Payment When the replacement dwelling selected by the displace does not meet the local minimum housing code, the Community Redevelopment Agency has a responsibility for providing continuing assistance to facilitate the claimant's move to a replacement dwelling that meets the local minimum housing code. BENEFITS AND ASSISTANCE Displacement Policy: Minimizing Impacts Relocation payments and assistance will be made on a uniform basis to all those eligible without regard to race, color, religion, handicap, sex, age or source of income. Persons or businesses eligible for benefits and assistance are cautioned not to make any move before receiving approval from Collier County. This provision must be strictly adhered to inasmuch as unapproved moves could result in denial of benefits and assistance. Benefits to be provided will be made as established in this relocation plan and all payments made under this policy shall be deemed appropriate by Collier County. Project or program activities shall be planned and carried out in a manner that minimizes hardship to site occupants. Persons or businesses to be displaced shall be afforded the opportunity of participating in the formulation of relocation plans and shall be provided full information relating to program or project activities which may have an impact on the residents and businesses of the project or program area. Arrangements shall be made to provide relocation assistance in accordance with the needs of those to be displaced, including social services counseling, guidance assistance, and referrals, as well as housing counseling. Relocation shall be carried out in a manner that will promote maximum choice within the community's total housing supply; lessen racial, ethnic, and economic concentrations; and facilitate desegregation and racially inclusive patterns of occupancy and use of public and private facilities. Services to Minimize Displacement Impacts: Services shall be provided to all persons and businesses being displaced to assure that the relocation process will not result in different or separate treatment on account of race, color, religion, sex, age, or source of income. Eligible persons and businesses shall be fully informed at the earliest possible date as to the availability of relocation payments and assistance, and tile eligibility requirements, as well as the procedures for obtaining such payments and assistance. Direct personal interviews will be utilized to determine the extent of the need of each eligible person and business for relocation assistance. Displacement Housinq Benefits: Redevelopment Condemnation/Demolition, and Rehabilitation A family person or business displaced under this Section is eligible for a displacement benefit for a comparable replacement dwelling as determined by family composition or business. Ownedoccupants who elect to purchase a replacement dwelling are eligible for a maximum payment of $15,000.00. 103 Tenants are eligible for a displacement housing payment of up to $4,000.00 rental assistance, or down payment assistance. Ownedoccupants who do not elect to purchase another housing unit are eligible for a replacement housing payment equivalent to four years rental assistance, but not to exceed $4,000.00. Computation of rental assistance payments shall be based on the current Fair Market Rents. Moving Expense and Dislocation Allowance Families and persons permanently vacating their dwelling because of Condemnation/Demolition or Rehabilitation activities are eligible for a one time moving expense allowance of up to $500.00 to help defray costs involved in displacement. Businesses: The occupant of the dwelling is eligible for a moving payment of up to $10,000.00 to relocate the business to a decent, safe, and sanitary dwelling. Finality of Payment The total approved amount of a relocation payment is not subject to later computation except to correct an error or to implement findings on review in accordance with established procedures. Temporary Displacement Benefits Temporary Displacement Benefits, when authorized, shall be fully documented and approved by the Administrator of Community Development and Environmental Services. Temporary benefits shall discontinue upon issuance of the Certificate of Occupancy. Approved costs in connection with a temporary displacement include: Actual reasonable moving cost to and from temporary accommodations which must be located within Collier County. These costs can be one of the following: a) Actual invoice cost of a certified moving contractor. b) A $300.00 total allowance if a self-move. c) A $100.00 total allowance if displacement does not involve household furnishings. Actual reasonable cost of renting or sharing a temporary dwelling excluding deposits and installation charges. Temporary housing accommodations can be one of the following depending upon the composition of the displaced household and available accommodations: a) A dwelling reserved exclusively for temporary relocation housing. b) Other adequate housing. c) A motel, only when displacement is less than 15 days. Actual reasonable costs for storage of furniture that cannot be housed in the temporary unit, not to exceed the benefit period for temporary housing. 4. Businesses are not eligible for temporary displacement benefits. In all cases, the temporary displacement dwelling must be inspected and approved by the Community Redevelopment Agency as decent, safe, and sanitary. DOCUMENTATION, ASSURANCES, AND SERVICES 104 Displacement Plan Implementation The Collier County Community Redevelopment Agency is the assigned administrative implementing agency for displacement and shall use the U.S. Department of Housing and Urban Development (HUD) Handbook 1371.1, Relocation Assistance and Real Property Acquisition, for assistance and guidance in implementing this policy. Equal Opportunity In carrying out displacement actions, the Collier County Community Redevelopment Agency shall take affirmative actions to provide displaced families, individuals and businesses maximum opportunities in selecting replacement dwellings within the community's total housing supply. Affirmative Action shall take place to lessen racial, ethnic, and economic concentrations; and facilitate desegregation and racially inclusive patterns of occupancy and use of public and private facilities. Notification of Availability of Payments As soon as it is ascertained that a family or business displacement is imminent, the Community Redevelopment Agency shall provide them with written notification of the specific types of relocation payments for which the displace is apparently eligible and the estimation of the benefits that may be received. Housinq Referrals Current and continuing information will be provided on the availability, prices of comparable sales and rental dwellings. Assurances will be provided that, within a reasonable period of time prior to displacement, there will be available comparable decent, safe, and sanitary replacement dwellings meeting the Collier County Minimum Housing Standards, equal in number and available to eligible persons and businesses who will be displaced. Supportive Services Necessary advisory services will be provided to eligible persons and businesses, such as counseling and referrals with regard to housing, financing, employment, training, health, welfare and other assistance in order to minimize any hardships incurred. Each eligible person shall be assisted in completing any required applications and forms. RELOCATION PROCEDURE REQUIREMENTS Case File Records: Case file records shall be maintained for each displaced person/family or business. standards shall follow the HUD Relocation Handbook as guidance. Record keeping 105 Management Control System: A Management Control System shall be established to identify the size and composition of the displacement/relocation workload. Management Control Standards shall follow the HUD Relocation Handbook as guidance. Opinions of the County Attorney Opinions of the County Attorney concerning legality of actions or procedures shall be sought and incorporated as required. Notices and Correspondence Notices to affected parties and decisions shall be in writing or a part of a written case file record. Written records shall be kept in accordance with Collier County policy. Procedural Guidance and Standards HUD Handbook 1376.1, Relocation Assistance and Real Property Acquisition shall be used as guidance for procedures and standards for displacement activities. APPEALS PROCEDURE A formal appeal procedure has been established and maintained for use by displaced persons and businesses seeking administrative review of agency determinations in connection with displacement payments and/or adequacy of replacement housing. Appeals of this Displacement Policy must be presented in writing. The Community Redevelopment Appeals Panel consisting of the Administrator of the Community Development and Environmental Services Division and one resident property owner of affected area appointed by the County Manger is assigned the administration of appeals of the Local Displacement Policy. Timing for Initiating Appeal An appeal concerning eligibility for, or the amount of, a displacement benefit shall be filed within six months after the Community Redevelopment Agency's notification to the person of its determination of a displacement case. An appeal alleging failure to provide appropriate housing referrals or to properly inspect the replacement dwelling shall be filed not later than six months after the person's displacement. Appeal The appeal may include any related statement of fact or other material. Assistance to Person Making Appeal If a person or business is unable to prepare a written appeal, the Community Redevelopment Agency shall offer them appropriate assistance and notify them of other available sources of assistance. Scope of Review of Written Appeal: The Community Redevelopment Appeals Panel shall consider a person's or business' written appeal, regardless of form. In deciding the appeal, the Community Redevelopment Appeals Panel shall consider: 1) All applicable rules and regulations; 2) All pertinent justification and written material submitted by the person making the appeal; and 3) All material upon which the Community Redevelopment Agency based the determination(s) being appealed and any other available information that is needed to insure a fair and full review of the appeal. 106 However, the Community Redevelopment Appeals Panel must ensure that the person making the appeal has had reasonable opportunity to review any such materials and information on which an adverse ruling on the appeal may be based. Request for Additional Time If a person or business makes a request for additional time to gather and prepare information for a written appeal, the person or business must be granted 30 days additional time, in addition to the time limits established by this policy. This request must be documented by the Community Redevelopment Appeals Panel. Determination and Notification after Written Appeal Within 30 days after receipt of information submitted by a person or business in support of their appeal, the Community Redevelopment Appeals Panel shall make written determination on the appeal and furnish the person with a copy. The written determination shall include, but need not be limited to: 1) The Community Redevelopment Appeals Panel's decision upon review of the appeal; 2) The factual and legal basis upon which the decision is based, including any pertinent explanation; 3) If any payment or other relief to the person or business is granted, a brief statement on how this will be provided; 4) If the relief requested is not granted, a statement of the person or business right to appeal to the County Commission within 30 days. 107 RESOLUTION NO. 2000-83 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA RELATING TO COMMUNITY REDEVELOPMENT; DECLARING THE BOARD OF COUNTY COMMISSIONERS TO BE THE COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY; AUTHORIZING THE CREATION OF ADVISORY BOARDS FOR THE COMMUNITY REDEVELOPMENT AREA; PROVIDING FOR CONFLICT VVITH OTHER RESOLUTIONS AND SEVERABILITY; PROVIDING AN EFFECTIVE DATE. WHEREAS, ~ Board of County Commissioners has adopted a resolution finding ttm existence of one or more blighte~ areas in the unincorporeted area of the County and furlt~r finding Itmt the mhabilitetio~, conservation or reclevelopment or coml~inetio~ thereof, in suc~ areas is necessary in the interest of the pul~lic health, safety, morels or welfare of the resio~ts of Collier County, Florida; and WHEREAS, to carry out and implement the re(levelopment powers and actions contemplated by Part III, Chapter 163, Florida Statutes, within suct~ areas, it is necessary that a community redevelopment agency be created; and WHEREAS, the Board of County Commissioners desires to serve as the community redevelopment agency end have advisory boards consisting of citizens and property owrters in the areas providing advice to the Board co~ceming the redevelopment of the areas; NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COMJER COUNTY, FLORIDA AS FOLLOWS: Section 1. Findinos. The foregoing recitals are hereby adopted and incorporeted heroin to the same extent as if they were set forth in this section. Section2. Declaration of Board Qf County Commissioners as Community RedeveloomentAoency. As provided in Section 165.357(1), Florida Stetutes (1999), the Board of County Commissioners of Collier County, Florida, does here~y declare itself to be the Collier County Community Redevelopment Agency as an additional duty of office, and does further declare that all the rights, powers, duties, pnvileges, and immunities vested by Part III, Chapter 163, Flonda Statutes (1999) in suct~ a community redevelopment agency are hereby vested in the Board of County Commissioners, subject to all responsibilities and liabilities imposed or incurred. Section 2. Seoarate Leoal Entity. The members of the Board of County Commissioners are ~ members of the Community Redevelopment Agency, but the members constitute the head of a legal entity, saparete, distinct, and independent from the Board of County Commissioners. Section 3. Creatio~ of Advisory Boards. There are to be created, under saparete resolutions by the Community Redevelopment Agency, advisory boards for eact~ component area of tim community redevelo43ment area in the unincomoretecI are- of Collier County, wnic~ shall be composed of citizens, residents, property ovmers and I)u$iness owners or persons engagecI in business in the area, as provided in the resolution of the Community Redevelopment Agency providing for the appointment of suc~ members. The duties and responsibilities of such advisory Ix)ams shall be set forth in the resolution of the Community Reclevelopment Agency. ~ 4. Conflicts. All resolutions and psrts of resotutiofis in cofifli~ ~ Iny of the provisions of this resolution are hereby repealed. Section 5. ~;everabilitv. If any sect~n or portion of a section of this re~olution proves to 13e invalid, unlawful, or unconstilutional, it shall not be held to invalidate or impair Itte validity, force, or effect of any other section or part of this resolution. Se,~ 6. passage m'x:l acloption. ~.This resolution sitall become effective immediately upon its Section 7. This Resolution adopted after motion, second anti majority vote Ibis day of ~, 2000. ATTEST: DWIGHT:~.. BROCK, CLERK '~ttest '.~ ~:o Chatman's BOARD OF C.j~SlONERS COLLIER C~UN .TT'', FLORIDA TIMOTI-~_~. CONSTA~NE, CIbI~IRMAN APPROVED AS TO FORM AND LEGAL SUFFICIENCY David C. Weigel County Attorney 2 RESOLUTION NO. 2000- 82 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, RELATING TO COMMUNITY REDEVELOPMENT; MAKING FINDINGS; FINDING BLIGHTED AREAS EXIST IN THE COUNTY; FINDING THE REHABILITATION, CONSERVATION OR REDEVELOPMENT OF SUCH AREAS IS NECESSARY IN THE PUBLIC INTEREST; FINDING A SPECIFIED AREA TO BE A BLIGHTED AREA AND A COMMUNITY REDEVELOPMENT AREA; PROVIDING FOR CONFLICT WITH OTHER RESOLUTIONS AND SEVERABILITY; PROVIDING AN EFFECTIVE DATE. WHEREAS, the Board of County Commissioners has received and considered a report and presentation by County staff and consultant which identified conditions within the boundaries of Collier County in ~he areas identified, described and depicted on Exhibit 'A" attached hereto and made a part of this resolubon (the 'Area"); and WHEREAS, after having considered the determinations and the facts and evidence of conditions in the Area and has received and considered such other evidence of the conditions in the Area as have been presented to it, the Board of County Commissioners desires to proceed in accordance with the authorization and powers granted by Part III, Chapter 163, Florida Statutes, to establish the necessary means by which redevelopment can be accomplished in the Area and that certain actions are appropriate and necessary and should be taken to address the conditions now present and expected to be present in the Area; NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AS FOLLOWS: hereby find: Section 1. Findings. The Board of County Commissioners does (a) Based upon the facts and evidence presenteo to and considered by the Board of County Commissioners, the following conditions exist in the Area: 1. Conditions are present in the Area that are detrimental to the sound growth of the county and which substantially impair or arrest the growth within the Area, and present conditions and uses in the Area are detrimental to the public health, safety, morels and public welfare; and and There is a predominance of inadequate or defective street layout; 3. There is faulty and inadequate lot layout in relation to size, adequacy, accessibility, or usefulness; and 4. There are unsanitary conditions as such relates to the conditions of the sanitary system and there are unpaved and deteriorating roadways resulting in unsafe public conditions; and ancl There has been a deterioration of site and other improvements; 6. There is a diversity of ownership or defective or unusual conditions of title, which prevent the free alienability of land. (b) The notices required by Section 163.346, Florida Statutes (1999), have been timely published or mailed in accordance with said statute. (c) Action must be taken immediately to prevent further blight and detenoration and to protect and enhance public expenditures previously made in the Area. Section 2. Finding of Necessity_. The Boar~ of County Commissioners, based upon evidence presented to it and in the public record, does hereby find that one or more "blighted areas" (as defined in Section 163.340(8), Florida Statutes), exist within Collier County, Florida, and, further finds that the rehabilitation, conservation or redevelopment, or a combination thereof, of such area or areas described is necessary in the interest of the public health, safety, morals or welfare of the residents of Collier County, Flodda. Section 3. Community_ Redevelopment Area. Based upon the facts presented to it and contained in the public record, the Board of County Commissioners does hereby find the Area (as hereinbefore defined) is a "blighted area" (as that term is defined in Section 163.340(8), Florida Statutes (1999), and that such area constitutes a 'community redevelopment area" as defined in Section 163,340(10), Florida Statutes (1999). Section 4. Conflicts. All resolutions and parts of resolutions in conflict with any of the provisions of this resolution are hereby repealed, provided, however, nothing herein is intended nor should be applied to affect, repeal, alter, amend or supersede any previous resolutions adopted by the Board of County Commissioners finding any other area or areas within Collier County to be a 'blighted area" for purposes of the Community Redevelopment Act. Section 5. .,~.esf..!t~al;;~. If any section or portion of a section of this resolution, including any part of the exhibit, proves to be invalid, unlawful, or unconstitutional, it shall not be held to invalidate or impair the validity, force, or effect of any other section or part of this resolution. Should either area constituting part of the Area or part thereof shall be severed from the Area and the remainder shall constitute the Area for purposes of this resolultion. Section 6. ~. This resolution shall become effective immediately upon its passage and adoption. Section 7. This Resolution adopted after motion, second and majority vote this //-~ ~day of ~, 2000. A'I-rEST: DWIGHT ~;. BROCK, CLERK · Attest &s to S I gaatur'e ' ~1 ~/. BOARD OF COUNTY COMMISSIONERS COLL~ORIDA TIMO~ONST~E: CI~-~I~I~~'" APPROVED AS TO FORM AND LEGAL SUFFICIENCY David C. Weigel County Attorney EXHIBIT A BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT AREA DESCRIPTION BEG SW CNR SECT 2, TWP 50, RNG 25, N 630', E 662', S 427', E 200', N 270', E TO THE E PJW LINE OF BROOKSIDE DRIVE, S TO THE SW CNR OF LOT 10, SUNSET SUB, E TO THE SE CNR OF LOT 6, SUNSET SUB, S 92', E TO THE NW CRN OF LOT 55, BLK A, ROCK CREEK PARK, N TO THE NW CNR OF LOT 10, BLK B, ROCK CREEK PARK, E TO THE E SECT LINE SECT 2, TWP 50, RNG 25, S TO THE NW CNR OF SECT 12, TWP 50, RNG 25, E 670', S 773', W 200', S 735', W 200', S 990', E 460', S 330', E 972', S 1174', SWLY 481', NWLY 523', W 95', SWLY 730' TO THE NELY PJW LINE U.S. 41, CONT SWLY TO THE SWLY R/W LINE U.S. 41, NWLY ALG THE SWLY R/W LINE OF U.S. 41 TO ITS INTERSECT WITH THE W R/W LINE OF BAYSHORE DRIVE, S TO THE N RAN LINE OF WEEKS AVE, W 761', N 1355', W TO THE W R/W LINE OF PINE STREET, N TO THE SE CNR OF LOT 2, BLK K, INOMAH SUB, W 100', N TO THE N PJW OF WASHINGTON AVE, CONT NWLY AND WLY ALG NLY R/W LINE WASHINGTON AVE TO THE SW CNR OF LOT 2, BLK C, INOMAH SUB, W TO THE W RAN LINE OF FREDRICK ST, N TO NE CNR LOT 9, COC-LEE-TERRACE SUB, W TO THE W SECT LINE OF SECT 11, TVVP 50, RNG 25, N TO THE SW SECT CNR OF SECT 2, TWP 50, RNG 25 AND THE POB. AND BEG SE CNR SECT 23, TWP 50, RNG 25, N ALG THE E SECT LINES OF SECT 23 AND 14, TWP 50, RNG 25, TO E ¼ CNR SECT14, TWP 50, RNG 25, E TO THE SE CNR LOT 6, CREWS SUB, N TO THE S LINE OF HALDEMAN CREEK, E TO THE SWLY RAN LINE OF U.S. 41, NWLY ALG THE SWLY R/W LINE OF U.S. 41 TO ITS INTSECT WITH THE W R/VV LINE OF BAYSHORE DRIVE, S TO THE N RAN LINE OF WEEKS AVE, W 761', N 1355', W TO THE W PJW LINE OF PINE STREET, S TO THE S R/W LINE OF MANGROVE STREET, W TO THE NW CNR LOT 14, BLK F, HALDEMAN RIVER SUB, S TO THE N LINE OF HALDEMAN CREEK, SWLY ALG THE N LINE OF HALDEMAN CREEK TO ITS INTSECT WITH THE W SECT LINE OF SECT 14, TWP 50, RNG 25, S ALG THE W SECT LINE OF SECT 14 AND 23, TWP 50, RNG 25, TO THE SW CNR OF SECT 23, TWP 50, RNG 25, E TO THE SE CNR OF SECT 23, TWP 50, RNG 25 AND THE POB. BA Y~ / ~JA TEWA Y 7'RIA,qI~LE' ~LIIfEAt7' AIJ~4 IMMOKALEE COMMUNITY REDEVELOPMENT AREA DESCRIPTION BEG AT THE NW CNR SEC 25, TWP 46, RNG 28, THENCE E ALG N LINE SEC 25 TO NE CRN OF SEC 25 AND THE NW CNR OF SEC 30, TWP 46 RNG 29, THENCE E ALG THE N LINES OF SECTONS 30, 29, 28, 27, AND 26 TO THE NW CNR OF SEC 25, TWP 46, RNG 29, THENCE S ALG THE W LINE SEC 25 TO THE NW CNR OF THE SW 1/~ OF SW ¼ SEC 25, THENCE E TO THE NE CNR OF THE SW 1/~ OF SW ¼ SEC 25, THENCE S TO THE S SEC LINE OF SEC 25 AND THE NE CNR OF THE W 1/2 OF NW ¼ OF SEC 36, TWP 46, RNG 29, THENCE S TO THE SE CNR OF THE W Y2 OF NW ¼ SEC 36, THENCE W TO THE W ¼ CRN SECTON 36, THENCE S TO THE SW CNR SEC 36 AND THE NW CNR OF SEC 1, TWP 47, RNG 29, THENCE E TO THE NE CNR OF SEC 1 AND THE NW CNR OF SEC 6, TWP 47, RNG 30, THENCE E TO THE NE CNR OF SEC 6, THENCE S TO THE SE CNR OF SEC 6, THENCE W TO THE SW CNR OF SEC 6 AND THE SE CNR OF $EC 1, TWP 47, RNG 29, THENCE W TO THE S ¼ CNR SEC 1 AND THE N ¼ CNR OF SEC 12, TWP 47, RNG 29, THENCE S TO THE S ~ CNR SEC 12 AND THE N ~ CNR OF SEC 13, TWP 47, RNG 29, THENCE S TO THE CENTER OF SEC 13, THENCE W TO THE W I/~ CNR SEC 13 AND THE E 1/~ CNR OF SEC 14, TWP 47, RNG 29, CONT W TO THE W ¼ CNR OF SEC 14 AND THE E ¼ CNR OF SEC 15, TWP 47, RNG 29, THENCE S TO SE CNR OF SEC 15, THENCE W ALG THE S LINE OF SEC 15 AND 16 TO THE SW CNR OF SEC 16, TWP 47, RNG 29, THENCE N ALG THE W LINE OF $EC 16 AND 9 TO THE NW CNR OF SEC 9, TWP 47, RNG 29 AND THE SE CNR OF SEC 5, TWP 47, RNG 29, THENCE W ALG THE S LINE OF SEC 5 AND 6 TO THE SW CNR OF SEC 6, TWP 47, RNG 29, AND THE SE CNR OF SEC 1, TWP 47, RNG 28, THENCE N TO THE E % CNR OF SEC 1, THENCE W TO THE SHORELINE OF LAKE TRAFFORD, THENCE ALG THE SHORELINE OF -\KE TRAFFORD NELY, NLY, NWLY, WLY, SWLY TO THE INTERSECTON OF THE LAKE , RAFFORD SHORELINE AND THE W SEC LINE OF SEC 35, TWP 46, RNG 28, THENCE N TO THE NW CNR OF SEC 35, THENCE E TO THE NE CNR OF SEC 35 AND THE SW CNR OF SEC 25, TWP 46, RNG 28, THENCE N TO THE NW CNR OF SEC 25 AND THE P.O.B. T 47 $ I T 46 S S.R. 29 c R. 846 T 47S I T'46 S r- r11 m m ITI m m ~J m m m T 46 S C) 111 T 47 N ~ s Cbr'q 7 m T 47 S GATEWAY TRIANGLE CONCEPTUAL STORMWATER MASTER PLAN TECHNICAL MEMORANDUM Section 3.0 Alternative No. 3A Alternative No. 3A is a variation of Alternative No. 3 developed in 1998 for the Gateway Triangle Conceptual Stormwater Master Plan. Alternative No. 3A is based on the future land uses established in the new Bayshore and Gateway Triangle Redevelopment Plan. Alternative No. 3A also includes projects that are currently under design to address existing problem areas. For areas undergoing complete redevelopment, permitting will require provision of an onsite stormwater management system to attenuate the 25-year, 3-day storm event. In addition, water quality improvements are required. The developer of the redevelopment areas will be required to construct a stormwater management system. Thus, improvements by the County are not required for the areas that will be completely redeveloped. Areas that are assumed to have new stormwater management system built as part of redevelopment are described below. The area west of Commercial Drive defined by US-41 and Davis Boulevard is designated a moderate activity center which includes a hotel, restaurants, offices and other commercial uses. Complete redevelopment of this 14.8-acre area is assumed. The area bounded by Davis Boulevard, Commercial Drive, US-41 and the Linwood Outfall Ditch is designated office/warehouse. This 25-acre area could either undergo complete redevelopment or existing users may remain in upgraded facilities. Improvements for this area will be identified for the case of upgrading existing facilities instead of complete redevelopment. The Gateway Triangle Redevelopment Plan identified two potential stormwater pond sites in the redevelopment areas. The ponds are located at the westernmost point of the Gateway Triangle adjacent to US-41 and Davis Boulevard and between Linwood Avenue and Francis Avenue west of the Linwood Outfall Ditch. Actual stormwater pond locations will be determined during the design phase of the redevelopment. The Gateway Triangle east of the Linwood Outfall Ditch is projected to undergo restructured development. Restructured development does not include complete redevelopment. Thus, developers will not be required to provide comprehensive stormwater management systems. Redevelopment provides the oppommity to creme detention areas and .regrade the site to improve drainage conditions. Restructured development does not create open areas for stormwater detention nor does it allow for elevating structures. Restructured development limits stormwater management improvements to providing detention in open areas and working within the existing topographical constraints. Stormwater management improvements in the restructured development areas will be made to address existing drainage problem areas. The drainage problem areas in the restructured development area are listed below. LK~workJ 6295 28166 RT.R~P 3-1 Gateway Triangle Conceptual Stormwater .iLlaster Plan Technical Memorandum · Kirkwood Avenue - Only if the area does not undergo complete redevelopment. · Property. fronting Davis Boulevard north of Wild Pines Apartments. · The Linwood Outfall Ditch. especially property on Manorca Drive adjacent to the ditch. · Pelton Avenue at the intersection with US-41. In addition to the improvements recommended to address problem areas, additional maintenance and rehabilitation of the existing stormwater management system is recommended for the restructured development area. Additional maintenance will restore the hydraulic capacity. of the stormwater management system. Additional hydraulic capacity, will decrease the duration of flooding since the water can be conveyed more quickly through the system. Rehabilitation only will not significantly decrease the frequency of flooding, except perhaps in cases where flooding is minor and caused by a clogged catch basin, pipe or swale. Additional maintenance and rehabilitation will allow the existing system to operate at its maximum capacity, which will provide the highest level of service for the existing system. The specific maintenance activities are provided below. o Regrade swales every two years - 36,000 feet per year including the area between Commercial Drive and the Linwood Outfall Ditch; 31,500 feet per year excluding the area between Commercial Drive and the Linwood Outfall Ditch. Mow and clean swales once per month - 36,000 feet per year including the area between Commercial Drive and the Linwood Outfall Ditch; 31,500 feet per year excluding the area between Commercial Drive and the Linwood Outfall Ditch. Clean pipes and catch basins one additional time per year - 75 catch basins including the area between Commercial Drive and the Linwood Outfall Ditch; 55 catch basins excluding the area between Commercial Drive and the Linwood Outfall Ditch. The Bayshore/Gateway Triangle Redevelopment Study includes identification of one site for stormwater retention within the Shadowlawn Neighborhood Focus Initiative. This site is the property. recently acquired by the County for use as a stormwater detention site. The project has been named Pond 2A. A piping network will convey the runoff to Pond 2A, an approximate 2.5-acre proposed stormwater detention pond located adjacent to the Linwood Outfall Ditch. Discharge from the pond will be through an overflow structure into the Linwood Outfall Ditch. During low flow conditions stormwater will be routed to the detention pond. Piping is provided for higher flow conditions to discharge into the storm sewer on Commercial Drive. The County has purchased the detention pond site and the project is under design. This project includes 13 catch basins, 1950 linear feet (lf) of 24" RCP and 450 If of 18" RCP. The project includes construction of the Pond 2A detention pond and improvements to the Linwood Outfall Ditch. Kirkwood Avenue west of Avondale Drive is a major problem drainage area. A stormwater management system including additional catch basins and piping connected to a detention pond are recommended to improve drainage conditions in this area. Nine catch basins are proposed to collect runoff. Storm drains will include approximately 1100 If of 15" RCP, 450 If of 18" RCP and 350 If of 24" RCP. These quantities do not include catch basins and storm sewers that are included in the Kirkwood Extension project. LK/WOIUG'6295- 28166-RT R~P 3 '2 TABLE 1 ALTERNATIVE NO. 3A CONCEPTUAL CAPITAL COST ESTIMATE~ Project Detention Pond 2A and Piping Kirkwood Avenue (West of Avondale) Kirkwood Avenue Extension Pelton Avenue Linwood Outfall Ditch TOTAL Estimatedz Construction Cost ($) 410,300 144,400 78,0004 122,700 49,800 805,200 Estimated3 Project Cost ($) 535,000 190,000 89,8005 160,000 65,000 1,039,800 Notes: Property costs are not included. Itemized construction cost estimate is provided in the appendix. Estimated project costs includes 15% contingency, 12% engineering and 3% admin. Detailed construction cost estimate based on design drawings is included in appendix. Estimated project cost includes estimated construction cost and actual engineering cost. 3-4 TABLE 2 ALTERNATIVE NO. 3A CONCEPTUAL O&M COST ESTIMATE Regrade Swales First two years Subsequent years Mow & Clean Swales Clean Pipes & Catch Basins TOTAL ANNUAL COST First two years Subsequent years Gateway Triangle East of Commercial Drive Cost ($) 84,000 21,000 18,000 17,000 119,000 56,000 Gateway Triangle East of Linwood Outfall Ditch Cost (5;) 73,500 18,500 15,500 12,500 101,500 46,500 LK/WORK/6295'211166'RT'RF-P 3-5 APPENDIX Table 1 Detailed Cost Estimate - Alternative 3A Description Quantity Kirkwood Ave. (West of Avondale) Unit Construction Units Cost {$) Cost {$) Rounded Project Project cost ($) cost ($) 24" RCP 350 If 90 31,500 18" RCP 450 If 75 33,750 15" RCP 1100 If 65 71,500 Manholes 0 ea 2000 0 Catch Basins 9 ea 850 7,650 Subtotal 144,400 187,720 190,000 Kirkwood Ave. Extension 78,000* Pelton Ave. 24" RCP 400 If 90 36,000 18" RCP 500 If 75 37,500 15" RCP 600 If 65 39,000 Catch Basins 12 ea 850 10,200 Subtotal 122,700 159,510 160,000 Linwood Outfall Ditch" Excavation 4150 cy 12 Detention Pond 2A and Piping 24" RCP 1950 If 90 18" RCP 450 If 75 Manholes 1 ea 2000 Catch Basins 13 ea 850 Excavation - Pond 13,000 cy 12 Excavation - Ditch 2,500 cy 12 Discharge Structure1 ea 2000 Subtotal 49,800 64,740 65,000 175,500 33,750 2,000 11,050 156,000 30,000 2,000 410,300 533,390 535,000 GRAND TOTAL Refer to project cost estimate Based on 650 fi ditch excavated 5 ft deep with 35 ft width 950,000 Kirkwood Avenue Extension Drainage Improvement Project Opinion of Probable Construction Cost Item Unit Unit Pdce Standard Manhole, Type P-8ea Catch Basins Index 233 (Type G) ea Index 232 (Type D) ea 15" RCP If 18" RCP If 24" RCP If 24" Snout ea Concrete Cradle ea Roadway Restoration asphalt sy Limerock base course sy Asphalt Oveday sy Sodding sy Seeding sf Connection to existing pipeea Mobil., Demob., Bonds, etc.Is Subtotal Contingency (~} 5% TOTAL 1960 3400 1725 37.5 45 60 300 200 5 6.5 3 1.25 0.12 2OO 3700 Quantity Cost 4 7840 4 13600 2 3450 128 4800 166 7470 411 24660 6 1800 3 600 327 1635 327 2126 654 1962 250 313 820 98 1 200 1 3700 74253 3713 77966 Gateway Triangle Conceptual Stormwater Master Plan Technical Memorandum Parcels that front on Davis Boulevard north of Wild Pines Apartments have drainage problems, especially at Naples Rent-All. The northern half of the parcels drain to Davis Boulevard while the southern half originally drained to the Linwood Outfall Ditch via overland flow. The Wild Pines Apartments were constructed with a perimeter berm. This berm impedes the southerly overland flow from the parcels fronting on Davis Boulevard. An extension of the catch basin and storm sewer system on Kirkwood Avenue is recommended to address this problem area. The Kirkwood Extension project will require 5 catch basins, 4 manholes~ 125 lfof 15" RCP, 166 If of 18" RCP and 411 If of 24" RCP. Drainage easements are required for this project. This project has been designed and should be bid by May 2000. Pelton Avenue is another drainage problem area, specifically near the intersection of US-41. A system of catch basins and pipes is recommended to address problems in the area by diverting a significant part of the basin drainage away from the Pelton Street/US-41 intersection into an existing drainage ditch that connects to the US41 system. This project requires 12 catch basins and approximately 1500 feet of piping ranging in diameter from 15" to 24". Improvements may be needed in the existing drainage ditch. Drainage problems are reported along the Linwood Outfall Ditch. A particular problem area is a low-lying home on the west end of Manorca Drive. Improvements to address this problem include expanding the Linwood Outfall Ditch. Widening of the ditch will provide greater storage volume. In addition, berming the ditch may help alleviate flooding on Manorca Drive. Figure 2 shows the proposed improvements. Table 1 provides a conceptual capital cost estimate. Table 2 provides a conceptual O&M cost estimate. ~;: \6295\28166\30P\REPORT~ flgl 03/28/00 10:20:20 6:37:30 i-rl ¢ iI II · ~ ..-i cemce °~r~ · nz om z Chinneryag z ---I ~o C: c/) ITI c~oz t r z