Resolution 2019-074CRA RESOLUTION NO. 2019-74
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, ACTING
EX -OFFICIO AS THE GOVERNING BOARD OF THE COLLIER
COUNTY COMMUNITY REDEVELOPMENT AGENCY,
RECOMMENDING APPROVAL OF AN AMENDMENT TO THE
COLLIER COUNTY COMMUNITY REDEVELOPMENT PLAN
PURSUANT TO THE COMMUNITY REDEVELOPMENT ACT OF
1969, CHAPTER 163, PART III, FLORIDA STATUTES; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Legislature of the State of Florida enacted the Community
Redevelopment Act of 1969, which is presently codified in Part III of Chapter 163, Florida
Statutes (the "Act"); and
WHEREAS, Resolution No. 2000-82 declared the need for a Community
Redevelopment Agency and authorized the preparation of a Redevelopment Plan for the
Bayshore Gateway study area; and
WHEREAS, the Board, by its approval of Resolution No. 2000-83 established the
Board of County Commissioners as the Community Redevelopment Agency to carry out
redevelopment activities; and
WHEREAS, the Board, by its approval of Resolution No. 2000-181 adopted the
Community Redevelopment Plan; and
WHEREAS, the Board of County Commissioners has not approved an overall update
to amend the Community Redevelopment Plan since the adoption of Resolution No. 2000-181;
and
WHEREAS, Section 163.361 of Florida Statutes authorizes and provides the
procedure for modification of community redevelopment plans; and
WHEREAS, The Community Redevelopment Agency hereby provides
recommendation that it is desirable and necessary to amend the Community Redevelopment
Plan as contemplated herein to further the community redevelopment purposes; and
WHEREAS, the Collier County Planning Commission ("Local Planning Agency")
conducted a formal review at a public hearing on March 21, 2019 and submitted its
recommendations to the Community Redevelopment Agency; and
WHEREAS, on March 26, 2019, pursuant to Section 163.361, Florida Statutes, the
Community Redevelopment Agency provided notice and conducted a public meeting to
receive comment on the proposed modification; and
WHEREAS, the public meeting was continued to April 9, 2019 and further
continued to April 23, 2019, where it was determined that the proposed extension for the
term of the tax increment financing for the Bayshore Gateway Triangle area was not needed
at this time and that an extension of the term of tax increment financing for the Immokalee
area may be considered in the future; and
WHEREAS, having received public comment as required by Section 163.361, the
Community Redevelopment Agency recommends that the Board approve and adopt the
amendment to the Community Redevelopment Plan as provided herein.
NOW, THEREFORE, IN REGULAR SESSION DULY ASSEMBLED ON
THIS 23rd DAY OF APRIL 2019 BE IT RESOLVED BY THE COLLIER COUNTY
COMMUNITY REDEVELOPMENT AGENCY, COLLIER COUNTY, FLORIDA;
that:
The Collier County Community Redevelopment Plan (Attachment "A")
meets the requirements of Section 163.360, Florida Statutes, and
a That the Community Redevelopment Agency recommends that the Board
of County Commissioners approve and adopt the amendment to the Collier
County Community Redevelopment Area Plan as provided herein.
This Resolution shall become effective immediately upon its adoption.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, acting ex -officio as the governing board of the Collier County Redevelopment
Agency, this Z3Y4 day of , 2019, after motion, second and majority vote favoring same.
ATTEST:
CRYSTAL K. KINZEL, CLERK
B
y
Attest as to Gliaiinla kp t Y E
s1pature Only: � _J
Approved as to form and legality:
\ oj�l -
Jen@Ter A. Belpe `` '\,�
Assistant County Attorney 4 1
2
COLLIER COUNTY
COMMUNITY
REDEVELOPMENT AGENCY
COLLIER COUNTY, FLORIDA
By:
J�&
4V—?e_NNA FIALA
Co - Chairman
3 01
Attachment A AMENDMENT—MAY 2019
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY
COMMUNITY REDEVELOPMENT PLAN
BAYS HO RE/GATEWAY TRIANGLE
Community Redevelopment Area
Dayshore Gateway Triangle CRA •Dayshore Dcautirication MSTU
Haldeman Crcck MSTU
Adopted June 13, 2000
First Amendment: May 2019
IMMOKALEE
Community Redevelopment Area
Collier County Community Redevelopment Agency
11
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IMMOKALEE CRA BOUNDARY
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Collier County Redevelopment Plan
TABLE OF CONTENTS
PAGE
SECTION 1
PLAN OVERVIEW
SECTION 1.1
INTRODUCTION
1
SECTION 1.2
FINDINGS AND CONDITIONS OF BLIGHT
3
SECTION 1.3
CONSISTENCY WITH THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
4
SECTION 1.4
CONFORMANCE WITH STATUTORY REQUIREMENTS
5
SECTION 1.5
THE COMMUNITY REDEVELOPMENT AGENCY
7
SECTION 1.6
DURATION, MODIFICATION AND SEVERABILITY OF PLAN
9
SECTION 2
FINANCIAL PLAN
SECTION 2.1
FUNDING SOURCES
10
SECTION 2.2
OTHER FUNDING SOURCES
11
SECTION 3
NEIGHBORHOOD IMPACT ELEMENT
12
SECTION 4
IMMOKALEE REDEVELOPMENT AREA PLAN
SECTION 4.1
INTRODUCTION
13
SECTION 4.2
FINDINGS AND CONDITIONS OF BLIGHT
15
SECTION 4.3
CONSISTENCY WITH THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
19
SECTION 4.4
COMMUNITY OBJECTIVES
26
SECTION 4.5
REDEVELOPMENT AREA CHARACTERISTICS AND ANALYSIS
28
SECTION 4.6
INFRASTRUCTURE NEEDS ASSESSMENT
31
SECTION 4.7
REDEVELOPMENT GOALS
35
SECTION 4.8
PHASE I - REDEVELOPMENT PLAN
35
SECTION 4.9
FUTURE PHASES
39
SECTION 4.10
NEIGHBORHOOD IMPACT STATEMENT
41
SECTION 4.10
PROGRAM OF PUBLIC EXPENDITURES
42
SECTION 4.11
VALUATION
47
SECTION 5
BAYSHORE/GATEWAY REDEVELOPMENT AREA PLAN
5.0
EXECUTIVE SUMMARY
5-E-1
5.01
EXECUTIVE SUMMARY
5-E-1
5.02
GOALS
5-E-1
5.03
CONCEPTUAL PLAN DIAGRAM
5-E-4
5.04
CHARACTER AREAS
5-E-7
5.05
FOCUS OF REDEVELOPMENT
5-E-9
5.06
FUNDING, PROJECTS & INITIATIVES
5-E-10
5.07
2000 & 2019 PLAN COMPARISON
5-E-14
5.1
INTRODUCTION
5-1-1
5.1.1
VISION
5-1-1
5.1.2
PROCESS
5-1-1
5.1.3
PLAN ORGANIZATION
5-1-1
5.2
BACKGROUND
5-2-1
5.2.1
CREATION OF A CRA AREA
5-2-1
5.2.2
2000 REDEVELOPMENT PLAN GOALS AND PROJECTS
5-2-1
5.2.3
BAYS HORE/GATEWAY TRIANGLE CRA 2018 PERSPECTIVE
5-2-9
5.3
PLANNING FRAMEWORK & ELEMENTS
5-3-1
5.3.1
CONCEPTUAL PLAN DIAGRAM
5-3-2
5.3.2
LAND USE & URBAN DESIGN
5-3-7
5.3.3
PUBLIC SPACE, PARKS, & OPEN SPACE
5-3-26
5.3.4
DEVELOPMENT
5-3-31
5.3.5
TRANSPORTATION, CONNECTIVITY, & WALKABILITY
5-3-42
5.3.6
INFRASTRUCTURE
5-3-59
5.3.7
PROCESS
5-3-66
5.3.8
CHARACTER AREAS
5-3-67
5.4
PRIORITIZATION PLAN
5-4-1
5.4.1
PRIORITIZATION OF PROJECTS & INITIATIVES
5-4-1
5.4.2
FINANCING PLANNING
5-4-1
5.4.3
PROJECTS & INITIATIVES PRIORITIZATION
5-4-5
5.4.4
COORDINATION & PARTNERSHIPS
5-4-17
5.5
GENERAL REQUIREMENTS
5-5-1
5.5.1
OVERVIEW OF RELEVANT STATUTES
5-5-1
5.5.2
CONSISTENCY WITH THE COUNTY'S COMPREHENSIVE PLAN
5-5-1
5.5.3
ACQUISITION, DEMOLITION/CLEARANCE, & IMPROVEMENT
5-5-1
5.5.4
ZONING & COMPREHENSIVE PLAN CHANGES
5-5-1
5.5.5
LAND USE, DENSITIES & BUILDING REQUIREMENTS
5-5-1
5.5.6
NEIGHBORHOOD IMPACT
5-5-5
5.5.7
SAFEGUARDS, CONTROLS, RESTRICTIONS & ASSURANCES
5-5-5
5.6
TAX INCREMENT & MSTU ESTIMATES
5-6-1
5.6.1
TAX INCREMENT FINANCING
5-6-1
5.6.2
MUNICIPAL SERVICE TAXING UNITS(MSTUS)
5-6-2
5.6.3
UNDERLYING ASSUMPTIONS
5-6-12
SECTION 6 RELOCATION PROCEDURES 102
FIGURES
FIGURES 1 COLLIER COUNTY MAP- 2004 2
FIGURES 2 IMMOKALEE REDEVELOPMENT AREA BOUNDARIES- 2004 14
FIGURES 3 IMMOKALEE FUTURE LAND USE MAP 24
FIGURES 4 IMMOKALEE SUBAREAS 36
APPENDIX
Appendix A Resolutions and Trust Fund Ordinance
2000-82- ESTABLISHMENT OF CRA AREA AND FINDING OF NECESSITY
AND BLIGHTED CONDITIONS REPORT
2000 -83 -ESTABLISHING THE COMMUNITY REDEVELOPMENT AGENCY
III. 2000-181- ADOPTION of 2000 CRA PLAN
IV. 2004-179- EXPANDING IMMOKALEE REDEVELOPMENT AREA
BOUNDARY
V. 2004 -384 -EXPANDING IMMOKALEE REDEVELOPMENT AREA BOUNDARY
APPENDIX B IMMOKALEE EXISTING CONDITIONS MAP
APPENDIX C BAYS H ORE/GATEWAY EXISTING CONDITIONS MAPS -2000
APPENDIX D GATEWAY TRIANGLE STORMWATER MASTER PLAN TECHNICAL MEMORANDUM -2000
APPENDIX E BAYS H 0 RE/GATEWAY ESTIMATED FUTURE DEVELOPMENT VALUE -2000
APPENDIX F 2012-2025 FUTURE LAND USE MAP
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 as amended, were identified by the presence of one or more conditions of blight as
defined in the statutes. These findings are contained in Section 1.2 and further specified in the
Appendix A and 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 Growth Management Plan policies provide the rationale for the
establishment of redevelopment areas in the county and recognizes the redevelopment plan
adopted for each component area. 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.
The Collier County Community Redevelopment Agency approved an expansion to the
Immokalee Community Redevelopment Area boundary in 2004 (Resolution 2004-179 and
Resolution 2004-384).
In 2018, the Collier County Community Redevelopment Agency approved a contract with
Tindale Oliver Design to gathered data, perform technological analysis and seek public and
agency input in order to draft an amendment to this redevelopment plan that would lay out a
framework of goals, objectives, and strategies to continue the redevelopment efforts in the
Bayshore Gateway Triangle Community Redevelopment Area.
In 1969, the Florida State Legislature established Chapter 163, Part III, enabling local units of
government to declare a need for a Community Redevelopment Agency and outlines the
powers available to carryout community redevelopment and related activities. The overall goal
of the legislature was to encourage local initiative in downtown and neighborhood revitalization.
The Florida Legislature has made amendments to the enabling legislation over the years. This
Plan recognizes those amendments.
Figure 1 — Updated Map
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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 slum 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 slum
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 public 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.
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 and intensity of appropriate uses for future development. The
Growth Management Plan was adopted by the Board of County Commissioners in 1989 and
has been amended several times since the original adoption.
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 in Section 4
— Immokalee Redevelopment Area Plan and Section 5 — Bayshore/Gateway Triangle
Redevelopment Area Plan. This amendment recognizes that the Immokalee Redevelopment
Area Plan will be amended following the adoption of the updated Immokalee Area Master Plan
currently going through the public hearing process.
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 Appendix F. As stated in the Future Land Use Element of 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,
Copeland, Plantation Island, Chokoloskee, Port of the Islands, and Goodland, in
addition to the greater Naples area, 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:
Continually refine the Future Land Use Element through detailed planning in order to improve
coordination of land uses with natural and historic resources, public facilities, economic development,
housing and urban design.
Policy 4.8 recognizes the adoption of the redevelopment plans for each component area:
Policy 4.8:
The Board of County Commissioners may consider whether to adopt redevelopment plans for existing
commercial and residential areas. Such plans may include alternative land uses, modifications to
development standards, and incentives that may be necessary to encourage redevelopment. Such
redevelopment plans may only be prepared by the County or its agent unless otherwise authorized by the
Board of County Commissioners. The Bayshore/Gateway Triangle Redevelopment Plan was adopted by
the Board on June 13, 2000; it encompasses the Bayshore Drive corridor and the triangle area formed by
US41 East, Davis Boulevard an Airport -Pulling Road. The Immokalee Redevelopment Plan was adopted
by the Board on June 13, 2000. Other specific areas that may be considered by the Board of County
Commissioners for redevelopment include, but are not necessarily limited to:
a. Pine Ridge, between US41 North and Goodlette-Frank Road;
b. US 41 North in Naples Park; and
c. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores
#1 Subdivision.
The Immokalee Community is governed by the entire Growth Management Plan which includes the
Immokalee Area Master Plan (reference FLUE Policy 4.3), a separate element of the Growth
Management Plan adopted in 1991 and significantly revised in 1997 and 2007. The Master Plan
contains land use designations and policies applicable to the Immokalee area. Significant amendments to
the Immokalee Area Master Plan are under review.
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.
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.
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 seek
approval of any project, action, program or activity and can also mean to provide incentives and
allocate funds, assets and resources, including participation by staff, employees, contractors,
consultants or others if approved by the Collier County Agency (CRA) and allocated through the
standard operating and procurement guidelines adopted by the Collier County Board of
Commissioners.
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.
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 1 (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.
A land acquisition program could consist of the following components:
• Right of Way Acquisition
• Commercial Project Acquisitions
• Residential Acquisitions 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 ( 2018).
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 Relocation
The CRA's Relocation Procedures are described in Section 6 of this Plan.
Section 1.6
Duration, Modification and Severability of the Plan
The 2000 plan was approved with a 30 -year time frame. 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.
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 improvements
necessary to carrying out the redevelopment plan.
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.
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 the 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.
IM
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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 lmmokalee 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 illustrates 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 pian.
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Section 4.2
FINDINGS. AND CONDITIONS OF SLIGHT
Blighted 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 Immpkalee 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 Comrriercial 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 91h 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.
I;p—
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 Alrpark 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
q 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 VR 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.
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:
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.
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.
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.
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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.
Housinq Affordability fas defined in Section 163.355 (8) F.S.1 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.
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Section 4.3
CONSISTENCY WITH THE GOLLER COUNTY GROWTH MANAGEMENT PLAN
Policy 4.2'of the Coilier County Growth Management Plan supports redevelopment efforts in Immokalee
as stated below:
Policy 4.2
A detailed Master Pian forthe 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 Plah (TAMP) was adopted by the Board of County in 1991 as a separate
element of the Growth Management Plan due to the unique character of Irrimokalee. A separate Future
Land Use Map was also adopted for Immokalee and is presented' in Figure 3 . The land uses available
in the lmmokalee 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 Designation
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 High Residential District
The purpose of this designation is to provide for a district of high-density residential development.
Residential dwellings shall be limited to multi -family structures and less intensive units such as single
family and duplexes provided they are compatible with the district. Mobile homedevelopments 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 Designation
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 NeighlYorhood 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, acid/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. Rbsidential development within the designated Neighborhoods Centers shail 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;
1. 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
2. No commercial use shall be permitted within a % mile of an existing school property
line within a Neighborhood Center; and
3. Access to the commercial development must in no way conflict with the school
traffic in the area; and
4. The design of any proposed commercial development must take into consideration
the safety of the school children; and
5. 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
7. Projects directly abutting residentially zoned property shall provide, at a minimum, a
50 foot setback and landscape buffer; and
g. 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 orre
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.
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ess
The mixed-use district will be controlled via a series of performance standards that ad and issue o
buffering, noise, signage, and lighting, architectural compatibility, and lot size, parking a pn g,
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:
CATS_ GORY t CATEGORY 11 CATEGORY lli
PUD Acres 80+ 160+ 300+
10 acres 20 acres
Maximum Commercial Acres 5 acres CM3 C-2, C-3 & C-4
Permitted Zoning C-2
In.addition to the above criteria, the following standards must also be met:
a. Commercial zoning Ilclose� than one (1) mile to the neare t commerce
ter
and no closerhanone me fromthe neaet. PUD commercial Zoning of en aces or
greater in size;
b, The configuration of the commercial parcel shall be no more frontage than depth unless
otherwise authorized by the Board of County Commissioners;
G. Commercial zoning or development shall be no closer than a'/a mile from the nearest
existing elementary school boundary; and
d. No construction in the commercial designated area shall be allowed until 30% of the project
has commenced construction unless otherwise authorized by the Board of County
Commissioners.
Non-commercial Uses
In addition to those mixed -uses permitted within 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. ResidentiallTourist District
The purpose of this District is to provide centers for recreational and tourism activity that utilizes the
e centers should contain low intensity uses that attract.
natural environment. as the main attraction. Th
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: hotellmotel, rental cabins, bed & breakfast
establishments, cbmpsites, 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 use
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.
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The TAMP, 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 TAMP. 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 I1.3: '
Encourage innovative approaches In urban and project design, which enhance both the environment and
the visual appeal of Immokalee,
OSJECTIVE 164:
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 ill. 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 VI 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 l funding. The development of a loop road is identified in'Phase 11 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.
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GOAL VI: The Future land use pattern shall be supported by a network of roads, pedestrian,ways,'and
bikeways that maintains Immokalee's small- town character, yet achieves efficient and safe traffic
movement.
Objective V1.1:
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 Vill: Enhance and diversify the local economy of the Immokalee Community
Policy VI11.1.2:
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 VII1.1.3:
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 "Immokalee"
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
fl
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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 Zorie/Enterprise Community grants that
were announcedby 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: Increase Small Business Start -Ups And Expansions
Objective: Develop Nature Tourism
Objective: Recruit New Businesses To Immokalee And Airport
Objective: Nurture Entrepreneurial Business Development and Retention
Objective: Expand Research Opportunities in the Health Care Industry
Objective: Encourage renovation of structures and infill development in the Main Street Program
Area.
Objective: Increase public transportation opportunities through the community and to outlining areas.
Objective: 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.
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Objective: Increase The Number Of Cultural Activities To Celebrate Community Spirit,
Objective: Create an incentive program for litter Control And Neighborhood Cleanups.
Objective: Create a Code Enforcement Program that is not complaint driven.
Objective: Increase Community Policing activities in the community.
Objective: Provide safe and convenient movement of pedestrians throughout the community
Objective: 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 ANAYSIS
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 17,808. 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 lmmokalee 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 lmmokalee 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 lmmokalee. 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 lmmokalee travel to Naples to work in the service, construction or
landscape industry. The majority of professional people who are employed in lmmokalee five outside of
the area. In 1996, the five largest employers in lmmokalee 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 lmmokalee 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 15� Street and East of South 91h Street. The remaining area is commercial
with 17% and industrial with one percent. The residential uses located west of South 181 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 zoningalong 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
Beautificatlon Committee has recently completed the streetscape along this corridor, which includes
street lighting and street furniture. The Main Street pfogram has been offering a Facade Grant program
as an incentive for renovations to take place. To date five businesses have participated. Many of the
buildings need rnore'that just a fagade 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 1" 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 sl lopping 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
1 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 9'' 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 9t' 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 91h 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 Immokaiee 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 I mmokalee, 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 itis 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.lmmokalee 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 atthe Immokalee Middle School site has a -swimming pool
and is considered a community park. There is a total of 64 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 encompassbs 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).
' The Collier County Sheriff's Department provides police protection to the community. In 1954 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
IMMOKALEE SERVICE AREA SCHOOLS
(1) Early Cliildhood School: The Learning Center
(2) Elementary Schools: Highlands, Lake Trafford, Pinecrest, Village
Oaks
(3) Middle Schools. Immokalee Middle
(4) High Schools: Immokalee High
(5) Adult Education: 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 1 - 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.
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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 Ayenue 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 Facade 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
- i 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 fagade 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 lmmokalee 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.
lmmokalee Regional Airport and Industrial Park
Expand the Service Center at the lmmokalee 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
Neig. boyhood Revitalization/Housing Programs
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
Gitfrnra PhasP.t
Phase II - Years 5-10
Continued emphasis on economic development and public/private partnership to redevelop the Main
Street Program area and the lmmokalee Regional Airport and Industrial Park. Neighborhood
Revitalization will continue and expand into the areas located off of lmmokalee Drive and SR 29
The following activities are planned for Phase li:
• • Continue active marketing of the community as a tourist destination. Activities could include
J' assistance with land acquisition; public/private ventures for building improvements, and other
marketing incentives.
• Continue to support and coordinate with the lmmokalee 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.
• Continuo 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 Lobp 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
homeownership.
101:7
Phase III -Years 10-20
Emphasis will be stabilization of neighborhoods and the economic vitality of the community. The
following activities will be undertaken:
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.
i
Section 4.1 Q
Neighborhood impact Statement
an was specifically
The structure of the Immokalee Redevelopment PI
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.
e 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
Prosararn 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 Proiects
Cost
Funds
Immokalee Football/Soccer
$ 110,000
$110,000
AdValorem/ Impact
Fees
Robert's PUD/North 11th 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 lmmokaiee
Stormwater Management Improvements
TBDL
MSBU/grants
Streetlights
TBDL
MSTU/grants
Land Acquisiton
TBDL
JGrants
Commercial Rehabilitation
TBDL
Grant, Main Street
Housing Development
TBDL
Grants
Permitting/Development Fees
TBDL
Marketing
TBDL
Grants
Main Street Program
Parking Lot Improvements
TBDL
MSTU/grants
Commercial Rehabilitatlon
TBDL
Grants
Trash Incentive Program
TBDL
Grants
42
TABLE One -continued
Pro+ect Name
Tota!
TIF
Local
Funds
Source
Land Acquisiton
TBDL
Grants
Permitting/Development Fees
Sidewalks
TBDL
TBDL
Grants/state/local
Enclose drainage swales
TBDL
Grants/state/local/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
lGrants
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
jGrants
43
Table One Continued
/mmakalee Regional Airport & lmmokalee Regional Park
Project Name
Total
71F
Local
Source
Rehabilitate Runway 9-27 Lights
$ 175,000
$ 35,000
Replacement and refurbishing of
runway lights along Runway 9-27
Construct Taxiway - Phase 1
$ 162,500
$32,500
Construction of taxiway from
runway system to new t -hangar
building.
Taxiway Phase 11
$ 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
$ 5001000
$250,000
Construct a t -hangar building with taxilane.
Bulk Storage Hangar$
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
Construck a t -hangar building with taxilane.
1. 44
Table one Continued
Prolecf
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,OOQ $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 11 $ 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
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 $ 48,025
Fill, grade and install primary drainage system on
various airside a7and 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.
;` 46
. Section 4.11
Valuation
The current tax base of the lmmokalee area, is based on tax assessment data fram 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 13AS5
INCREMENT
MiLLAGE
Tax increment
'rax 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,D35
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
$376,322
2006
$182,666,289
$148,127,153
$34,141,880
4.0261
$130,236
$505,559
2007
___T1 88,14-6,278
$148,127,153
$39,621,869
4.0261
$151,140.
$656,699
2008
$'[93,790,666
$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
' $57,068,109
4.0261 '
$217,690
$1,241,908
Scenario Assumptions of lmmokalee CRA:
1. Frozen Tax Base -- Assumes the Community Redevelopment Plan is adopted in ,lune 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
09jp
212t
9�0
rCreativity in Bloom
SECTION 5
Bayshore Gateway Triangle Redevelopment Area Plan
First Amendment
Prepared for
J,
Prepared by
Tindale
I i ve r
design
May 2019
Cover Photo Sources: Zyscovich Architects;
Google.com - Marys Polacios
TABIL.E. OF CONTENTS
5.0 Executive Summary ............................................................................................5-E-1
5.0.1 Executive Summary.................................................................................5-E-1
5.0.2 Goals........................................................................................................5-E-1
5.0.3 Conceptual Plan Diagram........................................................................5-E-4
5.0.4 Character Areas.......................................................................................5-E-7
5.0.5 Focus of Redevelopment.........................................................................5-E-9
5.0.6 Prioritization & Funding...................................................................:....5-E-10
5.0.7 2000 & 2019 Plan Comparison..............................................................5-E-14
5.1 Introduction.......................................................................................................5-1-1
5.1.1 Vision.......................................................................................................5-1-1
5.1.2 Process.....................................................................................................5-1-1
5.1.3 Plan Organization....................................................................................5-1-1
5.2 Background.........................................................................................................5-2-1
5.2.1 Creation of the CRA Area........................................................................5-2-1
5.2.2 2000 Redevelopment Plan Goals and Projects.......................................5-2-1
5.2.3 Bayshore/Gateway Triangle CRA 2019 Perspective................................5-2-9
5.3 Planning Framework & Elements.......................................................................5-3-1
5.3.1 Conceptual Plan Diagram........................................................................5-3-2
5.3.2 Land Use & Urban Design........................................................................5-3-7
5.3.3 Public Space, Parks, & Open Space..................................:....................5-3-26
5.3.4 Development.........................................................................................5-3-31
5.3.5 Transportation, Connectivity, & Walkability.........................................5-3-42
5.3.6 Infrastructure........................................................................................5-3-59
5.3.7 Process...................................................................................................5-3-66
5.3.8 Character Areas.....................................................................................5-3-67
5.4 Prioritization Plan...............................................................................................5-4-1
5.4.1 Prioritization of Projects & Initiatives......................................................5-4-1
5.4.2 Financing Planning...................................................................................5-4-1
5.4.3 Projects & Initiatives Prioritization.........................................................5-4-5
5.4.4 Coordination & Partnerships.................................................................5-4-17
5.5 General Requirements.......................................................................................5-5-1
5.5.1 Overview of Relevant Statutes................................................................5-5-1
5.5.2 Consistency with the County's Comprehensive Plan..............................5-5-1
5.5.3 Acquisition, Demolition/Clearance, & Improvement..............................5-5-1
5.5.4 Zoning & Comprehensive Plan Changes.................................................5-5-1
5.5.5 Land Use, Densities, & Building Requirements.......................................5-5-1
5.5.6 Neighborhood Impact.............................................................................5-5-5
5.5.7 Safeguards, Controls, Restrictions, & Assurances...................................5-5-5
5.6 Tax Increment & MSTU Estimates......................................................................5-6-1
5.6.1 Tax Increment Financing.........................................................................5-6-1
5.6.2 Municipal Service Taxing Units(MSTUs).................................................5-6-2
5.6.3 Underlying Assumptions.......................................................................5-6-12
This page is intentionally left blank.
Bayshore Gateway Triangle CRA Area Plan—May 2019
11!
5.0 EXECUTIVE SUMMARY
5.0.1 Executive Summary
The Bayshore Gateway Triangle Redevelopment Area
ay
Plan amendment provides an updated long-term
vision and approach for the redevelopment of this
component area (see Map 5 -ES -1).
5-E-1
The Plan brings together information gathered from
technical analysis, fieldwork observation, and public
and agency outreach (documented in further detail in
a separate Assessment Memo). From these efforts and
the resulting themes identified, an overarching vision
emerged for the future of the Community
Redevelopment Agency (CRA) and this component
area:
s e s s s s e s a e s s s s s e s e s s s s s s s s s s e s s e s s s s s s s s•
Promote quality of life and economic vitality with a
mixed -income, urban,
multi -modal community that welcomes visitors,
cultivates the area's artistic and cultural identity,
uplifts unique local destinations, and finds balance
with the natural environment.
The Redevelopment Area Plan lays out a framework of
goals, objectives, and strategies organized thematically
in support of this overall vision, along with a list of
projects to carry out the framework. This plan is meant
to provide a palette of options, generated by the
technical analysis, fieldwork observations, and public
and agency outreach, that the CRA can further
explore. Consequently, not all of these suggestions will
necessarily be carried through to full implementation.
Full implementation of approaches and projects will be
based on further study of capacity, technical
feasibility, and public priorities.
The main goals of the Plan include:
Land Use & Urban Design
Promote a defined, harmonious, and urban visual and
land use character tailored to the CRA area, cultivating
its unique artistic and cultural identity.
Public Space, Parks, & Open Space
Ensure accessible, activated, and well-maintained
public spaces, parks, and open space.
Development
Foster and guide private development to enhance
community character and provide increased stability
and prosperity for community members.
Transportation, Connectivity, & Walkability
Ensure safety, comfort, and convenience for various
methods of transportation within and connecting with
the CRA area.
Infrastructure
Provide effective infrastructure that preserves
environmental and neighborhood design quality
through coordinated improvement planning and
funding.
Process
Carry out CRA area planning and implementation
efforts to engage and serve the various communities
within the CRA area.
Figure 5 -ES -1 provides a Concept Diagram focused on
location -specific capital improvement projects,
followed by a list of non -location -specific capital
improvements projects and a description of non -
capital projects (e.g., plans, studies, grant programs).
Bayshore Gateway Triangle CRA Area Plan—May 2019
EXECUTIVE SUMMARY
Map 5 -ES -1: Bayshore Gateway Triangle CRA Study Area
N
Naples
rn
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Collier County Government Center
r.
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tu vie
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E, City of Naples
k,
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aw.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5�-E-2
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Bayshore Gateway Triangle CRA Area Plan—May 2019
5�-E-2
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Bayshore Gateway Triangle CRA Area Plan—May 2019
5�-E-2
5.0 EXECUTIVE SUMMARY
5-E-3
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Bayshore Gateway Triangle CRA Area Plan—May 2019
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EXECUTIVE SUMMARY
Non -Location Specific Capital Projects
Project Type
Project Name
Public Space, Parks, & Open Space
A.
Pocket Park Land Acquisition & Development
B.
General Parks Improvements
C.
Community Safety/Clean-Up and Neighborhood Initiatives General Improvements
Development
A.
Land Acquisition for Community Land Trust
Transportation, Connectivity, &
A.
Sidewalk Gap Improvements
Walkability
B.
Bicycle Infrastructure
C.
Street Sign/Wayfinding Improvements
D.
General Multi -Modal Improvements
Infrastructure
A.
Water Main and Fire Suppression Upgrades
B.
Stormwater Improvements
C.
Upgrade Sanitary Sewer Lines
Non -Capital Projects
Projects and initiatives that are not capital
investments include a variety of plans, studies, and
grant programs in support of redevelopment or capital
project planning throughout the CRA area. These non -
capital projects and initiatives include:
CRA operating expenditures and administrative
updates
Land Development Code updates
Development support for catalyst development sites
Master planning for:
• Stormwater improvements
• Arts and culture -oriented development and
redevelopment efforts
• Implementation of Complete Streets projects
• Community safety and clean-up
• Branding
• Marketing and communications
• Water and fire infrastructure improvements
Feasibility studies, including:
• General market study/economic profile
• Bayshore Drive Complete Street technical
feasibility
• Bayshore Drive Complete Streets pilot project
• Triangle retention pond improvements
• Micro -enterprise and arts incubator
Grants and funding programs, including:
• Residential improvements grants/loans
• Commercial facade improvements
• Wall and fence funding for areas with
incompatible uses
• Public art funding
• Economic development incentives
• Mobile home replacements
• Community Land Trust housing construction
• Other affordable/workforce housing investments
Other non -capital expenditures that may arise in the
future and are not yet identified
Bayshore Gateway Triangle CRA Area Plan—May 2019
EXECUTIVE SUMMARY
5.0.4 Character Areas
The Redevelopment Area Plan framework can be tailored to different sub -areas depending on their specific
character, needs, and opportunities. Map S -ES -2 lays out these different sub -areas, or "Character Areas" with
accompanying descriptions.
01 -Mini Triangle/Davis
• The Mini Triangle, including CRA -owned
parcel, is a major commercial redevelopment
opportunity and Focus Development Node
• Corridor commercial along Davis
• Linwood Avenue another potential area for
redevelopment.
GAirport Pulling
• Mix of corridor commercial, larger big -box
style retail, and County Center
• Part of area currently designated as an
Activity Center in Future Land Use Map
OWindstar
• Residential is primarily condos and single-
family homes in gated communities
• Includes golf course designated as a
commercial use
South Bayshore
• Primarily single-family residential
neighborhood with Naples Botanical Garden
• Wetland considerations for development
0--shadowlawn
• Primarily a residential neighborhood with mix
of apartments/duplexes and single-family
homes around Shadowlawn Elementary
• Borders US 41/Bayshore Drive Focus
Intersection (asterisk), a gateway between
north and south sections of CRA area
OTarniarni
• Corridor commercial and residences,
including two major malls, Gulfgate Plaza and
Courthouse Shadows)
• Borders US 41/Bayshore Drive Focus
Intersection (asterisk), a gateway between
north and south sections of CRA area
ONorth Bayshore
• Focus Corridor along Bayshore Drive with
neighborhood commercial (including
Haldeman Creek Entertainment Center near
Creek)
• Mix of multi- and single-family residential
• Focus Intersection at Bayshore/Thomasson
with planned roundabout
• CRA -owned Focus Development Node (17 -
Acre Site)
■ ■ ■ ■ Focus Corridor
Focus Development Node/Intersection
Bayshore Gateway Triangle CRA Area Plan—May 2019
EXECUTIVE SUMMARY
Map 5 -ES -2: Character Areas
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Bayshore Gateway Triangle CRA Area Plan—May 2019
5.0
EXECUTIVE SUMMARY
The following provides a focus of redevelopment for
each Character Area based on the specific
characteristics described in Map S -ES -2 and the most
relevant redevelopment strategies.
1. Mini Triangle/Davis
• Urban -style mixed use commercial
redevelopment, including capitalization on the
Mini Triangle as a catalyst development site and
urban -style parking solutions
• Park development at retention pond site
• Complete Streets design and commercial
redevelopment along Linwood Ave and other
nearby commercial roadways; pedestrian scale
street design between Mini Triangle, Linwood
Ave, and the proposed retention pond park
• Improved access to Mini Triangle development
from US 41, Davis Blvd, and Linwood Ave
• Multi -modal connectivity:
• Across Davis Blvd
• Between Mini Triangle, Linwood Ave,
proposed retention pond park, and
eastern Triangle neighborhood
• To Downtown Naples potentially via Davis
Blvd, US 41, and Gordon River Bridge
improvements
• Additional infrastructure improvements: sanitary
sewers, electrical, stormwater
2. Shadowlawn
• Residential structural enhancement and upgrades
• Avoidance of incompatible uses
• Transitional elements between different uses
• Infill development on vacant residential lots
• Flooding and drainage on neighborhood streets
• Complete Street improvements along
Shadowlawn Drive
3. Airport Pulling
• Transitions between residential neighborhoods
and commercial development
• Eventual street enhancements, particularly
connectivity across Airport Pulling Rd
• Commercial fapade improvements
4. Tamiami
• Connectivity to Downtown Naples via US 41
• Redevelopment of Courthouse Shadows
• Tenant opportunity and site improvements for
walkable design at Gulfgate Plaza
5. Windstar
• Complete Streets and MSTU improvements along
major community roadways, including Bayshore
Drive, Thomasson Drive, and Hamilton Avenue
• Access to Bayview Park
6. North Bayshore
• Corridor commercial development along Bayshore
Drive, including Haldeman Creek Entertainment
Center near Creek and creative parking solutions
• Larger redevelopment opportunities of 17 -Acre
Site and Del's 24 property
• Arts and culture -oriented development
• Transitional elements between corridor
commercial and residential areas along Bayshore
Drive and Thomasson Drive
• Development of vacant residential lots
5-E-9 Bayshore Gateway Triangle CRA Area Plan—May 2019
• Neighborhood Complete Streets and trails
• Connections between Sugden Regional Park and
CRA area
• Water main and fire suppression upgrades
Flooding and drainage on neighborhood streets
7. South Bayshore
Mobile home and single-family home residential
improvements, upgrades, affordability
• Development of vacant residential lots
• Access to Bayview Park
• Connections between CRA and uses to the east,
including East Naples Community Park
• Wetland, flooding, and site preparation
considerations for development
• Roadway improvements to meet County
engineering standards
Neighborhood Complete Streets
The Redevelopment Area Plan includes a prioritization
plan recommending projects for the period through
2030 (11 years after the adoption of the amended
Plan), the period for which tax increment financing
(TIF) funding will be available. The remaining project
recommendations are included for longer term
implementation post -2030 and will require alternative
funding sources aside from TIF. The Plan provides an
overview of potential alternative funding sources.
Table 5 -ES -1 summarizes projected revenues through
2030 for various funding sources currently operating
in the CRA area, including Municipal Service Taxing
Units (MSTUs) that are potential funding sources
independent of TIF (dependent on coordination with
and approval from the respective MSTU advisory
boards). Note that the MSTUs do not have a sunset
EXECUTIVE SUMMARY
date and will likely continue past 2030. However, for
the purposes of the capital and non -capital planning
effort, no projections have been made for years after
2030.
This Plan does not obligate any funding to any projects
listed. It provides a guide and list of both
capital and non -capital projects that require approval
by the CRA Advisory Board within the initial 11 -year
programming period and allocation through the
standard operating and procurement guidelines
adopted by the Collier County Board of Commissioners
if TIF revenues are to be used for funding. Approval by
relevant decision-making bodies is required for other
funding sources outside of TIF.
Projects may also require additional vetting and
piloting to better understand technical feasibility,
impacts, and broader County implementation
priorities prior to approval for implementation. To this
end, planned projects include technical feasibility
studies and pilot projects. As a result, this capital and
non -capital funding plan is subject to change as it is re-
evaluated. Additionally, the Plan sets a framework
based on current conditions but allows for flexibility in
phasing of projects based on funding opportunities
and community priorities identified in annual work
plans and capital improvement project lists.
Figures 5 -ES -2 and 5 -ES -3 summarize the expenditure
breakdown by timeframe and type of project/
initiative. Note that non -capital projects include
studies, plans, and grant programs. Table 5 -ES -2
compares projected TIF revenues and costs (note that
some projects are programmed at a deficit because
other funding partners or sources are anticipated,
including after 2030 when TIF revenues will cease).
Table 5 -ES -3 shows CRA project costs that may also be
eligible for Bayshore Beautification MSTU funds,
indicating the potential benefit from MSTU
coordination.
Bayshore Gateway Triangle CRA Area Plan—May 2019
F S -E-10
5.0 :. EXECUTIVE SUMMARY
Table 5 -ES -1: Revenue Projection Summary
Tax Increment Financing (TIF)
$33,790,000
$0
Bayshore Beautification MSTU
$20,193,000
TBD
Haldeman Creek MSTU
$1,762,000
TBD
Note:
1The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years. The MSTUs do not have a sun-
set date and will likely continue past 2030. However, for the purposes of this planning effort, no projections
have been made for years after 2030.
Figure S -ES -2: Short-term costs by project type
Land Use & Urban
Design, $165,000, 0%
Public Space, Parks, & Open Space,
$1,050,000, 3°%
$21,881,116 ,
64%
Total Short -Term Costs (1-11 Years):
$34.4 million
Infrastructure,
$3,525,695,
10%
5-E-11 Bayshore Gateway Triangle CRA Area Plan—May 2019
apment,
,000,3%
Figure 5 -ES -3: Long-term project costs by type
Non -Capital,
$6 735 000 8%
Total Long -Term Costs (After 11 Years):
$85.1 million
Land Use &
Urban Design,
$37,500,0%
1
EXECUTIVE SUMMARY
Public Space, Parks,
& Open Space,
$3,144,404, 4%
Development,
$4,062,500, 5%
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-E-12
5.0A EXECUTIVE SUMMARY
Table S -ES -2: Summary of CRA Project Costs and Projected TIF Revenues
Total Capital Costs - North of US 41 (Triangle) $44,945,859 $4,709,998 $40,235,861
Total Capital Costs - South of US 41 (Bayshore)
$45,878,936
$7,790,481
$38,088,455
Total Capital Costs
$90,824,795
$12,500,480
$78,324,316
Total Non -Capital Costs
$28,616,116
$21,881,116
$6,735,000
Total TIF Revenue
$33,790,000
$33,790,000
$0
Difference
-$85,650,911
-$591,595
-$85,059,316
Notes: revenues rounded to thousands
'Overall costs increased by 25% to account for annual increases. The TIF funding will sunset in 2030, so no TIF revenues are shown after 11
years.
Table 5 -ES -3: Summary of MSTU-Eligible Costs and Projected MSTU Revenues
Total Capital Costs- MSTU-Eligible Projects
$14,261,958
$4,121,297 $10,140,660
Total Right -of -Way MSTU Revenue
$20,193,000
$20,193,000 TBD
Difference
$5,931,042
$16,071,703 -$10,140,660
Note: Projects ore considered MSTU-eligible based on those that align with accepted uses of Bayshore Beautification MSTU funds accord-
ing to Ordinance No. 2013-68, revenues rounded to thousands
'Overall costs increased by 15% to account for annual increases
2The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort, no projec-
tions have been made for years after 2030.
5-E-13 Bayshore Gateway Triangle CRA Area Plan—May 2019
EXECUTIVE SUMMARY
Table 5 -ES -4 assists in comparing the 2000 Plan to the amended Redevelopment Area Plan, showing a status
update for the various areas and initiatives identified for Tax Increment Finance (TIF) funding in the 2000 Plan, as
well as how the Redevelopment Area Plan update responds to the identified initiatives. Note that two additional
redevelopment sites, Naples Plaza and Naples Steel, were identified for private redevelopment without TIF
assistance (now Naples Bay Club/Cottages at Naples Bay Resort and Woodspring Suites, respectively). While the
2000 Plan has a strong orientation around these sites and initiatives, the updated Redevelopment Area Plan is
oriented around general themes of: Land Use and Urban Design; Public Space, Parks, & Open Space;
Development; Transportation, Connectivity, & Walkability; Infrastructure; and Process. As a result, the amended
Redevelopment Plan contains additional considerations that may not stem directly from the 2000 Plan, including
but not limited to:
• A focus on the CRA -owned 17 -Acre Site west of Sugden Regional Park for catalyst redevelopment
• A focus on arts and culture in the CRA area redevelopment vision
• Connections to nearby parks
• Land use transitions between incompatible uses and densities/intensities
• More comprehensive infrastructure improvements
Table S -ES -4: Status of Key Land Use Areas and Initiatives of the 2000 Plan
Catalyst Redevelopment Projects
Triangle- Hotel/ Parcel at apex currently vacant; CRA -owned
Restaurant/ property under contract for sale and
Office received PUD zoning for Mixed -Use project.
Triangle — Flex
Current mix of commercial and industrial
Office/
uses.
Warehouse
Specific planning tasks included for Mini Triangle and
larger Triangle area with associated improvements
(primarily roadway, infrastructure, and land use
transitions) and incentives identified that are generally
supported by the Redevelopment Area Plan (see
Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general
development support is also funded in the non -capital
projects (see Section 5.4)
Specific planning tasks included for Mini Triangle and
larger Triangle area with associated improvements
(primarily roadway, infrastructure, and land use
transitions) and incentives identified that are generally
supported by the Redevelopment Area Plan (see
Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general
development support is also funded in the non -capital
projects (see Section 5.4)
Bayshore Gateway Triangle CRAArea Plan—May 2019
5-E-14
5.0
EXECUTIVE SUMMARY
Table S -ES -4 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan
Town Center
(Gulfgate Plaza)
Entertainment
Center
(Haldeman
Creek)
Shadowlawn
Catalyst Redevelopment Projects (Continued)
Gulfgate Plaza currently has tenants; consideration
needs to be given to type of establishments
desired for this space. A small business incubator
might be a good use for vacant office on second
floor.
Three60 Market has been established west of
bridge and south of creek; food truck park recently
opened on north side of creek under same
ownership as Three60 Market. Need for
commercial parking has emerged as an issue in
this area.
Identified as an opportunity for new tenancy in
second floor space and to incentivize optimal
tenant mix and walkable design; Courthouse
Shadows is another large commercial space
providing a redevelopment opportunity (Section
5.3.4)
Recommendations made to evaluate LDC
changes to facilitate commercial development
such as that in the Bayshore area (Section
5.3.4); commercial parking solutions explored
(Section 5.3.5, Section 5.4)
Neighborhood Focus Initiatives
The 2000 Plan initiative included the following:
• New general housing and affordable housing
• Rehabilitation of affordable housing
• Neighborhood gateway features
• Traffic calming by closing part of Linwood
• Extension of Pelton Ave to Linwood for
improved internal circulation
Current status:
The Shadowlawn improvements delayed due to
recession, warranting prioritization of current
study and improvement implementation approach
for area. However, some stormwater planning and
improvements completed for area (see General
Infrastructure Improvements section below).
CRA will generally aim to continue these
Neighborhood Focus Initiatives. Neighborhood
enhancement focused on structural upgrades,
limiting uses incompatible with the
redevelopment vision, transitions between
uses/intensities, infill development on vacant
lots, addressing flooding/drainage, and
complete streets/transportation improvements
that will address streetscape elements such as
lighting and traffic calming. These
improvements will likely require strategic
property acquisition and demolition of
structures for redevelopment. Other relevant
initiatives include gateway design and
coordination with County sheriff, code
enforcement, and housing agencies to address
quality and supply of housing and streetlighting.
See section 5.3 for more information.
5-E-15 Bayshore Gateway Triangle CRA Area Plan—May 2019
EXECUTIVE SUMMARY
Table S -ES -4: Status of Key Land Use Areas and Initiatives of the 2000 Plan
Neighborhood Focus Initiatives (Continued)
The 2000 Plan initiative included the following:
• Landscaping and beautification along
Bayshore Drive
• New affordable housing
• Rehabilitation of market -rate and
affordable housing
• Botanical Gardens relocation
• Design of new neighborhood park and
connection to Sugden Park site
• Sabal Bay development (pending legal
actions)
Bayshore Current related efforts include:
• Beautification and roadway
improvements planned for Hamilton Ave
and Thomasson Dr, funded by the
Bayshore Beautification MSTU.
• Additional stormwater planning and
improvements completed for area (see
General Infrastructure Improvements
section below).
• Residential units have been built;
substandard housing has been
demolished.
CRA will generally aim to continue these Neighborhood
Focus Initiatives. Redevelopment focus for this
neighborhood split into North and South. North focus:
commercial/catalyst site development, parking, arts
and culture, transition between residential and
commercial, residential infill, comprehensive street
improvements that will address elements such as
streetlighting and traffic calming, park connections
(Sugden Regional Park). South focus: residential
upgrades and affordability, residential infill, park access
(East Naples Community Park, Bayview Park), wetlands/
flooding considerations, roadway standards. These
improvements will likely require strategic property
acquisition and demolition of structures for
redevelopment. Other relevant initiatives include
additional street/transportation improvements to
address elements such as lighting and traffic calming,
as well as coordination with County sheriff, code
enforcement, and housing agencies to address quality
and supply of housing and streetlighting. See Section
5.3 for more information.
Bayshore Gateway Triangle CRA Area Plan—May 2019
Need for stormwater improvements identified
for entire CRA area, so planning and
improvement efforts have included both
Triangle and Bayshore neighborhoods,
including the following:
• Stormwater plan created for Gateway
Triangle residential area in 2009 and for
Bayshore MSTU area in 2011.
Recommendation made to update stormwater
management plan for the entire CRA area (Section
5.3.6)
Resurfacing project beginning as part of FDOT
Transportation Improvement Program
Roundabout will be put in at Bayshore
and Thomasson as a Bayshore
Beautification MSTU project.
Bayshore Dr needs to be considered for
streetscape and roadway updates via the
Bayshore Beautification MSTU.
Su -den Regional Park; the site is targeted for
Section 5.4).
catalyst development.
5-E-17 Bayshore Gateway Triangle CRA Area Plan—May 2019
Recommendation to coordinate on future
improvements with FDOT to develop and incorporate a
community vision for comprehensive Complete Streets
improvements along this corridor (see Section 5.3.5).
Specific planning tasks included for the 17 -Acre Site
• Karen Dr stormwater improvements
completed in 2017.
• Pineland Ave stormwater improvements
completed.
Last major dredging project was in 2006.
Depth assessment will be conducted for creek,
Haldeman
and capital reserves currently being
Recommendation made to coordinate the capital
Creek and
accumulated for future maintenance or
improvements of the MSTUs, including that used to
Canal System
dredge efforts. Advisory Board voted to
increase millage rate to create dredging plan
maintain Haldeman Creek, in a Capital Improvements
Dredging Plan
when major dredge will be needed; the
Plan (Section 5.3.7).
millage increase to 1 mil was approved at the
final budget hearing on September 20, 2018.
Roadway Improvements
US 41 Zoning
Resurfacing and certain safety improvements
Recommendation to coordinate on future
improvements with FDOT to develop and incorporate a
Overlay and
currently programmed in FDOT Transportation
community vision for comprehensive Complete Streets
Landscaping
Improvement Program.
improvements along this corridor (see Section 5.3.5).
Resurfacing project beginning as part of FDOT
Transportation Improvement Program
Roundabout will be put in at Bayshore
and Thomasson as a Bayshore
Beautification MSTU project.
Bayshore Dr needs to be considered for
streetscape and roadway updates via the
Bayshore Beautification MSTU.
Su -den Regional Park; the site is targeted for
Section 5.4).
catalyst development.
5-E-17 Bayshore Gateway Triangle CRA Area Plan—May 2019
Recommendation to coordinate on future
improvements with FDOT to develop and incorporate a
community vision for comprehensive Complete Streets
improvements along this corridor (see Section 5.3.5).
Specific planning tasks included for the 17 -Acre Site
51 ° INTRODUCTION
000
5-1-1
The 2019 Redevelopment Area Plan provides an
updated vision and approach for the redevelopment of
the Bayshore Gateway Triangle CRA area in Collier
County (see Map 5-1-1). The Plan brings together
information gathered from technical analysis,
fieldwork observation, and public and agency outreach
(documented in further detail in a separate
Assessment Memo). From these efforts and the
resulting themes identified, an overarching vision
emerged for the future of the CRA area:
Promote quality of life and economic vitality with a
mixed -income, urban,
multi -modal community that welcomes visitors,
cultivates the area's artistic and cultural identity,
uplifts unique local destinations, and finds balance
with the natural environment.
This vision provides the guidance for the overall
framework and projects laid out in this
Redevelopment Area Plan for furthering the
revitalization of the CRA area. This Plan is meant to
provide a palette of options, generated by the
technical analysis, fieldwork observations, and public
and agency outreach, that the CRA can further
explore. Consequently, not all of these suggestions will
necessarily be carried through to full implementation.
Full implementation of framework strategies and
projects will be based on further study of capacity,
technical feasibility, and public priorities.
The technical analysis involved in the Redevelopment
Area Plan process included a review of the existing
plans related to the CRA area, as well as spatial and
quantitative analysis of data related to the CRA area.
The study team also conducted fieldwork to collect
additional information and "ground -truth" findings in
the data. The public and agency outreach consisted of
stakeholder and agency meetings and calls, two public
workshops, and a boat tour of Haldeman Creek and
adjacent canal areas. Figure 5-1-1 illustrates the
complete planning process.
The remaining sections of this Plan cover the following
topics:
• Section 5.2: Background – historical overview of
the CRA area, including the original 2000 CRA Plan
and status update
• Section 5.3: Plan Framework & Elements –
framework of goals, objectives, and strategies
related to redevelopment in the CRA area, with
supporting information on existing conditions,
opportunities, and approaches for carrying out
strategies
• Section 5.4: Prioritization Plan – information on
revenues; capital project funding and phasing; and
planning, administrative, and regulatory initiatives
• Section 5.5: General Requirements – information
on additional regulatory requirements for the CRA
Plan and conclusion
• Section 5.6: Tax Increment & MSTU Estimates—
provides methodology and underlying
assumptions for tax increment and Municipal
Service Taxing Unit (MSTU) revenues.
Bayshore Gateway Triangle CRA Area Plan–May 2019
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Bayshore Gateway Triangle CRA Are Plan—May 2019
5-1-2
5.1
Feb -tune 2018
Assessment
Technical
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PLbkc 0itreacn
Fiscal Analysis & captal pfnmlng
June-Sept2018
Plan & Amendments Preparation
Draft Upj6tedCRA 11lar
Draft Curripfeh,nsle Pearn & Zomng Amendment Reclxnm.endatiol's
ccrnm'nty forum
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change via redevelopment orinfill development,
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improvement strategies, or remain as stable and
the popular destinations ofDowntown Naples and
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coastal beaches and isbisected byUS41,amajor
regional thoroughfare. This corridor defines two major
2. Basic site design conditions recommended to
sub -areas within the larger CRA boundary ---the
implement the vision defined inthe public
Gateway Triangle community north ofUS41and the
outreach process
8ayshore community south ofUS41 (see K4aP 5'1'1
3. Primary corridors and areas recommended for
O2' Exhibit [RA aeaandReso|u�on2OOO
|andscape/streetscapeimprovements insupport
ofthis document for alegal description ofthe CRA
ofthe vision defined inthe public outreach
boundary).
The primary areas anticipated toundergo significant
The CRA was created inZOOOunder the jurisdiction of
change included:
Collier County tofacilitate the physical and economic
revitalization and enhancement ofthe community. Its
° Triangle area approximately defined byUS41,
crea�onwas based ondocumen�n0condi�onsof
Davis Blvd, and aline based onthe projected
'
blight in a Finding ofNecessity study, as required by
alignment of Pine Sttothe north of US 41
Florida Statute l6334O.Table 5'2'l provides an
* Naples Plaza (southwest of Davis Blvd and US 41
overview ofthe findings.
intersection) and adjacent properties
^ Gu|fQate Plaza asaTown [enter
8� �� �� �������� ��N���� ������N«� ����"�
��m� ���m
�� �� �� �������� �-0 Goals ��
° Commercial uses on Naples Steel properties
� � mwww °�
(along US 41) and other properties on Gu|fQate
'
Projects
* Residen�a|uses south and west ofGu|f8ate
The 2000Plan laid out visual concept goals and
* Infill:
corresponding redevelopment projects toimprove
* Multi- and single-family residential in
conditions inthe CRA area. The projects were planned
Shadow|avvnnei0hborhood
out inphases over aIO'yeartime span. Map S-2-1
° Commercial uses for Haldeman Creek
shows the overall Land Use Plan illustrating general
entertainment center
land uses and significant activity centers. The Land Use
^ Mixed multi -family and commercial uses
Plan suggested abasic regulatory framework that
along BayshoreDrive north ofLake View
would guide Future Land Use Map and zoning
(Lakeview) Dr
amendments tosupport the redevelopment ofthe
° Residential and commercial atBay Center
Bayshore Gateway Triangle CRA Area Plan—May 2019
y�, -
Predominance of defective or
inadequate street layout
Faulty lot layout in relation to size,
adequacy, accessibility, or
usefulness
Unsanitary or unsafe conditions
Deterioration of site or other
improvements
Other problems
Inadequate street layout and
design (including sub -standard
street widths)
Commercial parking problems
Lack of streetlights along major
arterial and most local streets
Lack of sidewalks
BACKGROUND
• Shadowlawn Dr
• Thomasson Dr
• Most local streets
• Davis Blvd
• Airport Rd
• Bayshore Rd
• US 41
• Major arterials
• Most local streets
• Davis Blvd
• Shadowlawn Dr
• Bayshore Rd south of
Thomasson Rd
• Most local streets
Lack of neighborhood connections • Residential neighborhoods
Commercial lots
Built density far below approved
density
Not meeting lot standards in at
least one respect
Disproportionate lack of plumbing
Disproportionate overcrowding
2 unsafe structures
Lack of sidewalks and streetlights
Poor drainage of local roads,
surface water management
problems
Lack of right-of-way for
improvements along Shadowlawn
Dr
No public transportation provided
in CRA area
Housing affordability noted as an
issue in the county and as an issue
that could get worse in the CRA
area
Table 5-2-1: Findings of Blighted Conditions in CRA Area
• US 41
• Davis Blvd
• Between Pine St and US 41
• RMF -6 residences in Gateway
Triangle area
• RMF -6 residential properties
• Bayshore area residences
Bayshore Gateway Triangle CRA Area Plan—May 2019 ���� 5-2-2
5-2-3
BACKGROUND
area (Bayshore and Thomasson)
• Other opportunities in the Medium
Intensity residential area of Land Use Plan
The public outreach of the 2000 Plan defined the
establishment of a Neighborhood Focus Initiative as a
programmatic objective. The aim of such a program
was "to coordinate the direction of a variety of public
and quasi -public services to enhance major residential
portions of the project area." The primary
neighborhoods for improvements specified in the
2000 Plan included:
• Bayshore
• Shadowlawn
The primary areas for stability and planned
development with low -intensity residential included:
• Windstar
• Sabal Bay (Hamilton Bay) development
Site design standards included:
• Roof patterns reflective of Old Florida
architectural style
• Placement of buildings close to street to support
pedestrian activity
• Use of rectilinear block pattern to strengthen
predominant established character of area
• Placement of parking to rear of development sites
The following lays out items covered by the visual
preference statement from the public outreach effort
of the 2000 Plan, which supported the design
standards:
• Buildings — representing an "Old Florida" or
"Cracker" style with covered porches, metal roof,
and dormers
• Signage — representing low, monument -style sign
with business logogram (representative sign or
character) suppressed to design of sign's
background and surrounding landscape planting
• Pathways — representing sidewalk set back from
curb by distance greater than width of walk and
with planting materials and low pedestrian
lighting provided between walk and curb
• On -Street Parking — representing street with
narrow planted median and use of angle parking
interspersed with planting areas on both sides of
street
• Landscaping — representing street with
landscaped median and landscaping and
decorative lighting fixtures on edges
• Public Spaces — representing pedestrian area with
palms and large pool with waterjet fountain
In terms of landscape and streetscape improvements,
the design framework focused on:
• Treatments for major roadways, including:
• Davis Blvd
• Airport Pulling Rd
• US 41
• Bayshore Dr
• Thomasson Dr
Significant gateway intersection designs at
intersections of the above streets as well as:
• Shadowlawn Dr south of Davis and North of US 41
• Linwood Ave at Airport Pulling Rd
• Pelton Ave north of US 41
• Intersection proposed at time of Sabal Bay's main
east/west street with Bayshore Dr
Bayshore Gateway Triangle CRA Area Plan—May 2019
Map 5-2-1: L
Note: Additic
sm
-my
ind Use Plan from 2000 CRA Plan
nal labels have been added to clarify location of certain sites and neighborhoods.
BACKGROUND 5.2
DpmqzNcolps / I
R,juw&y�/
Come r County Commission
Colder Cmnty Flanning
DoWumnt
LtOSTRATIMA VVk I
Revelopmnt Plan
:and
Use:
To" Cantor / Node
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Bayshore Gateway Triangle CRA Area Plan—May 2019
5-2-4
I
5.2
5-2-5
BACKGROUND
Table 5-2-2 provides a status update for the various areas and initiatives identified for Tax Increment Finance
(TIF) funding in the 2000 Plan, as well as how the Redevelopment Area Plan update responds to the identified
initiatives. Note that two additional redevelopment sites, Naples Plaza and Naples Steel, were identified for
private redevelopment without TIF assistance (now Naples Bay Club/Cottages at Naples Bay Resort and
Woodspring Suites, respectively). While the 2000 Plan has a strong orientation around these sites and initiatives,
the updated Redevelopment Area Plan is oriented around general themes of: Land Use and Urban Design;
Public Space, Parks, & Open Space; Development; Transportation, Connectivity, & Walkability; Infrastructure;
and Process. As a result, the updated Redevelopment Plan contains additional considerations that may not stem
directly from the 2000 Plan, including but not limited to:
• A focus on the CRA -owned 17 -Acre Site west of Sugden Regional Park for catalyst redevelopment
• A focus on arts and culture in the CRA redevelopment vision
• Connections to nearby parks
• Land use transitions between incompatible uses and densities/intensities
• More comprehensive infrastructure improvements
Catalyst Redevelopment Projects
Triangle- Hotel/ Parcel at apex currently vacant; CRA -owned
Restaurant/ property under contract for sale and
Office received PUD zoning for Mixed -Use project.
Triangle – Flex Current mix of commercial and industrial
Office/
uses.
Warehouse
Gulfgate Plaza currently has tenants;
Town Center consideration needs to be given to type of
(Gulfgate Plaza) establishments desired for this space. A
small business incubator might be a good
use for vacant office on second floor.
Table 5-2-2: Status of Key Land Use Areas and Initiatives of the 2000 Plan
Specific planning tasks included for Mini Triangle and
larger Triangle area with associated improvements
(primarily roadway, infrastructure, and land use
transitions) and incentives identified that are generally
supported by the Redevelopment Area Plan (see
Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general
development support is also funded in the non -capital
projects (see Section 5.4)
Specific planning tasks included for Mini Triangle and
larger Triangle area with associated improvements
(primarily roadway, infrastructure, and land use
transitions) and incentives identified that are generally
supported by the Redevelopment Area Plan (see
Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general
development support is also funded in the non -capital
projects (see Section 5.4)
Identified as an opportunity for new tenancy in second
floor space and to incentivize optimal tenant mix and
walkable design; Courthouse Shadows is another large
commercial space providing a redevelopment
opportunity (Section 5.3.4)
Bayshore Gateway Triangle CRA Area Plan—May 2019
BACKGROUND
Catalyst Redevelopment Projects (Continued)
Three60 Market has been established west of
Recommendations made to evaluate LDC
Entertainment bridge and south of creek; food truck park recently
changes to facilitate commercial development
Center opened on north side of creek under same
such as that in the Bayshore area (Section
(Haldeman ownership as Three60 Market. Need for
5.3.4); commercial parking solutions explored
Creek) commercial parking has emerged as an issue in
(Section 5.3.5, Section 5.4)
this area.
Neighborhood Focus Initiative
Shadowlawn
The 2000 Plan initiative included the following:
• New general housing and affordable housing
• Rehabilitation of affordable housing
• Neighborhood gateway features
• Traffic calming by closing part of Linwood
• Extension of Pelton Ave to Linwood for
improved internal circulation
Current status:
The Shadowlawn improvements delayed due to
recession, warranting prioritization of current
study and improvement implementation approach
for area. However, some stormwater planning and
improvements completed for area (see General
Infrastructure Improvements section below).
CRA will generally aim to continue these
Neighborhood Focus Initiatives. Neighborhood
enhancement focused on structural upgrades,
limiting uses incompatible with the
redevelopment vision, transitions between
uses/intensities, infill development on vacant
lots, addressing flooding/drainage, and
complete streets/transportation improvements
that will address streetscape elements such as
lighting and traffic calming. These
improvements will likely require strategic
property acquisition and demolition of
structures for redevelopment. Other relevant
initiatives include gateway design and
coordination with County sheriff, code
enforcement, and housing agencies to address
quality and supply of housing and streetlighting.
See section 5.3 for more information.
Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-2-6
i.2
5.
BACKGROUND
Bayshore
Neighborhood Focus Initiatives (Continued)
The 2000 Plan initiative included the following:
• Landscaping and beautification along
Bayshore Drive
• New affordable housing
• Rehabilitation of market -rate and
affordable housing
• Botanical Gardens relocation
• Design of new neighborhood park and
connection to Sugden Park site
• Sabal Bay development (pending legal
actions)
Current related efforts include:
• Beautification and roadway
improvements planned for Hamilton Ave
and Thomasson Dr, funded by the
Bayshore Beautification MSTU.
• Additional stormwater planning and
improvements completed for area (see
General Infrastructure Improvements
section below).
• Residential units have been built;
substandard housing has been
demolished.
CRA will generally aim to continue these Neighborhood
Focus Initiatives. Redevelopment focus for this
neighborhood split into North and South. North focus:
commercial/catalyst site development, parking, arts
and culture, transition between residential and
commercial, residential infill, comprehensive street
improvements that will address elements such as
streetlighting and traffic calming, park connections
(Sugden Regional Park). South focus: residential
upgrades and affordability, residential infill, park access
(East Naples Community Park, Bayview Park), wetlands/
flooding considerations, roadway standards. These
improvements will likely require strategic property
acquisition and demolition of structures for
redevelopment. Other relevant initiatives include
additional street/transportation improvements to
address elements such as lighting and traffic calming,
as well as coordination with County sheriff, code
enforcement, and housing agencies to address quality
and supply of housing and streetlighting. See Section
5.3 for more information.
Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Pion
5.2.7 Bayshore Gateway Triangle CRA Area Plan—May 2019
BACKGROUND
General Infrastructure Improvements
Need for stormwater improvements
identified for entire CRA area, so planning and
improvement efforts have included both
Triangle and Bayshore neighborhoods,
Triangle including the following: Recommendation made to update stormwater
Stormwater • Stormwater plan created for Gateway management plan for the entire CRA area (Section
Management Triangle residential area in 2009 and for 5.3.6)
Plan Bayshore MSTU area in 2011.
• Karen Dr stormwater improvements
completed in 2017.
• Pineland Ave stormwater improvements
completed.
Last major dredging project was in 2006.
Depth assessment will be conducted for
Haldeman creek, and capital reserves currently being
Recommendation made to coordinate the capital
accumulated for future maintenance or
Creek and
improvements of the MSTUs, including that used to
dredge efforts. Advisory Board voted to
Canal System
maintain Haldeman Creek, in a Capital Improvements
increase millage rate to create dredging plan
Dredging Plan
Plan (Section 5.3.7).
when major dredge will be needed; the
Transportation Improvement Program.
millage increase to 1 mil was approved at the
final budget hearing on September 20, 2018.
Roadway Improvements
Other TIF -Funded Projects
Botanical Gardens is now located southwest Specific planning tasks included for the 17 -Acre Site ak
of the Bayshore Drive/Thomasson Drive
Botanical that highlight in particular connections to Sugden
intersection. The CRA currently owns the IN
Gardens17.89 acre site ("17 Acre Site") west of Regional Park and a performance space (see Section
Support 5.3.4 and capital and non -capital improvements in 4
Sugden Regional Park; the site is targeted for _t N
catalyst development. Section 5.4).
Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-2-8
Recommendation to coordinate on future
US 41 Zoning
Resurfacing and certain safety improvements
improvements with FDOT to develop and incorporate a
Overlay and
currently programmed in FDOT
community vision for comprehensive Complete Streets
Landscaping
Transportation Improvement Program.
improvements along this corridor (see Section 5.3.5).
Davis
Recommendation to coordinate on future
Boulevard
Resurfacing project beginning as part of FDOT
improvements with FDOT to develop and incorporate a
`y
Streetlighting
Transportation Improvement Program
community vision for comprehensive Complete Streets
and Zoning
projects.
improvements along this corridor (see Section 5.3.5).
Overlay
• Roundabout will be put in at Bayshore
Recommendation included to make Complete Streets
and Thomasson as a Bayshore
comprehensive roadway improvements along Bayshore
"
Bayshore Drive
ro
Beautification MSTU project.
p 1
Drive and evaluate opportunity to underground°
�y
Landscaping
• Bayshore Dr needs to be considered for
overhead utilities (see Section 5.3.5, Section 5.3.6, and
streetscape and roadway updates via the
capital funding in Section 5.4).
Bayshore Beautification MSTU.
Other TIF -Funded Projects
Botanical Gardens is now located southwest Specific planning tasks included for the 17 -Acre Site ak
of the Bayshore Drive/Thomasson Drive
Botanical that highlight in particular connections to Sugden
intersection. The CRA currently owns the IN
Gardens17.89 acre site ("17 Acre Site") west of Regional Park and a performance space (see Section
Support 5.3.4 and capital and non -capital improvements in 4
Sugden Regional Park; the site is targeted for _t N
catalyst development. Section 5.4).
Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-2-8
Section 5.2.3 and Sections 5.3 and 5.4 provide more •
information on these additional considerations and their
basis.
5.2.3 Bayshore Gateway
Triangle CRA 2019
Perspective
Many of the challenges and efforts identified in the
2000 Plan are still relevant today. The following are
some of the major ideas emerging from the
Redevelopment Area Plan update process, which
provided the basis for the goals, objectives, and
strategies underlying the framework (see Section 5.3)
for this Redevelopment Area Plan:
• Improving the compatibility of uses and appearance
of the public realm
• Transitioning between suburban and urban
development style
• Balancing regional vs. local transportation needs
and related transportation safety concerns along
major roadways; incorporating a focus on multi-
modal transportation
• Developing in the context of natural conditions and
hazards (wetlands, Coastal High Hazard Area,
flooding), including how to address increased
:. density/intensity
• Capitalizing on the valuable assets of the area or
nearby, including parks, natural areas such as the
canal system and Naples beaches, proximity to
Downtown Naples, and tourism while also creating
public spaces that can be claimed by the community
Stimulating investment and capitalizing on
development opportunities while also providing
support and protections for existing residents
Navigating various perceptions of and visions for the
area and incorporating arts and culture into the
vision; marketing this vision
Transition between higher -density multifamily housing and
lower -density single-family housing
Artistic and cultural elements of the CRA area include murals
Bayshore Gateway Triangle CRA Area Plan—May 2019
j
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5.3 PLANNING FRAMEWORK & ELEMENTS
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5-3-1 Bayshore Gateway Triangle CRA Area Plan—May 2019
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PLANNING FRAMEWORK & ELEMENTS
Non -Location Specific Capital Projects
Project Type Project Name
Public Space, Parks, & Open Space A. Pocket Park Land Acquisition & Development
B. General Parks Improvements
C. Community Safety/Clean-Up and Neighborhood Initiatives General Improvements
Development A. Land Acquisition for Community Land Trust
Transportation, Connectivity, & A. Sidewalk Gap Improvements
Walkability B. Bicycle Infrastructure
C. Street Sign/Wayfinding Improvements
D. General Multi -Modal Improvements
Infrastructure A. Water Main and Fire Suppression Upgrades
B. Stormwater Improvements
C. Upgrade Sanitary Sewer Lines
Non -Capital Projects • General market study/economic profile
Projects and initiatives that are not capital 0 Bayshore Drive Complete Street technical
investments include a variety of plans, studies, and feasibility
grant programs in support of redevelopment or • Bayshore Drive Complete Streets pilot project
capital project planning throughout the CRA area.
These non -capital projects and initiatives include: • Triangle retention pond improvements
CRA operating expenditures and administrative &Micro -enterprise and arts incubator
updates Grants and funding programs, including:
Land Development Code updates . Residential improvements grants/loans
Development support for catalyst development sites . Commercial fagade improvements
Master planning for: 0 Wall and fence funding for areas with
• Stormwater improvements incompatible uses
• Arts— and culture -oriented development and
• Public art funding
redevelopment efforts 0 Economic development incentives
• Implementation of Complete Streets projects • Mobile home replacements
• Community safety and clean-up 0 Community Land Trust housing construction
• Branding • Other affordable/workforce housing investments
• Marketing and communications Other non -capital expenditures that may arise in the
• Water and fire infrastructure improvements future and are not yet identified
Feasibility studies, including:
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-5
5.3, PLANNING FRAMEWORK & ELEMENTS
Future Land Use Densities
The following table shows Future Land Use densities corresponding to designations on the Concept Map (Figure
5-3-1). Note that certain projects in the Redevelopment Overlay are eligible for additional units from a pool of
388; these units are referred to as "density pool units" below. Also note that the entire CRA area lies in the
Coastal High Hazard Area, which deducts one unit per gross acre (UPGA) from the eligible base density of four
units per acre (UPA) and does not permit rezones for mobile home development.
A. Mixed Use—Bayshore/Gateway Triangle Overlay
Mixed Use Activity Center
B. Residential—Bayshore/Gateway Triangle Overlay; 16 UPGA for area outside of
I
4i
overlay
r
12 UPA via density pool units (with cap of 97 density pool units per project); limits apply
for projects that do not comply with the requirements for this density increase. The Mini
Triangle Catalyst Site is an exception with a maximum of 12 UPA and is not subject to the
density pool unit requirements. Within this site, there is a Mini -Triangle Subdistrict that
was approved through Ordinance No. 2018-23 which amended the Growth
Redevelopment Overlay—
Management Plan and Ordinance No. 2018-25 which amended the Land Development
Properties with access to US 41
Code creating the Mini -Triangle MPUD to allow for construction of up to, with a mix to
East/Bayshore Dr/Davis Blvd (84)/
be determined by maximum allowable traffic generation, the following development
west side of Airport -Pulling Rd'
plan:
z#:
• 377 multi -family dwelling units
• 228 hotel suites
• 150 assisted living units
• 200,000 square feet of commercial uses inclusive of 60,000 square feet of self -
storage and 30,000 square feet of car dealership
Residential only: 8 UPA via use of density bonus pool (with cap of 97 density pool units
Redevelopment Overlay—
per project). Eligibility requires that the project:
Properties having frontage on
1. shall be a Planned Unit Development (PUD)
one or more of Bayshore Drive,
2. shall be a minimum of 3 acres
Davis Boulevard, Airport- Pulling
3. shall be redevelopment of a site
Road (west side only) or US 41
4. consist of all market -rate units
East2
Limits apply for projects that do not comply with the requirements for this density
increase.
Maximum residential density determined through Collier County's Density Rating
Urban Residential Subdistrict
System, but shall not exceed 16 UPA except in accordance with Transfers of
V=
(outside Redevelopment Overlay)
Development Rights in the Land Development Code.
To facilitate hurricane evacuation and protect the adjacent environmentally sensitive
Conservation designated area, residential densities within the Subdistrict shall not
Urban Coastal Fringe Subdistrict
exceed a maximum of 4 UPA, except as allowed in the Density Rating System to exceed 4
(outside of Redevelopment
UPA through provision of Affordable Housing and Transfers of Development Rights, and
Overlay)
except as allowed by certain Future Land Use Element Policies under Objective 5 in the
Growth Management Plan. New rezones to permit mobile home development within
this Subdistrict are prohibited. Rezones are recommended to be in the form of a PUD.
'This definition is interpreted broadly to mean
properties that can gain access to the rood(s), whether directly (access point on the road) or via one or more
other roads, it is not viewed narrowly to mean have an access point onto the rood(s). As a result, this definition encompasses all properties in the Bayshore
A Gateway Triangle Redevelopment overlay except those on east side of Airport Road.
According to Collier County Growth Management
staff, such properties must literally have frontage on (abut) one or more of the specified roads.
5-3-6 Bayshore Gateway Triangle CRA Area Plan —May 2019
PLANNING FRAMEWORK & ELEMENTS
5.3.2 Land Use & Urban Design
The Growth Management Plan and Land Development
Code (LDC) provide tools to shape land use and urban
design, which have a direct impact on the built
environment of an area. This section highlights existing
conditions related to various land use types, as well as
ways to promote a defined, harmonious, and urban
visual and land use character tailored to the CRA area,
cultivating its unique artistic and cultural identity.
.............. (D
VOA YtlY®YYYtl YYe YY
Promote a defined, harmonious, and urban visual
and land use character tailored to the CRA area,
cultivating its unique artistic and cultural identity.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5.3 PLANNING FRAMEWORK & ELEMENTS
,
a NYU 1 �H' ?) ax �x a�a na s: aaa�-s, ��rs aa ae �c an asxw�saxffix as - � as
m d Use Characteristics
Existing Residential L�
The CRA area has 3,814, dwelling units according to Florida Department of Revenue 2017 data. These units include a
range of housing types from mobile to larger single family to multifamily homes (see Map 5-3-2 and corresponding
images). This diversity of types, when coupled with a range of price points, can accommodate a diversity of residents
living in the community. Currently, streets such as Jeepers Drive (picture 3 below) show areas of transition between
larger residential and smaller residential, as well as between smaller single-family residential and multi -family on
nearby streets. The vision set forth in the Redevelopment Area Plan aims to guide these transitions towards the desired
built environment character laid out for different sub -areas (see Section 5.3.8).
Mobile home
Single-family housing
Small single-family near large new single-family with guest house
Gated community housing
Small multi -family housing
Multi -family housing
too
5-3-8 Bayshore Gateway Triangle CRA Area Plan—May 2019
N
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CRA Boundary
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Map 5-3-2: Existing Residential Land Use Characteristics; Data source: 2017 Florida Department of Revenue
r
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-3-9
PLANNING FRAMEWORK & ELEMENTS
sting Cvmmial & Industrial I._and Use hara tens_ s
As with housing types, there are a range of commercial types in the CRA area (see Map 5-3-3 and corresponding
images). Many commercial sites include on-site, street -facing surface parking. The area contains two major mall -style
commercial spaces, Gulfgate Plaza and Courthouse Shadows. Uses range from restaurants and retail stores to heavier
uses such as auto services. Industrial uses are also present in the Triangle area and northwest of Sugden Park.
New neighborhood commercial on Bayshore Drive— Three60 Market
Mall commercial—Gulfgate Plaza
Mall commercial—Courthouse Shadows
Linwood Avenue commercial
Multi -story strip commercial
Vertical mixed-use
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS, ;5.3
N
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Map 5-3-3: Commercial & Industrial Land Use Characteristics with Non -Residential Existing Land Use; Data source: 2017 Florida Department cf Reve-
nue
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-3-11
5-3-12
PLANNING FRAMEWORK & ELEMENTS
��.
31ed.x . . . .. . .m:. . . . . .a. .maa:.s aa. .axica��.wr
Existinq Community -Oriented Uses
Community -oriented uses support community -building and provide services via government, faith -based, non-profit,
and other entities. The Redevelopment Area Plan aims to preserve and enhance these uses. Government
establishments in the area include the Bayshore Gateway Triangle CRA Area office, a Naples Fire Rescue station, and
the County Center (see Map 5-3-4 and corresponding images). Schools in and near the area include Avalon Elementary,
Shadowlawn Elementary, and The Garden School of Naples (a Montessori school). There are also various arts -oriented
spaces, places of worship, and non-profit service providers. Evaluating locations for a library or other public meeting
space can also facilitate the addition of community services and spaces.
Bayshore Gateway Triangle CRA Area Office
Avalon Elementary School
Opera Naples
East Naples Baptist Church
Greater Naples Fire Rescue—Station #22
Catholic Charities
Bayshore Gateway Triangle CRA Area Plan—May 2019
N
A
PLANNING FRAMEWORK & ELEMENTS
'-- V0 I
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Map 5-3-4' Community Oriented Land Use Characteristics with Non -Residential Existing Land Use; Data source: 2017 Florida Department of Revenue
CIO
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Bayshore Gateway Triangle CRA Area Plan—May 2019 5-3-13
5.3,.E PLANNING FRAMEWORK & ELEMENTS
Objective 1: Promote urban -style
development.
• Strategy 1: Coordinate with Collier County Growth
Management and Zoning Divisions to pilot
innovative land use and zoning approaches to
promote more urban -style development in the
LDC. These approaches might include:
• Increasing mixed use designations
• Focus increased densities/intensities
along improved roadways (with
consideration of Coastal High Hazard Area
restrictions)
• Roadway design standards to support
multi -modal transportation (see Section
5.3.5)
• Reduced building setbacks
• Zoning for live/work spaces
• Zoning and incentives for accessory
dwelling units
• Flexible parking regulations
• Strategy 2: In awarding density pool units,
establish eligibility requirements and/or
performance metrics that promote these urban
approaches.
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
are errrrrerte«earaaerraraamaxaa........rra 0 ADDITIONAL INFORMATION
Character Image
Local Mix Use
Promote use of guest houses (shown here in back of main house) as a
way to provide additional density and potentially address
affordability
Local multi -family housing styles
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-15
yT
5 i9 . PLANNING FRAMEWORK & ELEMENTS
Objective 2: Achieve consistent land uses in the CRA
area and sub -areas.
• Strategy 1: Use sub -area ("Character Area") characteristics
(see Section 5.3.8) to guide land use vision in the CRA area.
• Strategy 2: Amend the LDC to limit heavy commercial and
All
manufacturing/warehouse/storage uses throughout the CRA
area; evaluate incentives to encourage transitions away from
q
heavy commercial and manufacturing/warehouse/storage
K11 -
uses.
• Strategy 3: Identify elements in the LDC to create clear
transitional areas and land use buffers between uses that are
incompatible (see Figure 5-3-2); coordinate buffers with
related improvements, such as landscaping improvements
via the Bayshore Beautification MSTU.
• Strategy 4: Provide funding through CRA -funded grant
programs for transitional structures (e.g., walls and fences)
between incompatible uses. Provide guidance in the
m program guidelines to coordinate with related elements,
4 such as design standards and Bayshore Beautification MSTU
5-3-16
improvements.
• Strategy 5: Provide clear guidance in the LDC for new and
emerging uses to ensure consistency with the respective
Character Areas.
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
•rrmmmemr••.••emeeemmmeeemmms•rmemmremmrreerrrrrrrrerrrr ADDITIONAL INFORMATION
Land Use Transition Types
There are four main types of land use strategies to transition between differing land use types (Figure 5-3-2).
Factors affecting use of any given type might include characteristics of the particular site or the general Character Area.
PARKING LOT/LANDSCAPE
WIM t
MLS .u.. .. x
t2 srd tis l Landscape Buffer/Parking Lot Mixed -filet
ru innru onenr
WILL I / UI Lit VI MUL _...
a
Residentiol
INTENSITY OF USE
5.3
RH>ss i t>tint Nighbortiood Corrxrxeercial l 9 xeri-tls?
Carrrrttertirr! < � �
1
Figure 5-3-2: Land Use Transition Types
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-3-17
5.3 PLANNING FRAMEWORK & ELEMENTS
Needed Lend Use Tt .s
Elements to facilitate transitions can be helpful where there are dissimilar uses, built forms, or development styles.
Strategies range from land use buffers (e.g., gradual transition in density/intensity, open space buffers; see Figure 5-3-2),
physical barriers (e.g, walls, fences, landscaping), or limitations placed on uses incompatible with the area's land use vision.
Map 5-3-5 shows the generalized base zoning districts, highlighting areas with use boundaries that might benefit from
transition strategies. The highlighted areas are described further below.
Focus: transition from interior residential area of Triangle to the major commercial corridors
surrounding it
Strategies:
• Put in place land use transition areas of lighter commercial or multi -family residential near single-
family residential areas
• Promote use of physical barriers/buffers between heavier commercial uses and residential uses
• Limit heavier industrial and commercial uses in the Triangle area
Focus: transition from commercial to residential and between different residential densities
Strategies:
• Establish land use transition areas to transition from commercial and denser multi -family along
Bayshore Drive to moderately dense multi -family residential to single-family residential
Focus: put in place transition strategies to mesh new development coming online with existing uses
Strategies:
• Establish land use transition areas
aM�
5-3-18 Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-20
PLANNING FRAMEWORK & ELEMENTS
._andH i
€ranst_ t � Building vm
Identifying boundaries between different existing zoned building heights can indicate areas where land use transition
approaches may be helpful. Map 5-3-6 shows the applicable Mixed Use Overlay Districts that provide more detailed
design standards for the CRA area with highlighted transition areas from Map 5-3-4 and maximum zoned heights of
buildings in the table below. Note that there are exceptions for certain structures in the code (e.g., church spires,
antenna). PUD sites are governed by zoning in their respective ordinances.
BMUD-NC
42
42
42
56 56 42
BMUD-W
42
42
42
56 56 42
BMUD-R1
35
35
35
35
BMUD-R2
35
35
35
35
BMUD-R3
35
30 35
35
35
BMUD-R4
35
35
GTMUD-MXD
42
42
42
56 56 42
GTMUD-R
35
35
35
35
■ ■ ■ ■ i Needed Transition Area
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
N
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DAVIS BLVD
IRK (D
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a CRA Boundary
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LINW OD AVErrr M
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Map 5-3-6: Mixed Use Overlay Districts in the CRA Area
Bayshore Gateway Triangle CRA Area Plan—May 2019
iy
I ° 5-3-21
_
a CRA Boundary
Park
"
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DR `
ZONING
p
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s p, z 8111te)
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:.._' �llft •.::::: C:-._
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Map 5-3-6: Mixed Use Overlay Districts in the CRA Area
Bayshore Gateway Triangle CRA Area Plan—May 2019
iy
I ° 5-3-21
PLANNING FRAMEWORK & ELEMENTS
• Strategy 6: Evaluate opportunities for arts -oriented IDNADD(( O AL )NFO MAT)0N
. code flexibility that will incorporate existing arts
activity such as gallery space.
Objective 3: Achieve a consistent design
character in the CRA area and sub -areas
that cultivates the area's unique artistic and
cultural identity.
• Strategy 1: As part of a CRA -specific Arts and
Culture Plan (see Section 5.3.4, Objective 1,
Strategy 5), develop a comprehensive design
approach for the public realm with reference to
Aspecific Character Areas. The approach might
41 consider
• Architectural styles, including resilient
designs that better manage natural
hazards such as flooding
• Transitional elements between Character
Area designs, building mass types, etc.
(see Section 5.3.8)
• Design considerations for gateway/focus
intersections
• Design considerations for public art
• Identification of public art opportunities
and incentives
• Design considerations for streetscape
improvements in coordination with the
Bayshore Beautification MSTU Master Plan
• Design considerations for CRA -funded
grants for fapade and other exterior
improvements
• Incorporation of urban -style development
design standards (see Section 5.3.2,
Objective 1)
• Airport Zone height restrictions
Character Images for Design Stye
A number of buildings in the CRA establish a modern
architectural style that the CRA can promote in public
realm design; there are a number of residences with a
more traditional Florida style that the CRA can also
promote. Art that is incorporated into private
development, but visible in the public realm, can also
contribute to the community character conveyed in
the physical environment (see the character photos on
the facing page). In addition to architectural style, sign
styles can be considered as part of public realm design.
Figure 5-3-3 provides potential sign design options for
the Bayshore neighborhood of the CRA area, reflecting
the style of existing infrastructure. The CRA can
promote a more modern design for the Triangle area
in the commercial areas targeted for redevelopment.
Strategy 2: Fund a commercial facade grant
AM
program for exterior improvements to commercial
buildings not targeted for major redevelopment.
Ole 5-3-22 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
«»«««««««««««»«««m«««««««««««««««.««««««««««««««««««««« 0 ADDITIONAL IP A I
Local residence with modern design style
Modern design of Ankrolob Brewing Co. (Source: Hlevel
Architects, http.://hlevel.info/projectlankrolub_ bre)
wing_co/)
Modern design of The Garden School (Source: Corbon
Architecture/Planning/Sustainability, http://
www. da vidcorbon. com/the-garden-school/)
Opera Naples with modern design style
Local residential design
Local residential design
Local residential design
Local residential design
Art in the public realm on Bayshore Dr
TndaleaaONver .» � TindaleAOlive�
Figure 5-3-3: Sign Design Examples
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-23
PLANNING FRAMEWORK & ELEMENTS
Design Treatments & Attributes
Public realm design in the area is important given the emphasis on arts -oriented development and input from public
H outreach efforts indicating architectural style as a way of building a sense of place and community. The Bayshore
Beautification MSTU has contributed significantly to the design of the southern portion of the CRA area with streetscape
improvements including lighting, flags, landscaping, and the design of the Bayshore/Thomasson roundabout. The CRA
should coordinate with the MSTU for further improvements, including the design of major gateway intersections that can
include signs and public art (see Map 5-3-7 for opportunities). Note that gateway intersection opportunities north of US 41
would not qualify for Bayshore Beautification MSTU funds, yet the northern Triangle area can explore the creation of its own
MSTU to fund these and other types of improvements (see Section 5.3.7, Objective 3, Strategy 2).
Existing gateway design near Us 41 and Bayshore Drive
21
Bayshore Drive/Thomosson Drive roundabout rendering
Bayshore Drive flag, lighting, bike lane, landscaping, pavement
treatments
o MSTU Improvements
l Gateway Design Opportunities
5-3-24 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
..
—
n I
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o Na xles East Naples.
w F Community
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Map 5-3-7: Design Treatments & Attributes
Ba shore Gateway Triangle CRA Area Plan—Ma 2019 -3-25
5.3
21
x
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o Na xles East Naples.
w F Community
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Map 5-3-7: Design Treatments & Attributes
Ba shore Gateway Triangle CRA Area Plan—Ma 2019 -3-25
5.3
PLANNING FRAMEWORK & ELEMENTS
Parks,5.3.3 Public Space,
Open Space
Public space, parks, and open space types of land use
that serve an important community -building purpose
with particular design considerations given the variety
of activity they can support. This section focuses on
how to ensure accessible, activated, and well-
maintained public spaces, parks, and open space.
0 0 0 ............
00.000000.0 { t GOAL
L 0000000000.00
Ensure accessible, activated, and well-maintained
public spaces, parks, and open space.
5-3-26
3
Pedestrian connection between Bayshore neighborhood and Sugden
Regional Park that can serve as an example for additional connections
Objective 1: Increase access to parks and
public gathering places in the CRA area.
• Strategy 1: Coordinate with Collier County Road
Maintenance Division and Parks & Recreation
Division to increase the number and quality of
bicycle and pedestrian connections 1) between
the Bayshore Dr area and neighboring County
parks, including Bayview Park, East Naples
Community Park, and Sugden Regional Park and 2)
running north/south from neighboring County
parks to increase accessibility to the Triangle area
(see Section 5.3.5, Objective 1, Strategy 6).
• Strategy 2: Coordinate with Collier County Road
Maintenance Division and Parks & Recreation
Division in conjunction with Thomasson Ave and
Hamilton Ave MSTU improvements to evaluate
opportunities for 1) maintaining car and boat
parking at Bayview Park and 2) operational
maintenance at Bayview Park.
• Strategy 3: Coordinate with Collier County Public
Services Department to evaluate opportunities for
a park and/or public meeting space (e.g., library)
in the CRA area.
• Strategy 4: Create a site-specific park plan for the
existing retention pond in the Triangle area.
• Strategy 5: Evaluate opportunities for "pocket
parks" (very small neighborhood park spaces).
• Strategy 6: Coordinate with Collier County Parks &
Recreation Division on any general parks
improvements related to CRA development/
redevelopment sites and efforts, including the 17 -
Acre Site (see Section 5.3.4).
Objective 2: Support events in park spaces
geared towards the CRA community.
• Strategy 1: Coordinate with Collier County Parks &
Recreation Division to promote park spaces as
venues for CRA community events.
Bayshore Gateway Triangle CRA Area Plan—May 2019
The potential park design concept
shown in Figure 5-3-4 for the Triangle
stormwater retention pond is based on
previous planning and design efforts for
the pond, with more consideration
given to increasing visibility to enhance
safety in the pond area (a concern
mentioned during public outreach).
The rendering includes a consideration
for identifying sites for consolidated
public parking, which may take the form
of a garage.
PLANNING FRAMEWORK & ELEMENTS
Figure 5-3-4: Potential Triangle Stormwoter Pond Design Concept
Bayshore Gateway Triangle CRA Area Plan—May 2019
/1
5-3-27
E
5-3-28
PLANNING FRAMEWORK & ELEMENTS
lop
., x..'€tie z r;3I...f
Parks & Open Space
The Redevelopment Area Plan update process identified parks and open spaces as important community assets,
providing event spaces and opportunities to build a sense of place and community. Park access can be improved by
providing better connections to parks and capitalizing on opportunities for new parks (such as at the Triangle retention
pond and small pocket parks). Expansion of the CRA area to include the parks to the east should also be evaluated since
it may facilitate making connections and other improvements. See Map 5-3-8 for existing parks and opportunities.
Sugden Regional Park: County park that provides inland water access
and water recreation programming. Image source: Collier County
Bayview Park: County park that provides access to Haldeman Creek,
the local canals. and the Gulf of Mexico.
East Naples Community Park: County park that houses 38 pickleball courts for
sports tourism and local recreational use; hosts the annual US Open Pickleball
Championship and other pickleball tournaments. Image source: Collier
County Parks & Recreation Division
Naples Botanical Garden: a non-profit 170 -acre botanical garden with
over 220,000 visitors per year. Also Includes meeting spaces.
Haldeman Creek and Canals: provide access to the Bayshore Drive
commercial area and the Gulf of Mexico. The Haldeman Creek MSTU
funds periodic dredging and maintenance.
Park Opportunity atStormwaterPond., potential for design, traffic
flow, safety, and flood management improvements.
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
18 _� w
w �''.�". m � IIZT�(.[r0 ��-�• .Park � '���
Q;
Q .....
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THOMASSONDR•�--
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Naples ast Naples
Botanlcal__l om u .•...__ z. W
.. , Pa ,u
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Property Parcel i�f salrr �:
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:. st1U_ • --' _.: �U! aflu. __._.' _j City o Naples .,v1
\I
le
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Map 5-3-8: Parks & Open Space
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-29
X53a PLANNING FRAMEWORK & ELEMENTS
Objective 3: Ensure a clean and well maintained public realm.
• Strategy 1: Coordinate with the Collier County Sheriff's Office, Collier County Code Enforcement Division,
service providers in the CRA area, and residents and business owners in the CRA area to develop a proactive
community safety and clean-up strategy (inclusive of private property along the canal network) with an aim
at reducing reliance on case-by-case enforcement. This effort should focus on residential properties and
coordinate with the Community Standards Liaison pilot program of the Collier County Community & Human
Services Division.
• Strategy 2: Identify and document a strategy for canal maintenance in the right -of way, including seawalls
and mangroves, in coordination with the Haldeman Creek MSTU Advisory Board.
Table 5-3-1 indicates the amount of parks and open space that are in and bordering the CRA area.
Total publicly -owned
open space within CRA
area
Additional open space or
green space in the CRA
area
Total open space/green
space in CRA area
Park space adjacent to
CRA area
Retention pond site
(northern Triangle area)
Botanical Garden
(non-profit owned)
• Bayview Park
• East Naples Community Park
• Sugden Regional Park
Total park, open, or
green space within or
adjacent to CRA area
Table 5-3-1: Amount of Parks and Open Space.
Source: 2017 Florida Department of Revenue and Google Earth calculation
iw
5-3-30 Bayshore Gateway Triangle CRA Area Plan—May 2019
s
6.48
(includes pond)
168
174.48
6.27
120
173.27
347.75
PLANNING FRAMEWORK & ELEMENTS
Development and redevelopment can improve the
quality and aesthetics of the built environment, as well
as generate tax revenue and benefits to property
owners through increased property values. This
development and redevelopment activity also needs to
include protections for existing community members
who may face burdens from the increase in property
values, such as increased costs for renters. This section
provides an approach to foster and guide private
development to enhance community character and
provide increased stability and prosperity for community
members. Also documented are more specific planning
and visioning efforts for two key development
opportunities, at the Mini Triangle and 17 -Acre sites.
Foster and guide private (Iev /o .,nnon t to e,nhiance
community character and provide lili reasei1
stability and prosperity for commur����y inernber s.
0.4. 4 11 ,�-1R.4 �,. 1.4."4 .-.l--i� �,.�,,.�..M.=al. 1� ...R ! 6..� �-aw 00 0 0 0 0*
Bayshore Gateway Triangle CRA Area Plan—May 2019
• 4444.444444.44
QV
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iJM
•r 44444444444
I'
t
Foster and guide private (Iev /o .,nnon t to e,nhiance
community character and provide lili reasei1
stability and prosperity for commur����y inernber s.
0.4. 4 11 ,�-1R.4 �,. 1.4."4 .-.l--i� �,.�,,.�..M.=al. 1� ...R ! 6..� �-aw 00 0 0 0 0*
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
Objective 1: Improve the marketing,
branding, and communication approach for
the CRA area.
• Strategy 1: Create a branding strategy for the CRA
area to establish a community vision and
character. This strategy should coordinate with
the Arts and Culture Plan and the Market Study
for the CRA (see Section 5.3.4, Objective 1,
Strategy 5 and Section 5.3.4, Objective 3, Strategy
1).
•
Strategy 2: Create a marketing and
communication strategy for the CRA area to
communicate vision and character with effective
tools (e.g., website, social media, branding
materials). This strategy should coordinate with
the comprehensive design approach developed
for the CRA area (see Section 5.3.2, Objective 3,
Strategy 1), as well as improved communication
efforts between the CRA and the community (see
Section 5.3.7, Objective 1).
Strategy 3: Provide CRA administrative materials
(e.g., Advisory Board agendas, budgets, annual
reports) in an accessible and easy -to -understand
way.
Strategy 4: Coordinate with the Collier County
Tourist Development Council, Collier County Parks
& Recreation Division, and other jurisdictions to
promote the CRA area and its local business and
commercial establishments as part of tourism
development efforts in the area. This should
include coordination with Collier County Parks &
Recreation related to East Naples Community Park
master planning and pickleball sports tourism.
• Consider prior arts and culture planning efforts,
such as those related to the Bayshore Cultural
District (Resolution No 2008-60).
• Incorporate an inventory of existing artistic and
cultural features of the community to elevate.
• Include a comprehensive public realm design
approach for the CRA area and sub -areas (see
Section 5.3.2, Objective 3, Strategy 1).
• Consider housing needs and economic incentives
related to arts and culture -oriented development
(see Section 5.3.4, Objectives 3 and 5).
• Include administrative needs of implementing the
plan (e.g., an arts committee, additional staff).
• Coordinate with countywide arts and culture
strategic planning efforts.
Strategy 5: Create an Arts and Culture Plan for the
CRA area to incorporate into the overall CRA area
vision. This effort should:
5-3-32 Bayshore Gateway Triangle CRA Area Plan—May 2019
Objective 2: Streamline and clarify the
development process
• Strategy 1: Coordinate with Collier County Zoning
Division to clarify LDC requirements related to
development in the CRA area, particularly related
to:
• Relationship of overlay zoning to base
zoning
• Relationship of various applicable codes to
each other (e.g., LDC, fire code, building
code)
• Allowable uses
• Strategy 2: Coordinate with Collier County Zoning
Division to evaluate approaches to streamline and
shorten the development review process.
Approaches might include:
• Dedicating County staff to review projects
within the CRA area and expedite them
through the development process.
• Improving coordination and communication
between entities overseeing applicable
codes (e.g., Zoning, Fire Marshall).
• Identifying opportunities to increase
reliance on defined criteria for development
approval (as opposed to discretionary
approval)
• Encouraging design -build approaches.
• Strategy 3: Establish a formal role for the CRA in the
development review process to facilitate
development of projects in the CRA area.
PLANNING FRAMEWORK & ELEMENTS
US Open Pickleball Championships at East Naples Community Park.
Source: Collier County Parks & Recreation Division, https.//
www,focebook.com/Co//ierPorks/Photos/
x.852037184807466.1073741827.118036328207559/19606389606
13944/?type=3 & theater
Existing artistic features, such as murals, should be considered in the
Arts and Culture Plan
ururer wi, yumuncr wuutu nrip new uses such us rrnuuurrwerres
Bayshore Gateway Triangle CRA Area Plan—May 2019
.3
PLANNING FRAMEWORK & ELEMENTS
Strategy 2: Identify incentives and targeted
assistance (see Development Assistance and
Incentives Examples) for a range of development
and redevelopment, including consideration of
the following types of development and additional
desirable development supported by the market
study:
• Local neighborhood commercial
establishments
• Social enterprises and business
opportunities for those with tenuous
livelihoods
• Larger catalyst development projects
• Arts -oriented development
Strategy 3: Evaluate and amend as needed current
grant program offerings to reflect new incentives
and assistance approaches from Section 5.3.4,
Objective 3, Strategy 2.
Objective 4: Capitalize on current and
potential real estate and development
opportunities.
• Strategy 1: Facilitate tenancy, development, and
redevelopment, particularly for opportunities
along US 41, Linwood Ave and neighboring non-
residential areas, and Bayshore Dr, through
incentives and communication efforts (see
Development Assistance and Incentives
Examples).
• Strategy 2: Continue to facilitate existing catalyst
project opportunities on the Mini Triangle and 17 -
Acre sites (see Map 5-3-10) to strengthen and
solidify development interest in the CRA area.
Efforts might include assisting with coordination
of property owners in target areas, negotiating
desired amenities to be incorporated into
proposed development, and providing incentives
(see Development Assistance and Incentives
Examples).
• Strategy 3: Evaluate alternative funding
opportunities, such as private funding and
donations, for capital projects.
• Strategy 4: Assess development opportunities for
the Activity Center area, including the Courthouse
Shadows site.
• Strategy S: Evaluate concepts to expand the CRA
boundaries . Considerations might include the
incorporation of new development opportunities,
such as areas along Thomasson Drive, and the
incorporation of County parks.
5-3-34 Bayshore Gateway Triangle CRA Area Plan—May 2019
Objective 3: Incentivize desired types of
development.
ren
• Strategy 1: Conduct a market study, including
information on owners of second homes, which is
not captured in typical data sets, to determine
what development will be supported in the CRA
area.
Strategy 2: Identify incentives and targeted
assistance (see Development Assistance and
Incentives Examples) for a range of development
and redevelopment, including consideration of
the following types of development and additional
desirable development supported by the market
study:
• Local neighborhood commercial
establishments
• Social enterprises and business
opportunities for those with tenuous
livelihoods
• Larger catalyst development projects
• Arts -oriented development
Strategy 3: Evaluate and amend as needed current
grant program offerings to reflect new incentives
and assistance approaches from Section 5.3.4,
Objective 3, Strategy 2.
Objective 4: Capitalize on current and
potential real estate and development
opportunities.
• Strategy 1: Facilitate tenancy, development, and
redevelopment, particularly for opportunities
along US 41, Linwood Ave and neighboring non-
residential areas, and Bayshore Dr, through
incentives and communication efforts (see
Development Assistance and Incentives
Examples).
• Strategy 2: Continue to facilitate existing catalyst
project opportunities on the Mini Triangle and 17 -
Acre sites (see Map 5-3-10) to strengthen and
solidify development interest in the CRA area.
Efforts might include assisting with coordination
of property owners in target areas, negotiating
desired amenities to be incorporated into
proposed development, and providing incentives
(see Development Assistance and Incentives
Examples).
• Strategy 3: Evaluate alternative funding
opportunities, such as private funding and
donations, for capital projects.
• Strategy 4: Assess development opportunities for
the Activity Center area, including the Courthouse
Shadows site.
• Strategy S: Evaluate concepts to expand the CRA
boundaries . Considerations might include the
incorporation of new development opportunities,
such as areas along Thomasson Drive, and the
incorporation of County parks.
5-3-34 Bayshore Gateway Triangle CRA Area Plan—May 2019
0 ADDITIONAL INFORMATION
PLANNING FRAMEWORK & ELEMENTS
• • • • • • • • O • • N • a r • • • • • • • i i • • i a b • • • ! • • • O • • • s • • • • • i D • O 6 * . A • .
Development Assistance and Incentives Examples
• Density/intensity increases
• Impact fee offsets or payment over time
• TIF rebates and TIF money for infrastructure
Land acquisition through CRA for targeted needs,
such as parking and stormwater infrastructure, and
to facilitate redevelopment
Tenant attraction and relocation support
Micro -enterprise incubator and technical assistance
support in partnership with other local entities
Potential Partnership Opportunities for
Micro -Enterprise Incubator
Incubators can provide workspace and assistance to
micro -enterprises, particularly small businesses, looking
to get their start in the CRA area. The CRA could
potentially partner with existing efforts or collaborate
on new efforts to support the work of incubators. For
example, the Naples Accelerator
(https://naplesaccelerator.com/) provides office space
and amenities and connections to local economic
resources to assist its member businesses. There may
also be interest from other local entities, such as St.
Matthew's House, in partnering to start a new
incubator. Such partnerships can bring together
organizations to pool capacity and funding to carry out
incubator efforts and can also be used to support artists
and arts -oriented development, a key aspect of the
CRA's vision.
Other Partnership Opportunities: Business Associations
The CRA encourages businesses operating in the area to
form associations and business districts to coordinate
development efforts and potential funding tools such as
MSTUs. Such associations can also serve as important
partners to the CRA in its implementation of
development assistance and incentives. Areas where
these associations might be particularly beneficial are
among the Bayshore Drive businesses, the Mini
Triangle are property owners, and the property
owners along Linwood Avenue and Kirkwood
Avenue.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5.3
PLANNING FRAMEWORK & ELEMENTS
0 ADDITIONAL I7F1.PMA1ION m w w m w w w m m w ............... wawwammwmwwawa w e m m w m m m w w m m m w m m w w w m m w w w a w w w w m w w
Development and Redevelopment Potential
Figure 5-3-5 provides a general indication of the development opportunities in the CRA area, showing vacant land
acreage and the corresponding number of vacant parcels by land use type that could potentially be developed
and indicating that most of the vacant acreage is residential. Map 5-3-9 indicates where these parcels are located.
As the map indicates, the parcel sizes can run fairly small, so assembly may be a consideration for developers. The
background analysis for the Redevelopment Area Plan also indicates a sizable number of parcels with structures,
particularly single-family and mobile homes, that might benefit from upgrades to improve their structural
condition. These efforts should take into account any potential increases in prices and costs when units are
upgraded to avoid pricing out residents who find the new price and cost points unaffordable.
109 acres
(389 parcels)
41 acres 36 acres*
(62 parcels) (4 parcels)
Residential Commercial Institutional
0 acres 0 acres
Industrial Governmental
Figure 5-3-5: Vacant Land Acreage Distribution by Land Use Type,
*Note: A 32.5 -acre parcel northwest of the Bayshore/Thomasson intersection is coded as Vacant InshYutional but is owned by Mottamy Naples LLC. (Source:
2017 Florida Department of Revenue)
Bayshore Gateway Triangle CRA Area Plan—May 2019
N
j n TTTj
J T'T
v ITT
PLANNING FRAMEWORK & ELEMENTS
............ Sugden
bvj�)
Regional
0 P"Ci
k-
r7rT. TrT= Par
TUUMU=1
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r;
t I i.L.1
f
fIlorimASSON DR -
It r Ll
0 K. REN DR
0,a.
Na st Naples,
I .. .. ...... . communit
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Botanical.. .. ... . ... ....... "I'll F
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per CRA B—nd.1y
xGarden
Property Parcels
Bayyliew'2'�'
Al,
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_T__T_11 __ —1 Non
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-Vacant Parcel
Vacant Parcels
Vacant Residential
Vacant Commercial a
NDREWS �E
ve. .77 'J&
'l, 7
Vacant Institutional
Aw
Park "A
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A
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Map 5-3-9: Vacant Land Parcels in CRA Area. Note: Vacant institutional land northwest of Bayshore Dr/Thomasson Or intersection is coded as Va-
cant Institutional but it owned by Mattomy Naples LLC (Source: 2017 Florida Department of Revenue)
Bayshore Gateway Triangle CRA Area Plan—May 2019
,
5.3 PLANNING FRAMEWORK & ELEMENTS
The CRA can facilitate development, redevelopment, and tenancy of vacant spaces through incentives and
improvements to the surrounding areas. Map 5-3-10 and corresponding images show some of the key
opportunities in the CRA area; note that the Mini Triangle site and the 17 -Acre Site contain parcels currently
_- _ _i i_.. .� _ �n n
Courthouse Shadows redevelopment
Bayshore Drive commercial corridor redevelopment (including Halde-
man Creek Entertainment District near Creek)
,rea Plan—May 2019
5.3 ''; PLANNING FRAMEWORK & ELEMENTS
Objective 5: Incorporate protections in de-
velopment efforts to enhance existing
community character and support existing
CRA area residents.
• Strategy 1: Establish assistance programs and
incentives to protect and enhance existing com-
munity -oriented uses and local neighborhood
commercial and single-family neighborhoods off
the main corridors. Assistance and incentive dis-
tribution might account for building age, struc-
' tura) quality, and means of property owners.
• Strategy 2: In coordination with the Collier Coun-
ty Affordable Housing Advisory Committee, pro-
mote strategies to maintain current affordable
housing availability in the CRA while improving
baseline quality conditions. Strategies to consider
include:
�r.
�5-3-40
0 ADDITIONAL INFOPMATION & 0 - 0 0 0 6 * * * ...
Collier County Mobile Home Upgrade Program
Collier County Community & Human Services Division
currently oversees a program that uses State Housing
Initiatives Partnership (SHIP) program funds to replace
mobile homes with more sturdy single-family modular
homes in response to hurricane damage. In Everglades
City, these homes are elevated on stilts. The Bayshore
Gateway Triangle CRA may be able to refine this pro-
gram to meet the needs of the community to encour-
age replacement with a more suitable building type for
the area.
Residential Renovation & the FEMA 50% Rule
The FEMA 50% Rule requires that any existing building
within an identified FEMA Flood Zone will have to be
upgraded to meet current flood standards if improve-
ments are made that are in excess of 50% of the struc-
ture value. When determining structure value, only the
value of the improvement itself (exclusive of land value)
is considered. During the building permit review pro-
cess, the County will require anyone located within a
flood zone to go through a review process to ensure
that proposed improvements are not worth in excess of
50% of the building value. The CRA may consider devel-
oping partnerships/grants to assist in replacing struc-
tures to encourage bringing existing buildings up to
code and maintain affordability.
Impact Fee referral for Income- Restricted Units
its
Several cities and counties in Florida, including Collier
County, offer impact fee incentives for affordable and/
or workforce housing. In Collier County, for -purchase
and rental units for households with incomes less than
120% of median income in the county qualify for impact
fee deferrals. Deferrals are equivalent to up to 3% of
the prior year's total impact fee collections, a cap insti-
tuted to minimize revenue lost through the program.
Bayshore Gateway Triangle CRA Area Plan—May 2019
• Community land trust
• Coordinating with Collier County Com-
munity & Human Services Division for
mobile home upgrades and replace-
ments with alternative unit types (see
�i
Housing Assistance and Incentives Exam-
ples)
ro-
• Residential renovation loan/grant pro-
gram
gram
• Encouraging use of Collier County's im-
pact fee deferral program for income -
restricted units (see Housing Assistance
and Incentives Examples)
�r.
�5-3-40
0 ADDITIONAL INFOPMATION & 0 - 0 0 0 6 * * * ...
Collier County Mobile Home Upgrade Program
Collier County Community & Human Services Division
currently oversees a program that uses State Housing
Initiatives Partnership (SHIP) program funds to replace
mobile homes with more sturdy single-family modular
homes in response to hurricane damage. In Everglades
City, these homes are elevated on stilts. The Bayshore
Gateway Triangle CRA may be able to refine this pro-
gram to meet the needs of the community to encour-
age replacement with a more suitable building type for
the area.
Residential Renovation & the FEMA 50% Rule
The FEMA 50% Rule requires that any existing building
within an identified FEMA Flood Zone will have to be
upgraded to meet current flood standards if improve-
ments are made that are in excess of 50% of the struc-
ture value. When determining structure value, only the
value of the improvement itself (exclusive of land value)
is considered. During the building permit review pro-
cess, the County will require anyone located within a
flood zone to go through a review process to ensure
that proposed improvements are not worth in excess of
50% of the building value. The CRA may consider devel-
oping partnerships/grants to assist in replacing struc-
tures to encourage bringing existing buildings up to
code and maintain affordability.
Impact Fee referral for Income- Restricted Units
its
Several cities and counties in Florida, including Collier
County, offer impact fee incentives for affordable and/
or workforce housing. In Collier County, for -purchase
and rental units for households with incomes less than
120% of median income in the county qualify for impact
fee deferrals. Deferrals are equivalent to up to 3% of
the prior year's total impact fee collections, a cap insti-
tuted to minimize revenue lost through the program.
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
The County also limits to 225 the number of rental units
receiving deferrals. Impact fees are deferred for owner -
occupied units until the owner sells, refinances, or
moves out of the home, at which time fees are due with
interest. Rental unit fees are deferred for a 10 -year pe-
riod. Historically, this level of deferral has allowed the
program to defer impact fees on approximately 100
homes per year. A pilot program for payment of impact
fees by installments collected through property tax bills
(as an alternative to making the entire payment up-
front) was also planned for the Immokalee CRA area.
The Bayshore Gateway Triangle CRA could support or
replicate the County's program to defer fees in the
Bayshore Gateway Triangle CRA area; this approach
could also be used to incentivize other types of desired
development, as well.
Case Information Source: Tindale Oliver (August 2017), Impact Fee incen-
tives for Affordable/Workforce Housing.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-41
L3,_ PLANNING FRAMEWORK & ELEMENTS
Transportation,
Having a variety of transportation options that are
easy and desirable to use are important for all who
live and work in the CRA area. Transportation systems
not only cater to local needs between the CRA area
and places such as Downtown Naples and local work-
places, but also to more regional traffic moving
through the CRA area on major roadways. In light of
the various needs, this section aims to ensure safety,
comfort, and convenience for various modes within
and connecting with the CRA area.
S! A 4 R 4 R
GOA A! s! S Q@ 11 � .............
Ensure safety, comfort, and convenience for various
u modes within and connecting with the CRA area.
5-3-42
Bayshore Gateway Triangle CRA Area Plan—May 2019
Objective 1: Increase safety, comfort, and
connectivity for active transportation modes
(e.g., walking and biking).
Strategy 1: Create a strategy to implement discrete
transportation improvements and more
comprehensive Complete Streets corridor
improvements.
Strategy 2: The effort undertaken for Strategy 1
should include development of a sidewalk master
plan with inclusion of the following:
• Visibility assessment related to landscaping
• Consideration of connections to
neighboring parks (see Section 5.3.3,
Objective 1, Strategy 1 and Strategy 6 in
this section)
• Coordination with roadway and
infrastructure improvements planned and/
or approved for implementation, including
those that may stem from this
Redevelopment Area Planning process or
other agency planning and implementation
efforts (e.g., County and CRA stormwater
master planning).
Strategy 3: Identify opportunities to coordinate
transportation capital improvements with County/
MPO improvements along major arterials.
• Strategy 4: Pilot transportation improvements, such
as elements of Complete Streets corridor
improvements, elements of Bayshore Dr road diet
(traffic lane consolidation), reduced turning radii at
intersections to slow traffic, and additional
pedestrian crossings, with temporary installations.
These efforts should incorporate community input
and feedback to gauge response to more urban -
style development and any particular concerns to
address or opportunities on which to capitalize.
These installations can be incorporated into
community events that include educational
PLANNING FRAMEWORK & ELEMENTS
elements on, for example, Complete Streets, the
Vision Zero effort to eliminate bicycle and
pedestrian fatalities, and roundabouts.
• Strategy 5: Based on input from temporary
installations from Strategy 4, move forward with
vetting of Bayshore Dr road diet concept scenarios
and traffic analysis.
• Strategy 6: Evaluate opportunities for a north/
south bicycle and pedestrian connector in the
eastern Bayshore area with connections to Sugden
Park and East Naples Community Park (see Section
5.3.3, Objective 1, Strategy 1).
• • • • • • • • • • • • • • 0 ADDITIONAL INFORMATION
What are Complete Streets?
Streets that "serve the transportation needs of
transportation system users of all ages and abilities,
including pedestrians, bicyclists, transit riders,
motorists, and freight handlers. A transportation
system based on Complete Streets principles can help
to promote safety, quality of life, and economic
development." - FDOT, Completing Florida's Streets,
http://www.f7completestreets.com/fi`les/FDOT-
CompleteStreets-Brochure. pdf.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-43
5.3
5.3 PLANNING FRAMEWORK & ELEMENTS
;
5-3-44
..rte
Yi K
Map 5-3-11 highlights existing transportation conditions identified by fieldwork. Roadways in the CRA area range from large
arterials carrying regional traffic to small neighborhood streets, many of which dead-end throughout the CRA area. During
fieldwork, cyclists were noted on the sidewalks of larger arterials such as Davis Boulevard and Airport Pulling Road, and
many bikes were parked at Gulfgate Plaza off of US 41. The MPO and FDOT also identified Airport Pulling Road and US 41 as
high bike/pedestrian crash corridors. Relative to other streets, Bayshore Drive has a number of improvements, including
bike lanes, sidewalks, and transit shelters, yet it still experiences a lack of parking. There are limited pedestrian connections
to parks from streets off Bayshore Drive; one connection is at Republic Drive. Note that these existing conditions are a
general, preliminary assessment, with more detailed measures of existing conditions such as trip counts and traffic
modeling anticipated as part of follow-up strategy– and project -specific evaluation prior to a decision to implement.
Divided arterial with street fronting parking
Cyclist on sidewalk of arterial
Bayshore Drive with sidewalks and bike lanes
Bus shelter at Bayshore Drive and Thomasson Drive
Dead-end neighborhood street
Pedestrian bridge to East Naples Community Park
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
Specific Transportation deers & t o s erotiwn
Fieldwork, discussions with CRA staff, public outreach, and specific project recommendations from the 2018 Blue
Zones Project/Dan Burden East Naples Discovery Report informed location -specific, discrete transportation needs and
considerations in the CRA area (Map 5-3-12). Many of these needs and considerations will be addressed through
Complete Streets projects recommended in this Redevelopment Area Plan. Other transportation improvements such as
addressing sidewalk and bike infrastructure gaps, providing parking infrastructure, and providing wayfinding signs will
be addressed through separate project recommendations. Note that "Major Corridors" are designated based on
highways, minor arterials, and major arterials in the area. "Needs Corridors" are designated where needs identified are
generalized along the length of a roadway segment (related needs are those where labels intersect the corridor on
Map 5-3-12).
ANIL
Curb extensions
AIM
VFW
General bike accessibility
Pedestrian crossing(s)
`"
Bike lanes
EVAW
General connectivity, walkability
North/south connectivity
0
East/west connectivity
0
Sidewalk(s)
Wayfinding
Lighting
Road diet (lane reduction)
Traffic circulation along corridor, including
intersections
0 Traffic calming
0 Connect street
Commercial0 parking
0 Parking including boat parking
r Major Corridor w w a a Needs Corridor
oe 5-3-46 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
i
ti DAVIS BLVD
IN
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F
p
PLANNING FRAMEWORK & ELEMENTS
i
ti DAVIS BLVD
IN
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PLANNING FRAMEWORK & ELEMENTS
0 ADDITIONAL INFORMATION 3AR0B9*A.P*A ARN-RUY8R@k Qt 0FFR4k*000d4*.*90&*8&0 0A.N00.d*0
Regional & County Transportation Projects
The projects shown in Map 5-3-13 are those identified in the Collier Metropolitan Planning Organization's Fiscal Year
2017/18 to 2021/22 Transportation Improvement Program (which also features the Collier County five-year program)
and the trail recommendations from the Comprehensive Pathways Plan update process. These projects will thus be
overseen by regional and county transportation agencies. The full set of recommendations from the Comprehensive
Pathways Plan, once finalized, should also be considered in conjunction with transportation planning and
improvements led by the CRA.
DI
FDOT TIP Projects • • • ...
• US 41 resurfacing
• US 41 signal timing improvements
• Davis Boulevard resurfacing
County TIP Projects
• Davis Boulevard/Airport Pulling Road
intersection improvement
MPO Pathways Plan Proposed Trail Improvements ■ ■ ■ ■ ■ ■
• Naples Bay Greenway (Sun Trail)
Major Corridor
Bayshore Gateway Triangle CRA Area Plan—May 2019
777777
DAVIS BLVD
HER
- - - -- ---- ----------
PLANNING FRAMEWORK & ELEMENTS
X ! "N'
Sugden
or /A/DS-'7'
q R,, J!, Regional
I 11MMIE, I I
Park
Al
H
......... .
4.
THOMASSON DR
57
. . . .. .......
C=a E.:
,K'.
Naples -WREN DR Esi1, . .....
ommuni y,�
Botanical
Park,,
I ]tjIE�o �_j Garden
N
LOW...... .....
Bayview W
zr
IJ& . .......
Park 6" d.
6LJ
'41
4,
m1l.
.. ... ...... ......
E] 'gu
Property Parcel
CL.
13 CRA Boundary
F
vs
LH2!! Al
DREG ::'K Nlw... Park
ai
317 -
Wetlands
T. -
J:
--- ------ lII la City of Naples
---
AV,
WY
E
A&'
J,
Z.
NIP W
Map 5-3-13: Regional & County Transportation Projects
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-49
.3
A,�
R?
HER
- - - -- ---- ----------
PLANNING FRAMEWORK & ELEMENTS
X ! "N'
Sugden
or /A/DS-'7'
q R,, J!, Regional
I 11MMIE, I I
Park
Al
H
......... .
4.
THOMASSON DR
57
. . . .. .......
C=a E.:
,K'.
Naples -WREN DR Esi1, . .....
ommuni y,�
Botanical
Park,,
I ]tjIE�o �_j Garden
N
LOW...... .....
Bayview W
zr
IJ& . .......
Park 6" d.
6LJ
'41
4,
m1l.
.. ... ...... ......
E] 'gu
Property Parcel
CL.
13 CRA Boundary
F
vs
LH2!! Al
DREG ::'K Nlw... Park
ai
317 -
Wetlands
T. -
J:
--- ------ lII la City of Naples
---
AV,
WY
E
A&'
J,
Z.
NIP W
Map 5-3-13: Regional & County Transportation Projects
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-49
.3
RE
In
PLANNING FRAMEWORK & ELEMENTS
Potl2aitial C 'Complete Straus Prolects & Trails
Complete Streets is an approach to comprehensive corridor improvements tailored to the size and land use context of the
corridor. This approach can address many of the major needs and considerations identified in Map 5-3-13, including traffic
calming, sidewalks, bike lanes, lighting, wayfinding, on -street parking, and landscaping. Complete streets improvements can
also be coordinated with other infrastructure improvements, such as water main, fire suppression, and drainage upgrades.
The CRA can take the lead on Complete Streets projects, focusing on the streets listed below categorized. Fieldwork, staff
discussions, public outreach, and prior planning efforts informed which streets were targeted for these improvements.
Map 5-3-14 shows recommended projects for neighborhood streets and busier corridors ("Major Complete Streets").
Suggested improvements for Major Complete Streets corridors may include changes to the roadway for vehicles (such as
the addition of on -street parking). Neighborhood Complete Streets & Trails recommendations focus primarily on
improvements for pedestrians, cyclists, and other active transportation (see the remainder of Section 5.3.5 for examples of
suggested improvements). Connectivity in terms of destinations and network connections was a key consideration in
selection and prioritization of these projects. Note that the length of the bicycle and pedestrian trail will depend on
considerations such as available right-of-way; the Section 5.4 capital planning provides an estimate for a section between
East Naples Community Park and Sugden Regional park. Also note that the Kirkwood Avenue "connection" between Pine
Street and Shadowlawn and the Pine Street "connection" between Davis and Linwood refer to proposed roadway
extensions that that do not have existing right-of-way.
0 Major Complete Streets ■ ■ ■ • ■ ■ Neighborhood Complete Streets & Trails —mann
• Linwood Avenue—Phase I
• Bay Street
• Shadowlawn Drive
• Linwood—Phase II
• Bayshore Drive (north of Thomasson Drive)
• Danford Street
• Thomasson Drive
• Hamilton Avenue
• Commercial Drive
• Jeepers Drive
• Kirkwood Ave/Kirkwood Ave Connection to
• Republic Drive
Shadowlawn Drive•
Bayshore Drive (south of Thomasson Drive)
• Pine Street Connection
• Bicycle/Pedestrian Trail
.00mm♦ Major Corridor
5-3-50 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS =i;3
-Wim.
PLANNING FRAMEWORK & ELEMENTS
0 ADDITIONAL I PMA ION
Character Images for Complete Streets Improvements and Connections
The following images illustrate Complete Streets elements from prior planning efforts for Bayshore Dr and Complete Streets
improvements elsewhere.
SAYSd40RE DRWL
CEN TER LING
PROPOSED TYPICAL SECTION
rAC LANE RCADNTH PARALLEL PARKING, BX -EE' AI DSIDEWALKS
[DESIGN SPEEC = 30 %117F
BAST
POWLINE
#
5
Potential cross section for Bayshore Dr road diet, as proposed in Trebilcock's 2017 Parking Needs Analysis. Existing cross section is four -lane
road with bike lanes and sidewalks
Complete Streets improvement
examples (Left image source:
Wikimedio Commons)
These efforts and examples inspired the renderings of possible transformations for Linwood Ave, Bayshore Dr, and Jeepers
Dr (shown in Figures 5-3-6 through 5-3-9) suggested as part of this Redevelopment Area Plan update effort. As corridors for
potential commercial redevelopment, the Linwood Ave and Bayshore Dr renderings highlight an emphasis on ample
sidewalk space along the landscaping and storefronts. Linwood Ave might promote a more modern design style for lighting
and streetscape features as shown in Figure 5-3-6 and potentially further inspired by the modern style images on page 5-3-
22. Bayshore Dr might retain the existing style of streetscape elements in the lighting and signs. These renderings can
provide a starting point for Complete Streets designs of other busier corridors (see "Major Complete Streets" on Map 5-3-
49), with the Linwood Ave design particularly suited as a basis for the suggested re -designs of Commercial Dr and Kirkwood
Ave.
As a less traveled residential street type, Jeepers Dr shows how people biking, walking, and playing can share the street
space with cars accessing residences. Given that many streets dead-end and do not allow for through traffic, more
simplified pedestrian infrastructure may be promoted over formal sidewalks. For example, the pedestrian space in the
5-3-52 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS 5.3
rendering might be indicated with road paint. The swales have also been retained for water quality considerations, but
incorporate vegetation to improve the visual appearance of swales. Porous pavement may also be an option for the areas
where swales are represented, which might require different maintenance costs (an aspect that would be addressed with a
more detailed follow-up design evaluation as noted below). Lighting in provided on one side given the limited road space,
similar to improvements made on Lunar St in the CRA area. This type of design might serve as a starting point for the re-
design of other neighborhood Complete Streets projects (see Map 5-3-49).
Note that these proposed cross sections are only intended for general, initial illustrative purposes; final designs would need
to account for a more detailed study and analysis of factors including engineering considerations, impacts, mitigation
needs, and potentially the increase of alternative transportation methods (see Objective 2, Strategy 1 of this section for
examples). For example, a follow-up analysis of a lane reduction proposal on Bayshore Drive would need to account for
impacts to Level of Service standards on the roadway and on connecting roadways such as US 41, air quality, freight and
evacuation routes, and a variety of other factors. It would also study whether additional easements would be needed or
desired for a re -design. Piloting temporary versions of these improvements also provides a way to vet the design. This plan
accounts for this follow-up analysis need and piloting with budgeted items for a Bayshore Drive technical feasibility study, a
Complete Streets Implementation Plan that would provide a next -level feasibility analysis for these projects, and a Bayshore
Drive pilot project with opportunities for additional pilots as part of the "other" non -capital projects budget item (see
Section 5.4 for more information).
I I
SIDEWALK CG PARKBUFFER TRAVE1. LANE TRAVEL IANF PARKING t BUFFER CG SVEWALK
_!
7 — 2.
TWO LANs SN WI
ECTIOTH SIDEWALKS AND PAFWLLEL PARKING: SCALE V!" . i'
LinwoodA-- Tindale&i0 iver
y�({yt(;1' &2B:7f17B d C fi� g n
Figure 5-3-6: Potentiol Cross Section of Linwood Ave
Bayshore Gateway Triangle CRA Area Plan—May 2019
X5.3
PLANNING FRAMEWORK & ELEMENTS
L.AND_'if,APF 91DEWAL.K PARKING A%F TRAYFL LANE LANDS(:APED MEUMN TRAYFI. I.ANF.. BIKF. PARKING SNhwALK LANuri[: ,
1Ytinu �SB'���H'
lANOSCAPE IJ I �II 1 S CG
is LANDSCAPE.
1W
TWO LANE SECTION 1MTN MEDIAN, BIKE LANE, PARALLEL PARKING AND SiDEWALKSAND SCALE 1W -1'
CAT B+yshm 00. Tindalor.,40 iver
Ct1 "ty &+7fI0/H d e s i g n
Figure 5-3-7: Potential Cross Section for Bayshore Dr
BIOSWALE
TRAVEL LANE BIKEIPED
LANE
—14' B'--
ONE LANE SECTION 'ATN BICYCLE PEDESTRIAN LANE. AND BIOSWALES: SCALE 114' - 1'
�
' r J -p— DHve
{ crnati<,Ly a'r,�a,H
Figure 5-3-8: Potential Cross Section for Jeepers Dr
Bayshore Gateway Triangle CRA Area Plan—May 2019
SIOSWALE
Tindale) Oliver
PLANNING FRAMEWORK & ELEMENTS
BIOSWALE TRAVELLANE BIKEMED BIOSWALE
ONE LANE PLAN WITH BICYCLE PEDESTRIAN
W LANE AND Drive WALES: SCALE 1f8"= i' TinclaIe� 01i ere
Jeapers Drive j,,,� V 1/
�.e01lYL� 91170018 d e s i g n
'#�4•W.wvY.�b'^•d.�''�`:"ca.M.io}G^..":�ciml+.wd ea r•.a'.rna P.eAww cvsn'+ard+,+T'!s W^.wt m,.n :,ah'..w !>ma cnvd ww»+
Figure 5-3-9: Potential Aerial Rendering forleepers Dr
Bayshore Gateway Triangle CRA Area Plan—May 2019
53 PLANNING FRAMEWORK & ELEMENTS
AR
Objective 2: Increase and enhance
a�
alternative vehicle mode options within and
connecting with the CRA area.
• Strategy 1: Evaluate opportunities for alternative
transportation methods (e.g., golf carts, electric
shuttles, other neighborhood/electric vehicles,
shared and/or autonomous vehicles, bikeshare,
water -borne transportation), including
considerations for partnerships with neighboring
communities.
Strategy 2: Coordinate with Collier County Public
Transit &Neighborhood Enhancement
Department for transit service and facilities
improvements (e.g., more frequent service and
� transit stop shelters).
• Strategy 3: Evaluate option to expand
Transportation Concurrency Exception Area
(TCEA) to include entire CRA area.
Objective 3: Improve parking options in
commercial areas.
• Strategy 1: Evaluate parking concepts for the
Bayshore Dr and Mini Triangle/Linwood Ave
r commercial areas, which may include:
• Shared parking with shuttle service,
particularly to meet peak -season demand
s Reduced design requirements for parking
On -street parking as part of the Bayshore
Dr road diet
• Parking garages
• Parking mitigation fee (development pays
for construction of public parking in lieu
41
of providing parking spaces)
• Considerations for changes in alternative
transportation methods such as those
noted in Objective 2, Strategy 1 of this
section.
5-3-56 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
0 ADDITIONAL INFORMATION...•...••••..•••....����°�'��°�������°�������������°���
Transportation Concurrency Exception Area (TCEA)
Policy 5.4 of the Transportation Element in the Growth Management Plan created the South US 41 TCEA. This
designation allows commercial and residential developments an exception to meeting transportation
concurrency standards, which relate to the timing and programming of necessary transportation facilities to
ensure they are generally provided in a timeframe comparable to the development. (see Policy 5.3 of the Capital
Improvement Element for more details). The strategies developers can use to obtain the exception are intended
to reduce trips or miles traveled in single -occupancy vehicles, such as incentives and amenities to promote
transit, carpooling, telecommuting, walking, and biking. This Redevelopment Area Plan reinforces these strategies
by promoting mixed -used and urban land use types that support alternative transportation (see Section 5.3.2).
Objectives 1 and 2 of this section also promote improved facilities for walking, bilking, and transit use. A potential
option to further align the redevelopment efforts of the CRA and the goals of the TCEA is to expand the TCEA to
include all of the CRA area, expanding the exception applicability to further encourage alternative transportation.
�H AV
41 DAVIS BLVD
Public Commercial Residential Total Acres -
92.96 540.58 429.49 1063.03
—i— 0 8.74% 50.85% 40.41% 100% =~
C
Z
41
N A
W E - ....
0 9:45"0.3 0.6
Miles —"
.OAS KAMM& BETH YAW. AICD ....._......____.
V, Ne
C3�a
TR -4
ALPS W, =ssst,�%,,sat s , 3030"%,
South US 41 Transportation
Q xw:w u.. e..a.ry c mx. saairne
Vacant Cau . 229 (14.4%); sum g o - 116-41 (10.°%)
Concurrency Exception Area (TCEA]
^,°®°W�-1I�ex,: o1w�,°.�(,�.,%)
South US 41 TCEA (Source: Collier County Growth Management Plan, Transportation Element Map TR -4)
Bayshore Gateway Triangle CRA Area Plan—May 2019
5.3 PLANNING FRAMEWORK & ELEMENTS
Objective 4: Improve transportation connections with Downtown Naples.
• Strategy 1: Coordinate with the City of Naples to explore and partner on transportation improvements and
approaches serving both Downtown Naples and the CRA area noted in Objective 2, Strategy 1 of this section.
ADDITIONALI F PMATI �...em...A.....«w..Q�p......o».....��...»..��������a��>
n
Downtown Naples Mobility and Connectivity Study
This study, completed in 2017, included a recommendation for an improved bicycle and pedestrian pathway on the Gordon
River Bridge (5`h Avenue/US 41) that connects Downtown Naples and the Triangle area. The proposed design calls for
narrower travel lanes and removal of the road shoulder to increase the bicycle and pedestrian pathway to 14 feet on either
side of the bridge. If implemented, the responsibility for carrying out the project would be FDOT.
Proposed typical section for Gordon River Bridge bicycle and pedestrian improvement from 2017 Downtown Naples Mobility and Connectivity Study
(Source: City of Napies, https://www noplesgov com/sites/default/files/fileottochments/streets amp stormwoter/proiect/3351
city council presentation 201710 final revisions.pdf)
Bayshore Gateway Triangle CRA Area Plan—May 2019
Infrastructure can be key to facilitating development,
providing the services communities need to function.
Certain infrastructure, such as for stormwater
management, is particularly important in the CRA
area, which grapples with natural environmental
factors including storms and flooding but also
benefits from a healthy natural environment due to
quality of life factors and tourism. As a result, the
framework for this section aims to provide effective
infrastructure that preserves environmental and
neighborhood design quality through coordinated
improvement planning and funding.
.t ............. @ GOAL .............
Provide effective infrastructure that preserves
environmental and neighborhood design quality
through coordinated improvement planning and
funding.
a..,0 4,
PLANNING FRAMEWORK & ELEMENTS 5.3
Objective 1: Ensure that infrastructure
provided will effectively achieve its primary
purpose without significantly compromising
environmental and neighborhood design
quality.
�u
• Strategy 1: Develop a stormwater master plan for
comprehensive infrastructure improvements that
incorporates consideration for the following:
• Flood plain designations, including FEMA
flood designations and Coastal High
Hazard requirements'
• Building and site plan design to respond
to flooding
• Primary, secondary, and tertiary
infrastructure improvements (both short -
and long-term)
a
• Potential for a bicycle and pedestrian
pathway in easement of north/south
drainage ditch along Sugden Regional Park
• Shared maintenance and maintenance
funding between County and CRA
• Water quality
• Use/design of right-of-way areas on local
streets, including an evaluation of turf
block (see page 5-3-58)
• Innovative techniques to pilot in CRA area,
including green infrastructure
• Strategy 2: Coordinate stormwater infrastructure
planning with design of new parks (see Section
5.3.3, Objective 1).
F'
• Strategy 3: Integrate green infrastructure
m
improvements into landscaping and drainage
improvements, including those funded by the
Bayshore Beautification MSTU.
Bayshore Gateway Triangle CRA Area Plan—May 2019
/0�05-3-59�
PLANNING FRAMEWORK & ELEMENTS
ADDITIONAL INN TION
Green infrastructure aims to reduce stormwater runoff and
treat it closer to its source while providing environmental,
social, and economic benefits. The following examples create
surfaces or collection structures that allow stormwater to
infiltrate the underlying or surrounding ground. They also can
help manage stormwater flows and improve water quality of
runoff and often can be combined with vegetation and
landscaping.
• Infiltration basin/retention pond — shallow basins or
ponds that collect stormwater and can allow it to
infiltrate the underlying ground
• Permeable pavement — pavement that allows water to
flow through and infiltrate the underlying ground
• Rain garden — shallow planted basins that allow water to
infiltrate the ground
Bioswales —vegetated or soft -lined channels that collect
and convey, slow, and clean water and let it infiltrate into
the ground
Vegetated planter boxes and bulb -outs— infiltration areas
with raised edges that can be incorporated into roadway
Kissimmee Lakefront Park rain gardens (Source: City of Kissimmee,
https://www.kissimmee.orglHomelComponentsINewsl
News/2208/263 ?backlist=%2F)
Vegetated infiltration area in roadway bulb -out in Palmetto, FL at
10" Ave W and 5`h St W (Source: Google Maps, htts:
www.google.com/M-ops/@27.5151522,-
82,575633,3a,60v,118.29h, 75.57t1dota=l3m6!1e1!3m4!
1sl ah gGivzSzL DetQ43h5HQg!2e0!7il3312 !816656)
Retention pond amenities in Tampa at E Dr Martin Luther King Jr. Blvd and N 191h St (Source: Google Maps, httgs://www.aoogle.com/maps/@27.9815571,
82 4391844 3a 60v 90t/data=i3m6!1e1!3m4!1sQJ3ul3LDTotc2Vr7pkffla!2e0!7i13312!8i6656)
Bayshore Gateway Triangle CRA Area Plan—May 2019
Turf block, shown in the right-of-way area immediately bordering the
street in the photo above, has been used in certain developments in the
Bayshore neighborhood to allow for use of right-of-way space for park-
ing. This option should be evaluated as part of the right -of --way design
considerations in the stormwater master plan update.
PLANNING FRAMEWORK & ELEMENTS
Objective 2: Coordinate with other
jurisdictions and government entities for
infrastructure planning and funding.
• Strategy 1: Identify additional funding
opportunities to supplement capital
improvements funds (e.g., grants).
• Strategy 2: Document the project prioritization
strategy to upgrade water lines and fire
suppression systems in coordination with the City
of Naples.
• Strategy 3: As part of the stormwater master plan
(Objective 1, Strategy 1 of this section),
coordinate with Collier County Stormwater
Management to integrate CRA stormwater
infrastructure planning with County stormwater
planning efforts.
• Strategy 4: As part of the stormwater master plan
effort (Objective 1, Strategy 1 of this section),
coordinate with Collier County Zoning Division to
create right-of-way design guidelines for
development that coordinate with Complete
Streets concepts for neighborhood streets.
• Strategy 5: Coordinate with Collier County
agencies and utility providers to identify and
improve other infrastructure including sanitary
sewer lines, roadways that fail to meet minimum
standards, and electrical utilities identified to be
placed underground or relocated.
Bayshore Gateway Triangle CRA Area Plan—May 2019
A
5-3-61
5.3 PLANNING FRAMEWORK & ELEMENTS
Roadway y Enginef,,ri ; , Sanitary Sewer", Electric
y
Stormwater and flooding are major challenges in the CRA area, requiring special attention be paid to stormwater
management projects. The CRA has already overseen a successful drainage improvement project on Karen Drive, and
moving forward, will coordinate with the County Stormwater Management Section. Map 5-3-15 shows where further
stormwater management improvements are needed based on public outreach. Additional needs should be identified
through an updated stormwater master plan for the area. Other identified infrastructure needs on the map include
upgrading certain roads to meet County standards, upgrading capacity of sanitary sewer infrastructure in certain areas,
T and placing underground or relocating overhead electric utilities in certain areas.
0 Need for culverts for flooding,
0 Retention pond area improvements needed—lighting, security, barriers/gates to direct car traffic,
pump improvements for flooding issues
01 Flooding issues and need for drainage
Flooding issues and need for drainage on side streets off of Bayshore Drive. Note that Pine Tree
Drive, Andrews Avenue, and Woodside Avenue have been identified as below County standards
0 (involving for example sufficient right-of-way, drainage, paving, or similar elements) in Resolution
2011-097. These streets should be a focus in stormwater and infrastructure planning to bring
them up to standards.
0 Flooding issues and need for drainage on Holly Avenue. Holly Avenue also identified as below
County standards and in need of road engineering improvements (see Item 4 above).
Palmetto Court identified as below County standards and in need of road engineering
improvements (see item 4 above).
Upgrades needed to sanitary sewer capacity in the Triangle area to support new development.
t.
Opportunities to place overhead electric utilities on Linwood Avenue and Commercial Drive
underground or relocate them.
5-3-62 Bayshore Gateway Triangle CRA Area Plan—May 2019
N
A
PLANNING FRAMEWORK & ELEMENTS
Map 5-3-15: Infrastructure Needs —Storm water, Roadway Engineering, Sanitary Sewer, Electric
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-76
5.3
QMASSON DR
Naples
East aple
00!k
an
Community
Park
.,
MUM
,NW ,W.
Parke
A,
>A,
... ...... .
46
v/.
.. ... .. ..
Property Parcel
Nil,
.:::7"
13 CRA Boundary
Uk
Park
Wetlands
-7
City of Naples
&
77
All. . . . . . . . . . . . . .
e
Map 5-3-15: Infrastructure Needs —Storm water, Roadway Engineering, Sanitary Sewer, Electric
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-76
5.3
PLANNING FRAMEWORK & ELEMENTS
W`ater Infrastructure
The City of Naples provides water and water infrastructure for the CRA area, which also supports fire suppression
systems such as fire hydrants. The fire suppression infrastructure can influence the insurance ratings for an area. On a
scale of 1 to 10 (with 1 being the best), the CRA area currently has an Insurance Service Office (ISO) rating of 4.
according to the Greater Naples Fire Rescue District. In practice, the District typically assigns ratings of 4, 9, or 10.
The City is currently in the process of upgrading neighborhood water lines to support hydrants for fire suppression
Areas highlighted in red on Map 5-3-16 indicate water mains that do not meet the standard fire flow requirements
determined by the City of Naples' potable water model. These mains have potential for replacement to upgrade for fire
flow improvements. However, note that other sections of the water mains in the CRA area are older and will need to be
replaced eventually.
�„ There is continued interest on the part of the CRA to identify and obtain grants to complete this work in partnership
with the City of Naples.
5-3-64 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
Uii
A i ,
41Ll NW,6(56,i,AZ
Areas highlighted in red��<•.-
y� T:
indicate water mains that
do not meet the standard
fire flow requirements
90 �..-.. y-•
determined by the City of i
Naples' potable water 41 � •
model. These mains have ! R
potential for replacement
to upgrade for fire flow h
cc
improvements. However,'
note that other sections of
UJ
the water mains in the CRA i
area are older and will cq�
V 6AFilE7 4 AVE :S,
need to be replaced even-
tually.
w
Sir w
cc"'w�NjJs \ r �Sugden
TAR9\ ¢ Regional
Park
4w I
[ is ij i..:' ...
l { HOMASSON DR
>;
wZ" S�Ii} s `2 jai
sats bq 9
d"' IV— m�In} i a
Nva les k zK{1REN�DRi
East Naples
Community
Botanica _ t`
Park �*
Garden ; �u
"N -
a �a
Bayview,. (l
Park Property Parcel
- s a)z .. "D CRA Boundory
sa Irr ". I • Water Hydrant
ri
"� t r � °�°• ANDREWSxAVE tp 1 —water Service Lina
Pressurized Water Main
r *r H" :r ,,. '-atlG .�.:.ct { t • '. Park _
t i ;Wet ns
ad
off a. `'aJdt wrt :� - f; r,.) City of Naples
Jt . ikc ate .w
JLe Q vly
�,. vdu�A� �It i., =11h
�jle
llw i . i i :. it r
Map 5-3-16.• Water Infrastructure
Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
The substance of the CRA's planning and
implementation is important, as is the way it carries
out this planning and implementation. In view of the
diversity of communities living and working in the CRA
area, this section lays out a framework to carry out
CRA area planning and implementation efforts to
engage and serve the various communities within the
CRA area.
•�•••••••s•••�• GOAL w+•.••s+••••s•
Carry out CRA area planning and implementation
efforts to engage and serve the various
communities within the CRA area.
Objective 1: Improve approaches and tools
for communicating with communities in the
CRA area and the general public.
• Strategy 1: As part of the marketing and
communication strategy (see Section 5.3.4,
Objective 1, Strategy 2), evaluate communication
mechanisms and tools that will most effectively
communicate with the various communities in
the CRA area.
• Strategy 2: Coordinate with schools and other
community partners to improve outreach and
communication between the CRA and harder -to -
reach populations.
• Strategy 3: Provide multi-lingual communications
and materials.
• Strategy 4: Create a CRA -specific Capital
Improvement Plan to identify, prioritize, and
effectively communication near-term capital
improvements . Coordinate with MSTUs
operating in the CRA area for relevant capital
improvement projects.
Objective 2: Ensure a targeted and
balanced distribution of CRA planning and
implementation efforts.
• Strategy 1: Account for both need -based and
geographic considerations in the distribution of
planning and implementation efforts.
• Strategy 2: Identify street blocks for targeted
comprehensive improvements, with a focus on
blocks that have already received some
improvements and consideration for balanced
distribution of these targeted blocks throughout
the entire CRA area.
5-3-66 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
• Strategy 3: Update rules and procedures for the CRA
Advisory Board for legal consistency and with
consideration given to a balanced distribution of
planning/implementation efforts and diverse
representation.
Objective 3: Coordinate with MSTUs in the
area and explore opportunities for new
MSTUs.
• Strategy 1: Incorporate Haldeman Creek and
Bayshore Beautification MSTU Advisory Boards into
planning and implementation processes for CRA
improvements.
• Strategy 2: Explore the option of creating an MSTU
for capital improvements in the Triangle area north
of US 41.
�1 w
In addition to a diversity of communities in the CRA
area, there is also a diversity of built character.
This section tailors the thematic goals, objectives, and
strategies of the previous sections to specific character
areas within the CRA area as a whole.
The character areas numbered on the Map 5-3-17 are
defined by the land use characteristics discussed in the
preceding maps. Key focus nodes, intersections, and
corridors within the character areas that have potential
for redevelopment are noted on the map with the
asterisks and dotted lines.
For each Character Area, a brief description is provided
as well as a focus for redevelopment efforts to prioritize
framework elements for each area.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-67
5.3
PLANNING FRAMEWORK & ELEMENTS
0 Mini Triangle/Davis
• The Mini Triangle, including CRA -owned
parcel, is a major commercial redevelopment
opportunity and Focus Development Node
• Corridor commercial along Davis
• Linwood Avenue another potential area for
redevelopment.
0AirportP llin Pulling
• Mix of corridor commercial, larger big -box
style retail, and County Center
• Part of area currently designated as an
Activity Center in Future Land Use Map
0 Windstar
• Residential is primarily condos and single-
family homes in gated communities
• Includes golf course designated as a
commercial use
0 South Bayshore
• Primarily single-family residential
neighborhood with Naples Botanical Garden
• Wetland considerations for development
Shadowlawn
• Primarily a residential neighborhood with mix
of apartments/duplexes and single-family
homes around Shadowlawn Elementary
• Borders US 41/Bayshore Drive Focus
Intersection (asterisk), a gateway between
north and south sections of CRA area
0 Tamiami
• Corridor commercial and residences,
including two major malls, Gulfgate Plaza and
Courthouse Shadows)
• Borders US 41/Bayshore Drive Focus
Intersection (asterisk), a gateway between
north and south sections of CRA area
0 North Bayshore
• Focus Corridor along Bayshore Drive with
neighborhood commercial (including
Haldeman Creek Entertainment District near
Creek)
• Mix of multi- and single-family residential
• Focus Intersection at Bayshore/Thomasson
with planned roundabout
• CRA -owned Focus Development Node (17 -
Acre Site)
■ ■ ■ ■ Focus Corridor
Focus Development Node/Intersection
5-3-68 Bayshore Gateway Triangle CRA Area Plan—May 2019
N
A - 71 1 �11,
PLANNING FRAMEWORK & ELEMENTS
I '1W
=--
Map 5-3-17., Character Areas
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-3-69
PLANNING FRAMEWORK & ELEMENTS
The following provides a focus of redevelopment for
each Character Area based on the specific characteris-
tics described for Map 5-3-17 and the most relevant
strategies.
1. Mini Triangle/Davis
• Urban -style mixed use commercial redevelop-
ment, including capitalization on the Mini Triangle
as a catalyst development site and urban -style
parking solutions
• Park development at retention pond site
• Complete Streets design and commercial redevel-
opment along Linwood Ave and other nearby
commercial roadways; pedestrian scale street de-
sign between Mini Triangle, Linwood Ave, and the
proposed retention pond park
• Improved access to Mini Triangle development
from US 41, Davis Blvd, and Linwood Ave
• Multi -modal connectivity:
• Across Davis Blvd
• Between Mini Triangle, Linwood Ave, pro-
posed retention pond park, and eastern
Triangle neighborhood
• To Downtown Naples potentially via Davis
Blvd, US 41, and Gordon River Bridge im-
provements
• Additional infrastructure improvements: sanitary
sewers, electrical, stormwater
2. Shadowlawn
• Residential structural enhancement and upgrades
• Avoidance of incompatible uses
• Transitional elements between different uses
• Infill development on vacant residential lots
• Flooding and drainage on neighborhood streets
• Complete Street improvements along Shadow -
lawn Drive
3. Airport Pulling
• Transitions between residential neighborhoods
and commercial development
• Eventual street enhancements, particularly con-
nectivity across Airport Pulling Rd
• Commercial facade improvements
4. Tamiami
• Connectivity to Downtown Naples via US 41
• Redevelopment of Courthouse Shadows
• Tenant opportunity at Gulfgate Plaza
5. Windstar
• Complete Streets and MSTU improvements along
major community roadways, including Bayshore
Drive, Thomasson Drive, and Hamilton Avenue
• Access to Bayview Park
6. North Bayshore
• Corridor commercial development along Bayshore
Drive, including Haldeman Creek Entertainment
District near Creek and creative parking solutions
• Larger redevelopment opportunities of 17 -Acre
Site and Del's 24 property
• Arts and culture -oriented development
• Transitional elements between corridor commer-
cial and residential areas in along Bayshore Drive
and Thomasson Drive
• Development of vacant residential lots
• Complete Street design along Bayshore Drive and
5-3-70 Bayshore Gateway Triangle CRA Area Plan—May 2019
PLANNING FRAMEWORK & ELEMENTS
Thomasson Drive, including Bayshore Drive/
Thomasson Drive roundabout
• Neighborhood Complete Streets and trails
• Connections between Sugden Regional Park and
CRA area
• Water main and fire suppression upgrades
• Flooding and drainage on neighborhood streets
7. South Bayshore
• Mobile home and single-family home residential
improvements, upgrades, affordability
• Development of vacant residential lots
• Access to Bayview Park
• Connections between CRA and uses to the east,
including East Naples Community Park
• Wetland, flooding, and site preparation considera-
tions for development
• Roadway improvements to meet County engineer-
ing standards
• Neighborhood Complete Streets
Bayshore Gateway Triangle CRA Area Plan—May 2019
/05 0-377 1
5.3 PLANNING FRAMEWORK & ELEMENTS
This page is intentionally left blank.
5-3-72 Bayshore Gateway Triangle CRA Area Plan—May 2019
f
PRIORITIZATION PLAN
5.4.1 Prioritization of Projects
& Initiatives
The CRA will need to evaluate and implement or
coordinate on a number of capital improvement
projects and planning, administrative, and regulatory
initiatives to carry out the framework of goals,
objectives, and strategies presented in Section 5.3.
Since these projects and initiatives cannot be
evaluated and carried out all at once, this section
presents a prioritization plan in terms of amount of
funds programmed and project/initiative timing. A key
consideration for prioritization is the amount of
funding available for these projects and initiatives,
discussed more in Section 5.4.2. Other prioritization
criteria to consider that were primarily highlighted in
the public outreach process include:
• Funding availability from dedicated or outside
sources (aside from CRA funds)
Magnitude of anticipated impact and multiplier
effects
Whether planning has already been undertaken or
completed
Other considerations that received sizable positive
responses during the public outreach process
included:
• Project timing considerations independent of
prioritization (e.g., Haldeman Creek dredging
should account for timeframe of sediment build-
up, a stormwater master plan should be
completed before stormwater improvement
projects)
• Ability to address health/safety concerns
Additional considerations recommended by the
project team based on the Redevelopment Area Plan
update process include:
Degree of need
• Geographic distribution of projects in the CRA
area
• Priorities identified during public outreach for the
Redevelopment Area Plan
5.4.2 Financing Plan
An important revenue source over the next 11 years
following plan approval is tax increment financing (TIF)
revenue generated by the property within the CRA
area. The Bayshore Gateway Triangle CRA area is able
to use county ad valorem tax revenues generated
above the base -year amount (the increment) to apply
to projects and initiatives identified in this
Redevelopment Area Plan.
Figure 5-4-1 shows the historic revenue trends and
projected revenues through 2030 based on a low
growth scenario that follows the County's historic
growth trends with a 5.2% assumed average annual
growth rate, a medium growth scenario that assumes
a 5.6% average annual growth rate, and a high growth
scenario that assumes a 6.0% average annual growth
rate. For more information on the development of
growth scenarios, methods of revenue calculation,
and detailed revenue tables, see Section 5.6.
Certain parts of the CRA area are also designated as
Municipal Service Taxing Units (MSTUs), which utilize
an additional ad valorem tax for specific purposes.
The CRA can evaluate the opportunity to coordinate
with the MSTUs to provide eligible projects proposed
in this CRA plan.
The Bayshore Beautification MSTU, created in 1997,
applies to most of the CRA area south of US 41 (see
Map 5-4-1); revenues from this tax are focused on
streetscape and right-of-way improvements (including
right-of-way maintenance), with some additional
provisions for use of funds on other public realm
improvements in the MSTU area. Figure 5-4-2 shows
projected revenues through 2030 using the following
average annual taxable value growth rate scenarios
(see Section 5.6 for more information and detailed
revenue tables):
• Low: 3.98%
• Medium: 4.18%
• High: 4.52%
A Haldeman Creek MSTU (see Map 5-4-2) was created
in 2006 for maintenance dredging and navigational
marker maintenance within the MSTU boundary.
Figure 5-4-3 shows projected revenues through 2030
using the following average annual taxable value
5-4-1 Bayshore Gateway Triangle CRA Area Plan—May 2019
N
A
-DAVIS BLVD
KIRKWOOD AVE
LINWOOD AVE z
zz
Z:
r 41
PRIORITIZATION PLAN
j
f.
Park
R
. . . ........ ...... ....... .. . ..... ..
CRA 8
Bayshofe BeaulAcalon MSTU
�ark
L j City of Naples
0
A
Map 5-4-1: Boyshore Beautification MSTU Area
Note: includes a boundary extension on Thomasson east of the CRA boundary that was pending approval during the development of this Redevelop-
mentAreo Plan.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5.4
5.4 ? PRIORITIZATION PLAN
$5,000,000 $4,361,000
$4,500,000 L
$4,128,000
$4,000,000 $3,927,000
$3,500,000
$3,000,000
$2,500,000
$2,000,000
$1,500,000
$1,000,000
$500,000
$0
2005 2007 2009 2011 2013 2015 2017 2019 2021 2023 2025 2027 2029
—Low —Medium --High
Figure 5-4-1: CRA TIF Revenue Scenarios
Note: The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years.
$3,000,000
x$2,490,000
. ` $2,500,000
$2,306,000
$2,000,000,.,..-^ �$2,134,000
$1,S00,000
$1,000,000
$500,000
$a
2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
--Low Medium -----High
F
Figure 5-4-2: Bayshore Beautification MSTU Revenue Scenarios
Note: The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this
planning effort, no projections have been made for years after 2030.
$250,000
. ^.. $218,000
$
$zoz,000
zoo,000
..�„�,wmme:�.*a• $187,000
$150,000 .�.�, ., __„_,•,r..e�
$100,000
$50,000
$0
2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
—Low —Medium - ^--High
Figure 5-4-3: Haldeman Creek MSTU Revenue Scenarios
Note: The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this
planning effort, no projections have been made for years after 2030.
5-4-3 Bayshore Gateway Triangle CRA Area Plan—May 2019
Oty;'
Noph s
-DAVIS BLVO4
t
R)j
KIRKwOOD AVE
UNWOOD AVE
A
0
7411'111�
J
PRIORITIZATION PLAN
BA13RETT AVE
CG
uJ
TomU? ¢ Regional
Park
34
1HOMASSON DR
Naifle, :.tit P1tP(as
Garden Park
po'k
C] "-RA Bovndal�
Haldeman Creek NISTU
Palk
Vyttlands
City of NapILS
Map 5-4-2: Haldeman Creek MSTU Area
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-4-4
5.4
5.4
5-4-5
PRIORITIZATION PLAN
growth rate scenarios (see Section 5.6 for more
information and detailed revenue tables):
• Low: 4.01%
• Medium: 4.21%
and procurement guidelines adopted by the Collier
County Board of Commissioners if TIF revenues are to
be used for funding. Approval by relevant decision-
making bodies is required for other funding sources
outside of TIF.
• High: 4.55%
Projects may require additional vetting and piloting to
Note that the MSTUs do not have a sunset date and
will likely continue past 2030. However, for the
purposes of the capital and non -capital planning
effort, no projections have been made for years after
2030.
Other potential funding sources that may be identified
to supplement the funds above include grants and
funding from partnerships (other agencies and private
funders). There may also be opportunities in the
future to take on additional debt to pay for capital
projects with a plan for repayment; note however that
no debt will be taken on for the purposes of future
property acquisition, based on direction from the
Board of County Commissioners. More information on
coordination and partnerships, including those for
funding opportunities, is discussed in Section 5.4.4.
5. .3 Projects & Initiatives
Prioritization
Based on available funding and prioritization
considerations, this section sets out a prioritization
plan recommending projects for the period through
2030 (11 years after the adoption of the amended
Plan), the period for which tax increment financing
(TIF) funding will be available. The remaining project
recommendations are included for longer term
implementation post -2030 and will require alternative
funding sources aside from TIF. The Plan provides an
overview of potential alternative funding sources.
This Plan does not obligate any funding to any projects
listed. It provides a guide and list of both capital and
non -capital projects that require approval by the CRA
Advisory Board within the initial 11 -year programming
period and allocation through the standard operating
better understand technical feasibility, impacts, and
broader County implementation priorities prior to
approval for implementation. To this end, planned
projects include technical feasibility studies and pilot
projects. As a result, this capital and non -capital
funding plan is subject to change as it is re-evaluated.
Additionally, the Plan sets a framework based on
current conditions but also allows for flexibility in the
phasing of projects based on funding opportunities
and community priorities identified in annual work
plans and capital improvement project lists.
Table 5-4-1 summarizes total projected revenues for
various funds operating in the CRA area (including
MSTUs) through 2030. Note that following the
successful sale of the Mini Triangle property
anticipated in the first five years, it is expected that
the CRA will have additional funds of $350,000
available that are currently being held in reserve due
to loan -requirements.
Figures 5-4-4 and 5-4-5 summarize capital and non -
capital project costs broken down by timeframe and
type of project/initiative, followed by Tables 5-4-2
through 5-4-4 which provide a detailed list of projects
and initiatives. Table 5-4-5 compares projected TIF
revenues and costs. Note that the planning includes a
built-in deficit to indicate where other agencies would
likely help fund projects or other revenue sources
might be sought, including once the TIF revenues
cease in 2030. Regarding maintenance costs,
maintenance of standard capital improvements is
anticipated to be provided and funded by relevant
County agencies, while maintenance for capital
Bayshore Gateway Triangle CRA Area Plan—May 2019
improvements above and beyond County standards are
anticipated to be funded by the CRA. •
Short Term (1-5 Years)
Capital Projects
• Linwood Ave Complete Street Phase I – major
Complete Street improvement between
Commercial Dr and Wild Pines Ln including on -
street parking, lighting, sidewalk widening, and any
additional needed infrastructure improvements
• Thomasson Dr and Hamilton Ave Improvements –
Bayshore Beautification MSTU anticipated to fund
project, but any shortfall could trigger partnership
with CRA funding portion
• Republic Dr Complete Streets Improvements –
neighborhood -level Complete Streets
improvements between Bayshore Dr and East
Naples Community Park, including lighting, possible
sidewalk expansion, any necessary drainage
improvements, and an improved pedestrian bridge
connection to East Naples Community Park
• Danford St Complete Streets Improvements –
neighborhood -level Complete Streets
improvements between the end of the roadway
and Hamilton Ave •
• General Parks Improvements in Bayshore Area—
general item to address connections to parks and
amenities, including any associated with the 17 -
Acre Site and Sugden Regional Park
• Community Safety/Clean-Up and Neighborhood
Initiatives General Improvements—general item to
address capital improvements from Community •
Safety & Clean -Up Strategy and Neighborhood
Focus Initiatives; may include projects identified
based on neighborhood interest to coordinate with
the Sheriff's Department and Code Enforcement to
educate and provide small capital improvements •
• Land Acquisition for a Community Land Trust—may
support maintenance of current affordable housing •
availability in the CRA area while improving
baseline quality conditions; may also support
PRIORITIZATION PLAN
housing for artists
Bay St Complete Street Improvements –
neighborhood -level Complete Streets
improvements between Hamilton Ave and the end
of the roadway
Surface Parking Lot in Bayshore Area –to increase
available commercial parking
General Road Engineering Improvements on Pine
Tree Dr and Andrews Dr – to bring these roadways
up to minimum County standards
Jeepers Dr Complete Street Improvements –
neighborhood Complete Streets improvements
between Bayshore Dr and Sugden Regional Park,
including walk lane striping, upgraded bioswales,
lighting, and a pedestrian connection to Sugden
Regional Park
Gateway Intersection Design Improvements:
• Davis Blvd/Airport-Pulling Rd
• Davis Blvd/Shadowlawn Dr
• Davis Blvd/US 41
• US 41/Shadowlawn Dr/Bayshore Dr – sign
improvements in the right-of-way and
median areas with an opportunity to
showcase public art
Street Sign/Wayfinding Improvements in CRA area
– signs to address branding and bicycle/pedestrian
movement
Sidewalk/Bicycle Infrastructure Program – program
to address gaps in the pedestrian and bicycle
infrastructure networks that are not addressed
through Complete Streets improvements
Other General Multi -Modal Improvements—for
additional multi -modal amenities (e.g., bus
shelters)
Stormwater Infrastructure Upgrades/
Improvements
Sanitary Sewer Line Upgrades in Triangle Area –to
increase capacity
Water Line and Fire Suppression Upgrades—to
address infrastructure age and flow requirements
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-4-6
.4
5.4 PRIORITIZATION PLAN
Non -Capital Expenditures
• Ongoing Operating Expenses for CRA, including
staff and administration costs '
• Process Improvements — updated bylaws for CRA
Advisory Board
• Land Development Code Updates- based on
recommendations from CRA Plan Update
• Mini Triangle Development — funding for incentives
and other needed support for the development of
the Mini Triangle
• 17 -Are Development—funding for incentives and
other needed support for the development of the
17 -Acre Site. '
• Gateway Property Development — funding for
potential incentive in support of the project at the
apex of Davis Boulevard and Us 41.
• Stormwater Master Plan Update — identify primary,
secondary, and tertiary improvements needed in
the CRA area with a prioritization plan
• Arts and Culture Plan for CRA Area
• Complete Streets Implementation Plan
• Bayview Parking Study — concepts and outreach in
coordination with Parks & Recreation Division
• Community Safety & Cleanup Strategy —strategy to •
address code enforcement issues and community
safety
• Branding Strategy
• Marketing and Communication Strategy—
strategies to communicate outcomes from the
branding effort and connect with the various
communities in the CRA area (including hard -to -
reach groups) with updated tools including the •
website, e -blast templates, marketing materials,
etc.
• Market Study/Economic Profile
• Bayshore Dr Pilot project — for Complete Street
implementation
• Water & Fire Update Strategy — documentation of
what mains and hydrants will be updated and
phasing
Triangle Retention Pond Feasibility Study—finalized
design and engineering for passive park
improvements
Other Non -Capital Operations and Study
Expenditures—may include a study to expand the
CRA boundary, non -capital costs associated with
Community Safety & Clean -Up Plan, non -capital
costs from Neighborhood Focus Initiatives, or other
expenditures that may arise in the future and are
not yet identified.
Grants and Programs
• Residential Grant/Loan Programs —for
structural improvements to single-family
homes
• Commercial Facade Program —for areas
that are not a major focus for commercial
redevelopment but that can be enhanced
with exterior fagade and structural
improvements
• Wall & Fence Funding—for transitional
structures between incompatible uses
Public Art Funding —for public art pieces and events
Economic Development Incentives Program —for
economic development incentives related to
Section 5.3.4 of the Redevelopment Area Plan
Bayshore Bicycle/Pedestrian Feasibility Study
Mobile Home Replacement Fund - for transition of
mobile homes to modular homes or other
appropriate structures
Community Land Trust Housing Construction
Other Affordable/Workforce Housing Investments
5-4-7 Bayshore Gateway Triangle CRA Area Plan—May 2019
Long -Term (After 11 Years)
Capital Projects
• Triangle Retention Pond Improvements -
implementation of passive park improvements at
the pond site with any necessary drainage and
connectivity improvements
• Land Acquisition and Development for Six Pocket
Parks (small neighborhood parks)
• Community Safety/Clean-Up and Neighborhood
Initiatives General Improvements
• Land Acquisition for a Community Land Trust
• Surface Parking Lot in the Mini Triangle area to
support commercial uses
• Development of Multi -Purpose Facility/Structure—
may occur on currently CRA -owned 17 -Acre Site;
potential uses of the facility/structure may include
a CRA office and/or arts/incubator space
• Bicycle and Pedestrian Trail - along Sugden
Regional Park Drainage Ditch to provide north/
south connectivity
• Commercial Parking Garage on Bayshore Dr -
possibly on surface lot included in short-term
capital projects for commercial parking
Bayshore Dr Complete Street – major Complete
Street improvement between US 41 and
Thomasson Dr, including possible lane reduction,
on -street parking, and any additional needed
infrastructure improvements
• Kirkwood Ave Complete Street—Complete Street
improvement potentially similar to Linwood Ave
Phase I with potential Shadowlawn Dr connection
• Commercial Dr Complete Street—Complete Street
improvement potentially similar to Linwood Ave
Phase I
• Linwood Ave Complete Street Phase II—
neighborhood Complete Street improvements
between Wild Pines Ln and Airport -Pulling Rd
• Shadowlawn Dr Complete Street – major roadway
Complete Street improvement between Davis Blvd
PRIORITIZATION PLAN
and US 41, including lighting and any additional
needed infrastructure improvements
• Gateway Intersection Design Improvements –
signage and potential public art opportunities for:
• Thomasson Dr/Dominion Dr
• US 41/Osceola Ave
• General Road Engineering Improvements–to bring
the following roads up to minimum County
standards:
• Woodside Ave
• Holly Ave
• Palmetto Ct
• Sidewalk/Bicycle Infrastructure Program
• Other General Multi -Modal Improvements
• Water Line and Fire Suppression Upgrades—to
address age and flow requirements
• Stormwater Infrastructure Upgrades/
Improvements
• Undergrounding Utilities—along Bayshore Dr
between US 41 and Holly Ave, coordinated with
the Complete Streets project and Bayshore
Beautification MSTU; Linwood Ave; and
Commercial Dr
• Bayshore Dr Complete Street Improvement
between Thomasson Dr and Holly Ave –
neighborhood -level Complete Street, including any
drainage improvements and connections to
potential Naples Bay Greenway Sun Trail
improvements
• Commercial Parking Garage in Mini Triangle Area
possibly on Surface Lot included in Mid -Term
Capital Projects– to address commercial parking
needs
• Pine Street Connection—between Davis Blvd and
Linwood Ave
Bayshore Gateway Triangle CRA Area Plan—May 2019
5-4-8
5.4 PRIORITIZATION PIAN
Non -Capital Expenditures
• Land Development Code Updates
• Bayshore Dr Technical Feasibility Study – for
Complete Street implementation
• Microenterprise and Arts Incubator Study—for
concepts and implementation, which could include
an arts focus and/or arts space
• Other Non -Capital Operations and Study
Expenditures—other expenditures that may arise
in the future and are not yet identified
• Grants and Programs
• Residential Grant/Loan Programs–for
structural improvements to single-family
homes
• Commercial Facade Program –for areas
that are not a major focus for commercial
redevelopment but that can be enhanced
with exterior fagade and structural
improvements
• Wall & Fence Funding –for transitional
structures between incompatible uses
• Public Art Funding –for public art pieces
and events
• Economic Development Incentives
Program –for economic development
incentives related to Section 5.3.4 of the
Redevelopment Area Plan
• Mobile Home Replacement Fund - for
transition of mobile homes to modular
homes or other appropriate structures
• Community Land Trust Housing
Construction
• Other Affordable/Workforce Housing
Investments
5-4-9 Bayshore Gateway Triangle CRA Area Plan—May 2019
PRIORITIZATION PLAN
Tax Increment Financing (TIF)
$33,790,000 $0
Bayshore Beautification MSTU
$20,193,000 TBD
Haldeman Creek MSTU
$1,762,000 TBD
Table 5-4-1: Summary of Projected Revenue Estimates
Note: rounded to thousands
'The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years. The MSTUs do not have a sunset date and will likely
continue past 2030. However, for the purposes of this planning effort, no projections have been made for years after 2030.
Total Short -Term Costs
(1-11 Years):
$34.4 million
Land Use & Urban Public Space, Parks, & Open Space,
Desien. 516S.000. 0% $1,050,000, 3%
>pment,
,000,3%
Non-Capit
$6,735,000
Total Long -Term Costs
(After 11 Years):
$85.1 million
Public Space, Parks,
& Open Space,
Land Use & $3,144,404, 4%
Urban Design, Development,
Figure 5-4-4: Short-term costs by project type Figure 5-4-5: Long-term costs by project type
Bayshore Gateway Triangle CRA Area Plan—May 2019
54 PRIORITIZATION PLAN
Gateway Intersection Design Improvements
Gateway Sign - Davis Blvd/Airport Pulling Rd
$15,000
$15,000
Land Acquisition for Pocket Parks (2 parks)
Gateway Sign - Davis Blvd/ Shadowlawn Dr
$15,000
$15,000
Development of Pocket Parks (2 parks)
Gateway Sign - Davis Blvd/US 41
$15,000
$15,000
Public Space Improvements
Street Sign/Wayfinding Improvements
Wayfinding Sign Improvements $52,500
$52,500
$62,500
Sub -Total $97,500
$97,500
$0
Triangle Retention Pond Improvements
$818,049
$818,049
Land Acquisition for Pocket Parks (2 parks)
$937,500
$937,500
Development of Pocket Parks (2 parks)
$163,178
$163,178
Public Space Improvements
Community Safety/Clean-Up and Neighborhood
Initiatives General Improvements
$87,500
$25,000
$62,500
Sub -Total
$2,006,227
$25,000
$1,981,227
Table 5-4-2: Capital Improvements Project Matrix—North of US 41 (Triangle)
5-4-11
1�
Bayshore Gateway Triangle CRA Area Plan—May 2019
PRIORITIZATION PLAN
Complete Streets - Major
Linwood Ave (Phase 1)
$1,674,075
$1,674,075
Shadowlawn Or - Installation of Streetlights
$412,500
$412,500
Commercial Dr
$1,903,219
$1,903,219
Kirkwood Ave/Kirkwood Ave Connection
$2,177,813
$2,177,813
Pine Street Connection
$2,210,891
$2,210,891
Complete Streets & Trails - Neighborhood
Linwood Ave (Phase 11) $2,224,400 $2,224,400
Parking
Surface Parking Lot - Land Acquisition
$937,500
$937,500
Surface Parking Lot — Mini Triangle Area - excludes
land acquisition cost
$439,113
$439,113
Commercial Parking Garage (possibly on surface lot)
— Triangle - excludes land acquisition cost
$11,898,125
$11,898,125
General Multi -Modal Improvements
General Sidewalk/Bicycle Infrastructure
$2,775,449 $430,622
Improvements
$2,344,827
Other General Multi -Modal Improvements $875,000 $250,000
$625,000
Sub -Total $27,528,083 $2,354,697
$25,173,386
Infrastructure Projects Total Short Term (1-11 Years)
(After 11 Years)'
Other Infrastructure Improvements
Upgrade Sanitary Sewer Lines
$1,000,000
$1,000,000
Stormwater Infrastructure Upgrades/Improvements
$7,218,750
$250,000
$6,968,750
Underground Utility Lines - Linwood Ave
$896,070
$896,070
Underground Utility Lines - Commercial Or
$237,926
$237,926
Water Line and Fire Suppression Upgrades
$4,836,303
$482,801
$4,353,502
Sub -Total
$14,189,049
$1,732,801
$12,456,248
Total North
$44,945,859
$4,709,998
$40,235,861
Overall costs increased by 25% to account for annual increases
Table 5-4-2 (continued): Capital Improvements Project Matrix—North of US 41 (Triangle)
Bayshore Gateway Triangle CRA Area Plan—May 2019
5.4
`5.4
PRIORITIZATION PLAN
Gateway Intersection Design Improvements
Gateway Sign Improvements at US 41 and
Bayshore3
$15,000
$15,000
Gateway - Thomasson Dr/Dominion Dr
$18,750
$18,750
Gateway US 41/Osceola3
$18,750
$18,750
Street Sign/Wayfinding Improvements
Wayfinding Sign Improvements3
$52,500
$52,500
Sub -Total
$105,000
$67,500
$37,500
Space,Public Open Space
�After 11 Years)'
Park Improvements
Land Acquisition for Pocket Parks (2 parks)
$937,500
$937,500
Development of Pocket Parks (2 parks)
$163,178
$163,178
General Parks Development/Improvements
$1,000,000
$1,000,000
Public Space Improvements
Community Safety/Clean-Up and Neighborhood
Initiatives General Improvements
$87,500
$25,000
$62,500
Sub -Total
$2,188,178
$1,025,000
$1,163,178
Land Acquisition for Community Land Trust 1 $1,125,0001 $500,0001 $6
Development of Multi -Purpose Facility/Structure $2,812,500 $2,812,500
Sub -Total $3,937,500 $S00,000 $3,437,500
Table 5-4-3: Capital Improvements South of US 41 (Boyshore)
5-4-13 Bayshore Gateway Triangle CRA Area Plan—May 2019
PRIORITIZATION PLAN
Complete Streets - Major
Bayshore Dr Complete Street — between US 41 and
$3,125,000
$3,125,000
Thomasson2
Thomason Dr and Hamilton Improvements
$500,000
$500,000
Complete Streets & Trails - Neighborhood
Bicycle and pedestrian trail along Sugden drainage
$428, 340
$428, 340
ditch
leepers Dr Complete Street Improvement S2
$491,849
$491,849
Republic Dr Complete Streets improvements
$506,849
$506,849
Danford St Complete Street S2
$689,329
$689,329
Bay St Complete Street Improvement S2
$491,849
$491,849
Bayshore Dr Complete Street - Thomasson Dr/Holly
$2,500,000
$2,500,000
Ave2
Parking
Surface Parking Lot at Bayshore and Coco
$351,290
$351,290
Commercial Parking Garage (possibly on surface lot)
$9,893,500
$9,893,500
— Bayshore Dr
General Road Engineering Standard Improvements
General Road Engineering Improvements — Pine Tree
$346,649
$346,649
Dr'
General Road Engineering Improvements - Andrews
$346,649
$346,649
Dr'
General Road Engineering Improvements - Woodside
$433,312
$433,312
Ave2
General Road Engineering Improvements - Holly
$433,312
$433,312
Ave2
General Road Engineering Improvements - Palmetto
$213,371
$213,371
Ct2
General Multi -Modal Improvements
General Sidewalk/Bicycle Infrastructure
$2,775,449
$430,622
$2,344,827
Improvements2
Other General Multi -Modal Improvements2
$875,000
$250,000
$625,000
Sub -Total
$24,401,748
$4,405,088
$19,996,660
Table 5-4-3 (continued): Capital Improvements South of US 41 (Bayshore)
Bayshore Gateway Triangle CRA Area Plan—May 2019
a• 5-4-14
5.4
PRIORITIZATION PLAN
Other Infrastructure Improvements
Stormwater Infrastructure Upgrades/Improvements2
$5,250,000
$250,000
$5,000,000
Water Line and Fire Suppression Upgrades
$7,221,510
$1,542,894
$5,678,617
Underground Utility Lines - Bayshore Dr
$2,775,000
$2,775,000
Sub -Total
$15,246,510
$1,792,894
$13,453,617
Total South
$45,878,936
$7,790,481
$38,088,455
Overall Capital Costs Total
$90,824,795
$12,500,480
$78,324,316
Non -Capital Costs Total
$28,616,116
$21,881,116
$6,735,000
Total Costs
$119,440,911
$34,381,595
$85,059,316
1 Overall costs increased by 25% to account for annual increases
Z Potentially MSTU-eligible project; requires coordination and approval of Bayshore Beautification MSTU Advisory Board.
Table 5-4-3 (continued): Capital Improvements South of US 41 (Boyshore)
5-4-15 Bayshore Gateway Triangle CRA Area Plan—May 2019
PRIORITIZATION PLAN
Non -Capital Expenditures (Studies, Plans,
Operations and Studies
Project
Process Improvements - updated bylaws for CRA Advisory Board
Other)
Total
$25,000
Short Term
(1,11Years) (After
$25,000
Lo rig -Terni,
:L1
Staff and Operating (salaries, benefits, rent, etc.)'
$16,626,116
$16,626,116
Land Development Code Updates- based on recommendations from CRA Plan
Update
$100,000
$75,000
$25,000
Mini Triangle Development Support
$500,000
$500,000
17 -Acre Development Support
$500,000
$500,000
Gateway Property Support
$100,000
$100,000
Stormwater Master Plan Update
$200,000
$200,000
Arts and Culture Plan for CRA
$75,000
$75,000
Complete Streets Implementation Plan
$50,000
$50,000
Bayview Parking Study - concepts and outreach in coordination with Parks
& Recreation Division
$25,000
$25,000
Community Safety & Cleanup Strategy to address code enforcement issues
and community safety.
$15,000
$15,000
Marketing, Branding and communication strategy - website update, a -blast
templates, marketing materials, etc.
$50,000
$50,000
Market Study/Economic Profile
$50,000
$50,000
Bayshore Drive Technical Feasibility Study
$40,000
$40,000
Bayshore Drive Pilot project
$15,000
$15,000
Water & Fire Update Strategy -document what mains and hydrants will be
updated and phasing
$50,000
$50,000
Triangle Retention Pond Feasibility Study
$25,000
$25,000
Microenterprise and arts incubator Study for concepts and implementation
$20,000
$20,000
Other non -capital operations and study expenditures
5500,000
$250,000
$250,000
Grants and Programs
Project
Residential Grant/Loan Programs - for structural improvements to single -
family homes
Total
$375,000
ShortTerm
$125,000
Long Term
$250,000
Commercial Facade Program
$750,000
$250,000
$500,000
Wall & Fence Funding - for funding transitional structures between
incompatible uses
$375,000
$125,000
$250,000
Public Art - funding for public art pieces and events
$225,000
$75,000
5150,000
Economic Development - funding for economic development incentives
listed in Development Section
$375,000
$125,000
$250,000
Mobile Home Replacement Fund
$1,500,000
$500,000
$1,000,000
Community Land Trust Housing Construction
$4,800,000
$1,800,000
$3,000,000
Other Affordable/Workforce Housing Investments
$1,250,000
$250,000
$1,000,000
Totals
$28,616,116
$21,881,116
$6,735,000
Assumes a 25% cost increase to account inflation and other potential cost increases
z Assumes no staff and operating costs after the end of the TIF collection period in 2030
Table 5-4-4: Non Capital Expenditures
Bayshore Gateway Triangle CRA Area Plan -May 2019
.4
5
PRIORITIZATION PLAN
Total ECapital Costs -North of US 41 (Triangle)
$44,945,859
$4,709,998
$40,235,861
Total Capital Costs - South of US 41(Bayshore)
$45,878,936
$7,790,481
$38,088,455
Total Capital Costs
$90,824,795
$12,500,480
$78,324,316
Total Non -Capital Costs
$28,616,116
$21,881,116
$6,735,000
Total TIF Revenue
$33,790,000
$33,790,000
$0
Difference
-$85,650,911
-$591,595
-$85,059,316
Table 5-4-5: Summary of CRA Project Costs and Projected TIF Revenues
Notes: revenues rounded to thousands
'Overall costs increased by 25% to account for annual increases. The TIF funding will sunset in 2030, so no TIF revenues are shown after
11 years.
Many of the items listed in the Section 5.3 framework and capital and non -capital projects listed in this section
require the CRA to seek approval from and coordinate with other agencies and entities, which may include
planning and process approval and/or coordination and identifying opportunities for shared funding.
Coordination also includes instances in which another agency or entity oversees a project or initiative directly
with the CRA assisting.
As mentioned in Section 5.4.3, the framework and projects identified in this plan are suggestions to be further
vetted prior to approval for implementation. This includes review and approval from relevant County staff and
elected officials. Planning and implementation may also include broader coordination with agencies. Examples
include coordination with the Collier MPO to share local needs that might inform a state roadway improvement,
as well as coordinating with other Collier County agencies on topics such as Land Development Code changes,
park access, community safety, transit and transportation, and stormwater. The CRA also has opportunities to
coordinate with the City of Naples on transportation planning and water main upgrades. This type of
coordination might involve design review for projects led by the CRA and setting up meetings coinciding with
regular planning and project cycles prior to finalized design phases. Key planning cycles for coordination include
the Transportation Improvement Program planning by the MPO and capital improvement planning for Collier
County. When working with agencies to identify shared funding opportunities as a part of these planning and
implementation processes, it is important to recognize existing funding commitments, as well as limitations on
the use of funds. For example, road impact fees in Collier County must be used for capacity expansion, such as
adding a new road or new lanes to an existing road.
Bayshore Gateway Triangle CRA Area Plan—May 2019
PRIORITIZATION PLAN
Aside from government agencies, the CRA may also have opportunities to partner with local entities such as
private firms and non -profits to realize some of its strategies and projects, as well as seek private sponsorships
Examples include potentially partnering with the Naples Accelerator, St. Matthew's House, and/or the United
Arts Council on a business/art incubator idea. There may also be opportunities to partner with companies such
as Slidr for alternative vehicle transportation in the area. Coordination and funding opportunities may also be
identified as part of private development projects.
Lastly, as mentioned at the beginning of this section, the CRA should look for opportunities to coordinate with
the MSTUs operating in the area to implement capital improvements. Table 5-4-6 shows the costs for projects in
the CRA prioritization plan that may qualify for Bayshore Beautification MSTU funds and compares them to the
projected revenues for the MSTU through 2030; note that revenues beyond this timeframe are considered "to
be determined" depending on when the projects are implemented. The comparison shows that the money
available would cover these project costs with a sizable amount of funds remaining for other MSTU projects.
Note that the MSTU Advisory Board would need to approve any process or funding coordination.
Table 5-4-6: Summary of MSTU-Eligible Costs and Projected MSTU Revenues
Note: Projects are considered MSTU-eligible based on those that align with accepted uses of Bayshore Beautification MSTU funds ac-
cording to Ordinance No. 2013-68; revenues rounded to thousands
'Overall costs increased by 25% to account for annual increases
2The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort, no projec-
tions have been made for years after 2030.
77
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-4
r°-18
5.�4PRIORITIZATION PLAN
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5-4-19 Bayshore Gateway Triangle CRA Area Plan—May 2019
5.5
5.5 GENERAL REQUIREMENTS
5.5.1 Overview of Relevant
Statutes
Community redevelopment areas are created on the
basis of a finding of blight or slum conditions, as noted
in Section 163.355 of Florida Statute. Table 5-2-1
provided detailed blight conditions for the Bayshore
Gateway Triangle CRA area, summarizing information
from the 2000 Plan. Table 5-5-1 shows how the
framework in this Redevelopment Area Plan addresses
the main blight factors identified. Related capital and
non -capital projects can also be found in Section 5.4.
In addition, sections 163.360 and 163.362 of Florida
Statutes contain specific requirements for community
redevelopment plans. Tables 5-5-2 and 5-5-3 provide
an overview of the requirements from these statutes
and the location in this Redevelopment Area Plan
where the relevant information can be found to satisfy
these requirements.
5.5.2 Consistency with the
County's Comprehensive Plan
This Redevelopment Area Plan sets forth a vision for
the CRA area centered on fostering more urban -style
development, including multi -modal corridors, mixed
use projects, and building out to allowable densities.
The Collier County Growth Management Plan largely
supports this vision with the Bayshore Gateway
Triangle Redevelopment Overlay provisions and the
Activity Center designation. The Mixed Use overlays
provided in the Land Development Code further
support these efforts. Development and
redevelopment are thus largely intended to be
completed within the provisions of the Growth
Management Plan as they exist now or indicate where
future amendments may be needed in order to carry
out implementation of action items.
5.5.3 Acquisition, Demolition/
Clearance, & Improvement
In the future, the Redevelopment Agency may choose
to pursue a program of property acquisition and/or
consolidation to realize the redevelopment objectives.
These objectives might relate to facilitating private
5-5-1
development and providing identified needed public
uses. If a property is designated for acquisition, the
process must comply with County requirements and/
or State statutes.
The Redevelopment Agency is authorized to demolish,
clear, or move buildings, structures, and other
improvements from any real property acquired in the
redevelopment project area, subject to obtaining
necessary permits.
The CRA may also engage in or assist in site
preparation improvements on properties it already
owns or properties it acquires in the future to
facilitate development. Other improvements include
general infrastructure and streetscape improvements
that indirectly support development. See Section 5.4.3
for those improvements that are planned for the CRA
to fund. All of these improvements are subject to
obtaining necessary permits.
Section 1.5 further outlines the Agency's authorities
that governs this area.
5.5.4 Zoning & Comprehensive
Plan Changes
No Growth Management Plan or Land Development
Code changes were brought through an approval
process as part of this planning effort, and no Land
Development Code or Comprehensive Plan changes
are being adopted with the adoption of this
Redevelopment Area Plan. However, recommended
changes will be brought for initial consistency review
by Collier County staff and the Collier County Planning
Commission following adoption of this plan.
5.5.5 Land Use, Densities, &
Building Requirements
As noted in Section 5.5.4, no Land Development Code
or Comprehensive Plan changes are being adopted
with the adoption of this Redevelopment Area Plan.
Consequently, the Redevelopment Area Plan will
follow the land uses, densities, and building
requirements provided in the Growth Management
Plan and the Land Development Code for the time
being. However, recommended changes will be
brought forth for initial consistency review by Collier
Bayshore Gateway Triangle CRA Area Plan—May 2019
GENERAL REQUIREMENTS
Predominance of Section 5.3.5 addresses street design primarily with Complete Streets initiatives;
defective or inadequate there are additional improvements for addressing bicycle and pedestrian gaps,
street layout commercial parking need, and additional bicycle and pedestrian connections.
Faulty lot layout in Section 5.3.4 focuses on specifically on facilitating private development. As part of
relation to size, these efforts, the CRA can acquire property to merge lots and make them more
adequacy, accessibility, easily developed. Additionally, Section 5.3.2 lays out examples of multi -family
residential that provide examples to achieve higher residential densities where
or usefulness
approved densities are not realized.
Sections 5.3.3 and 5.3.4 contain strategies to address structural upgrades and public
Unsanitary or unsafe realm clean-up and improvements. Sections 5.3.2 and 5.3.4 also address residential
conditions types and approaches to affordability that can address overcrowding. Section 5.3.5
highlights lighting and other transportation safety improvements, particularly for
cyclists and pedestrians.
Deterioration of site or
other improvements Section 5.3.6 focuses on infrastructure improvements, including those for
(drainage and surface stormwater.
water management)
Other problems: Lack of
right-of-way for
Shadowlawn Drive
improvements
Other problems: Lack of
public transportation
Other problems: housing
affordability
Section 5.3.5 includes improvements for Shadowlawn Drive.
Section 5.3.5 includes a coordination strategy for public transit in the CRA area.
Section 5.3.4 includes example strategies to address housing affordability issues.
Table 5-5-1: Sections of Redevelopment Area Plan that address blight conditions
Bayshore Gateway Triangle CRA Area Plan—May 2019
`5.5 GENERAL REQUIREMENTS
Bayshore Gateway Triangle CRA Area Plan—May 2019
Conformity to the Growth Management Plan
Section 5.5.2
Zoning and planning changes
Section 5.5.4
Section 5.3.1, Maps 5-3-5 and 5-
�
3-6, Section 5.5.5; for general
.,
Land uses, maximum densities, and building requirements
considerations to guide these
requirements, see Section 5.3.2
Land acquisition, demolition, clearance and site preparation,
redevelopment, improvements, and rehabilitation proposed to carry out
Sections 5.4.3 and 5.5.3
the Redevelopment Area Plan
Affordable housing provision
Section 5.3.4- Objective 5
....:.:..:
Table 5-5-2: Section 163.36Q F.S. Requirements for Redevelopment Area Plan
Bayshore Gateway Triangle CRA Area Plan—May 2019
Legal description of CRA area boundaries and reason behind establishing
such boundaries
Approximate amount of open space to be provided shown by diagram and
in general terms
Property intended for parks and recreation space shown by diagram and in
general terms
Street layout and property intended for streets shown by diagram and in
GENERAL REQUIREMENTS
Resolution 2000-82, Exhibit A at
end of this document and
Resolution 2000-83
Section 5.3.3 -Table 5-3-1 and
Map 5-3-8
Section 5.3.3 -Map 5-3-8
— Section 5.3.5 -Map 5-3-14
general terms
Section 5.3.1, Maps 5-3-5 and 5 -
Limitations on the type, size, height, number, and proposed use of 3-6, Section 5.5.5; for general
buildings shown by diagram and in general terms considerations to guide these
requirements, see Section 5.3.2
The approximate number of dwelling units shown by diagram and in
Section 5.3.2 -Map 5-3-2
general terms
Replacement housing and relocation Section 5.3.4, Section 6
Property intended for public utilities shown by diagram and in general Section 5.3.6 -Maps 5-3-15 and 5
terms -3-16
Section 5.3.1 -Map 5-3-1 ,
Section 5.4.2; additional details
Property for public improvements of any nature shown by diagram and in in Section 5.3.2 -Map 5-3-7,
general terms Section 5.3.3 -Map 5-3-8, Section
5.3.4 -Map 5-3-10, Section 5.3.5 -
Maps 5-3-12 and 5-3-14, Section
5.3.6 -Maps 5-3-15 and 5-3-16
Neighborhood impact element describing impacts on residents of CRA area
and surrounding areas 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
Publicly funded capital improvements to be undertaken in the CRA area
Section 5.5.6
Section 5.4.2
�r
Safeguards, controls, restrictions/covenants
Section 5.5.7
Replacement housing for relocation of displaced persons from housing
Section 6
facilities
Section 5.3.2, Section 5.3.4 -
Residential use element
Objective 5
tR.
Projected costs of redevelopment
Section 5.4.3,'
Redevelopment Area Plan duration and time certain for redevelopment
Section 1.6
financed by increment revenues
Table 5-5-3: 5ection163.362, F.S. Requirements for Redevelopment Area Plan
Bayshore Gateway Triangle CRA Area Plan—May 2019
.M
r 5-5-4
I"
5-5-5
GENERAL REQUIREMENTS
County staff and the Collier County Planning
Commission.
5.5.6 Neighborhood Impact
The Redevelopment Area Plan focuses on improving
structural quality of buildings, compatibility of uses,
and urban design, as well as promoting more urban -
style development and multi -modal transportation. As
of right now, there is housing available at lower income
levels, yet this may be due to lower structural quality
based on findings from the background analysis for the
Redevelopment Area Plan. As improvements are made
in the area, there is a potential risk of property values
rising to make housing substantially less affordable.
Consequently, protective measures are being
considered to maintain the affordability of these units
while improving their quality (see Section 5.3.4,
Objective 5). Temporary relocation of residents in
lower quality units may be required to make building
improvements.
An additional consideration for lower income
households with improvements to the CRA area is the
availability of community facilities and services. These
uses may also risk displacement if property values
increase rapidly or dramatically. This Redevelopment
Area Plan includes provisions to support community -
oriented uses that include these facilities and services
so that they can remain a part of the community (see
Section 5.3.4, Objective 3, Strategy 2).
With more urban -style development and multi -modal
improvements, traffic circulation may change. There
may be increased congestion on roadways and at major
state road intersections in making them safer for non -
automobile modes and pursuing catalyst development
opportunities. Any development would need to go
through the existing Collier County process to assess
and mitigate for Level of Service changes on roadways.
Ensuring low-cost transportation alternatives may also
support affordable mobility for lower income
households and community members.
Regarding impacts on other facilities, such as schools,
any new development would need to go through the
existing Collier County process to assess and mitigate
for Level of Service changes.
Regarding environmental quality, water quality is a key
consideration for stormwater management
improvements. Water quality impacts can be evaluated
through existing Collier County processes. Additionally,
this Redevelopment Area Plan encourages green
infrastructure techniques that may help provide certain
levels of localized water treatment and ground
infiltration prior to arriving at major collector sites.
5.5.7 Safeguards, Controls,
Restrictions, & Assurances
Redevelopment activities identified in this
Redevelopment Area Plan will not be initiated until
they are found to be consistent with the Collier County
Growth Management Plan and applicable land
development regulations. The Community
Redevelopment Agency, working collaboratively with
County agencies, may propose amendments to the
Growth Management Plan and the Land Use
Development Code, including design criteria, building
heights, land coverage, setback requirements, special
exceptions, traffic circulation, traffic access, and other
development and design controls necessary for proper
development of public and private projects.
To leverage the increment revenues, Collier County
may consider non -ad valorem assessments. For
example, during the Redevelopment Area Plan update
process, the County was working on a stormwater
utility fee that, if adopted, would apply to the CRA area.
The imposition of special assessments for capital
improvements and essential services is covered by well
settled case law and specific statutory provisions
authorizing collection of non -ad valorem assessments
on the same bill as ad valorem taxes. Such provisions
require extraordinary notice to all affected property
owners.
Issues concerning restrictions on any property acquired
for community redevelopment purposes and then
returned to use by the private sector will be addressed
Bayshore Gateway Triangle CRA Area Plan—May 2019
GENERAL REQUIREMENTS 5.5
on a case-by-case basis to ensure all activities
necessary to perpetuate the redevelopment initiative
are advanced in a manner consistent with this
Redevelopment Area Plan and any amendment to it.
Such restrictions or controls would be expected in the
form of covenants on any land sold or leased for
private use as provided for in the Community
Redevelopment Act, Section 163.380, F.S.
To assure that redevelopment will take place in
conformance with the projects, objectives and
strategies expressed in this Redevelopment Area Plan,
the Redevelopment Agency will utilize the regulatory
mechanisms used by the County to permit
development and redevelopment within its
jurisdiction. These mechanisms include but are not
limited to the Growth Management Plan; the Land
Development Code; adopted design guidelines;
performance standards; and County-authorized
development review, permitting, and approval
processes and any other adopted codes, standards,
and policies.
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-5-6
GENERAL REQUIREMENTS
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5-5-7 Bayshore Gateway Triangle CRA Area Plan—May 2019
PM900--i
5.6
0000 5-6-1
TAX INCREMENT & MSTU ESTIMATES
5.6.1 Tax Increment Financing
The Redevelopment Area is dependent upon the use
of increment revenue financing for funding. Using this
method, the County froze all taxable values within the
Redevelopment Area at the 2000 rate to establish a
base collection amount. Millages are applied through
the General Fund (001) and the Unincorporated Area
General Fund (111). The future taxes collected
(associated with tax base and property value
increases) are placed into a separate account and
designated for specific uses. The funds can be
dedicated to transportation or general improvements,
or placed in the general fund with the base ad valorem
revenues.
The analysis is based on the historical tax roll data
obtained from the Florida Department of Revenue
(FDOR) and population projections for Collier County
obtained from the Bureau of Economic and Business
Research (BEBR). Specific increases in the tax base are
shown in terms of expected development and its
value. This expected development is based exclusively
on past patterns of activity adjusted for anticipated
community redevelopment activities within the
Redevelopment Area. These programmatic
assumptions offer a baseline for comparison with
future potential development.
For this analysis, the Bayshore CRA's current millage
rates have been used, and were held constant over
the planning horizon.
As for the structure of the revenues which may
accrue, only the taxable value(s) net of the base year
taxable value is considered in calculating current or
future increment revenues.
The general procedures used to calculate available
revenues are shown in the following calculations:
• Assessed values, including new construction —
Exemptions or exclusions = Current taxable values
• Current taxable values — Established base year
taxable values = Net valuations subject to
applicable jurisdictional millages.
• Net valuations x by applicable millages =
increment revenues. Pursuant to the Community
Redevelopment Act, Section 163.387, F.S., the
maximum revenue available to the
Redevelopment Trust Fund will be 95 percent of
the calculated increment revenues.
Note that the first five years of projected values are
obtained from Florida's Office of Economic &
Demographic Research (EDR) Revenue Estimating
Conference. The conference produces detailed
projections of the "County Taxable Value" for each
county in Florida. The values projected by EDR were
used for each CRA tax increment scenario with the
low, medium, high growth scenarios starting in 2025.
For projection purposes past 2025, three different
scenarios were developed that reflect different future
growth rates for taxable values in the Redevelopment
Area. Additional details for each scenario are
presented below and in Tables 5-6-1 through 5-6-3.
Scenario #1
Ad valorem revenues associated with the increment
revenue financing for the Redevelopment Area were
estimated using the projected growth of the taxable
values for residential and non-residential
developments. The average taxable values were
indexed annually based on the positive correlation
between population growth and taxable value
increases discussed previously, along with the
historical growth trends of taxable values in the
Redevelopment Area, by land use. Based on these
projections, if the current millage is held constant
(3.5645 mils for fund 001 and 0.8069 mils for fund
111), the ad valorem taxes used for the
Redevelopment Area fund are estimated to generate
approximately $33.8 million between through 2030.
Additional growth scenarios are presented in this
report that reflects more aggressive growth rates in
taxable values and potential revenues. Although more
aggressive than the growth rates in Scenario #1, these
scenarios still present revenue projections that can
reasonably be obtained. Since 1976, the taxable value
for residential property in Collier County has averaged
a 10 percent annual increase, and commercial
property has averaged a 9 percent annual increase.
Within the CRA, taxable values (all property) have
averaged a 5 percent annual increase.
Bayshore Gateway Triangle CRA Area Plan—May 2019
Scenario #2
Scenario #2 reflects increased growth rates that are
consistent with the historical growth rates in taxable
values for the entire CRA area. This scenario estimates
slightly higher taxable value growth than Scenario #1,
with a projected average annual taxable value growth
rate of 5.6 percent (as opposed to Scenario #1 at 5.2
percent). As CRA properties are redeveloped, it is
reasonable to assume that taxable values will increase
at or above historical growth rates. Using these higher
annual growth rates, the Scenario #2 increment
revenue financing option would generate
approximately $34.3 million through 2030.
Scenario #3
Additionally, an optimistic growth rate scenario was
developed. Scenario #3 has increased growth rates that
are more than Scenarios #1 and #2, bringing the
average growth rate for all land uses more in line with
the recent growth rates of the entire county seen over
the last few years. This scenario projects the growth in
taxable values for all property to average
approximately 6.0 percent, annually. Using these rates,
the increment revenue financing option generated
approximately $35.1 million through 2030.
For each of the following scenarios, the following
apply:
Projected total taxable value of all properties
within Redevelopment Area. Projected growth
rates by land use are consistent with historical
growth rates observed between 2000 and 2018
within Redevelopment Area. All figures rounded to
nearest thousand.
Difference between total taxable value (Item 1) for
each year and base year (2000).
• For projection purposes, millage rates are assumed
to remain the same through 2030.
• Increment revenue by year (Item 2), divided by
1,000, multiplied by total millage rate, and reduced
by 5 percent for budgeting purposes.
TAX INCREMENT & MSTU ESTIMATES
5.6.2 Municipal Service Taxing
Units (MSTUs)
There are two MSTUs that overlap with the CRA area —
the Bayshore Beautification MSTU and the Haldeman
Creek MSTU. The Bayshore Beautification MSTU was
created to provide certain streetscape and right-of-way
improvements in the CRA area generally south of US
41. The Haldeman Creek MSTU was created for
maintenance dredging and navigational marker
maintenance. Projected revenues for these two MSTUs
use a similar approach as described for the TIF
calculations above. Note that revenues stem directly
from millages (as opposed to an increment difference
with a base year as in the case of the TIF revenues).
Additionally, the MSTU growth percentages are based
on projected growth for the land use mix in the area,
resulting in different average annual taxable value
growth rate percentages than those in the TIF
scenarios. The percentages used are:
Bayshore:
Low: 3.98%
• Medium: 4.18%
• High: 4.52%
Haldeman Creek:
• Low: 4.01%
• Medium: 4.21%
• High: 4.55%
See Tables 5-6-4 through 5-6-6 for Bayshore
Beautification MSTU projected revenues and 5-6-7
through 5-6-9 for Haldeman Creek MSTU projected
revenues. Note that the project planning in Section 5.4
showed revenues only through 2030 since this period
had a given timeframe; the tables in this section show
projected revenues out to 2048 to give a sense of
future revenues, although any long-term post -2030
funding opportunities would need to be determined
based on actual project implementation timing.
Bayshore Gateway Triangle CRA Area Plan—May 2019
5.6
TAX INCREMENT & MSTU ESTIMATES
2018
$701,076,000
$412,995,000
1 1
+
+ f f
2019
$742,976,000
$454,895,000
3.5645
0.8069
$1,399,000
$317,000
$1,716,000
2020
$788,668,000
$500,587,000
3.5645
0.8069
$1,540,000
$349,000
$1,889,000
2021
$835,148,000
$547,067,000
3.56451
0.8069
$1,695,000
$384,000
$2,079,000
2022
$887,089,000
$599,008,000
3.5645
0.8069
$1,853,000
$419,000
$2,272,000
2023
$940,889,000
$652,808,000
3.5645
0.8069
$2,028,000
$459,000
$2,487,000
2024
$996,947,000
$708,866,000
3.5645
0.8069
$2,211,000
$500,000
$2,711,000
2025
$1,047,610,000
$759,529,000
3.5645
0.8069
$2,400,000
$543,000
$2,943,000
2026
$1,093,898,000
$805,817,000
3.5645
0.8069
$2,572,000
$582,000
$3,154,000
2027
$1,139,554,000
$851,473,000
3.5645
0.8069
$2,729,000
$618,000
$3,347,000
2028
$1,186,165,000
$898,084,000
3.5645
0.8069
$2,883,000
$653,000
$3,536,000
2029
$1,233,732,0001
$945,651,000
3.56451
0.8069
$3,041,000
$688,000
$3,729,000
2030
3.56451
0.8069
$3,202,000
$725,000
$3,927,000
Total
$27,553,000
$6,237,000
$33,790,000'
Table S-6-1: Scenario #1 Projected TIF Revenues
Notes:
1. Source: Scenario #1 projected taxable values for the Bayshore CRA. Average annual growth at 5.2%. Note that the first five years of projected values
are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http.//edr.stote.fl.us/Content/
conferences/advalorem/index.cfm; rounded to thousands
2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106; rounded to thousands
3. For each fund, the tax increment for the previous year multiplied by the milloge, divided by 1,000 and reduced by 55.. Note that the revenues for each
year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the tax increment change from
2017 to 2018); rounded to thousands
c�
5-6-3 Bayshore Gateway Triangle CRA Area Plan—May 2019
TAX INCREMENT & MSTU ESTIMATES 5.6
Year
2018
Taxable
$701,076,000
$412,995,000
Fund 001
-
Fund ill,,
-
fund 001
13)
Fund Ill
Total
2019
$742,976,000
$454,895,000
3.5645
0.8069
$1,399,000
$317,000
$1,716,000
2020
$788,668,000
$500,587,000
3.5645
0.8069
$1,540,000
$349,000
$1,889,000
2021
$835,148,000
$547,067,000
3.5645
0.8069
$1,695,000
$384,000
$2,079,000
2022
$887,089,000
$599,008,000
3.5645
0.8069
$1,853,000
$419,000
$2,272,000
2023
$940,889,000
$652,808,000
3.5645
0.8069
$2,028,000
$459,000
$2,487,000
2024
$996,947,000
$708,866,000
3.5645
0.8069
$2,211,000
$500,000
$2,711,000
2025
$1,049,405,000
$761,324,000
3.5645
0.8069
$2,400,000
$543,000
$2,943,000
2026
$1,104,810,000
$816,729,000
3.5645
0.8069
$2,578,000
$584,000
$3,162,000
2027
$1,162,466,000
$874,385,000
3.5645
0.8069
$2,766,000
$626,000
$3,392,000
2028 1
$1,221,578,0001
$933,497,000
3.5645
0.8069
$2,961,000
$670,000
$3,631,000
2029 1
$1,282,147,0001
$994,066,000
3.5645
0.8069
$3,161,000
$716,000
$3,877,000
2030
3.5645
0.80691
$3,366,000
$762,000
$4,128,000
Total
1
$27,958,000
$6,329,000
$34,287,000'
Table 5-6-2: Scenario N2 Projected TIF Revenues
Notes:
1. Source: Scenario #2 projected taxable values for the Bayshore CRA. Average annual growth at 5.6%. Note that the first five years of projected values
are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference, http://edr,state.fl.us/Content/
conferences/advalorem/index.cfm; rounded to thousands
2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106; rounded to thousands
3. For each fund, the tax increment for the previous year multiplied by the milloge, divided by 1,000 and reduced by 5%. Note that the revenues for each
year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the tax increment change from
2017 to 2018); rounded to thousands
Bayshore Gateway Triangle CRA Area Plan—May 2019/000
5-6-4
�m
�5.6 TAX INCREMENT & MSTU ESTIMATES
2018
$701,076,000
$412,995,000
-
2019
$742,976,000
$454,895,000
3.5645
0.8069
$1,399,000
$317,000
$1,716,000
2020
$788,668,000
$500,587,000
3.5645
0.8069
$1,540,000
$349,000
$1,889,000
2021
$835,148,000
$547,067,000
3.5645
0.8069
$1,695,000
$384,000
$2,079,000
2022
$887,089,000
$599,008,000
3.5645
0.8069
$1,853,000
$419,000
$2,272,000
2023
$940,889,000
$652,808,000
3.5645
0.8069
$2,028,000
$459,000
$2,487,000
2024
$996,947,000
$708,866,000
3.5645
0.8069
$2,211,000
$500,000
$2,711,000
2025
$1,075,710,000
$787,629,000
3.5645
0.8069
$2,400,000
$543,000
$2,943,000
2026
$1,138,185,000
$850,104,000
3.5645
0.8069
$2,667,000
$604,000
$3,271,000
2027
$1,202,734,000
$914,653,000
3.5645
0.8069
$2,879,000
$652,000
$3,531,000
2028
$1,269,358,000
$981,277,000
3.5645
0.8069
$3,097,000
$701,000
$3,798,000
2029
$1,338,058,000
$1,049,977,000
3.5645
0.8069
$3,323,000
$752,000
$4,075,000
2030
3.5645
0.8069
$3,556,000
$805,000
$4,361,000
Total
1
$28,648,0001
$6,485,000
$35,133,000
12
Table 5-6-3: Scenario J13 Projected TIF Revenues
Notes:
1. Source: Scenario #3 projected taxable values for the Bayshore CRA. Average annual growth at 6.0%. Note that the first five years of projected values
are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http.//edr.state.fl.us/Content/
conferences/advolorem/index.cfm; rounded to thousands
2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106; rounded to thousands
3. For each fund, the tax increment for the previous year multiplied by the milloge, divided by 1,000 and reduced by S%. Note that the revenues for each
1
year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the tax increment change from
2017 to 2018); rounded to thousands
S-6-5
Bayshore Gateway Triangle CRA Area Plan—May 2019
TAX INCREMENT & MSTU ESTIMATES
Tax Year (FY)
MSTU Valuation
Budgeting.
Adjustment
-
Millage
-
-.
Revenue
-
2018
$556,396,000
2019
$591,115,000
95%
2.3604
$1,248,000
2020
$625,527,000
95%
2.3604
$1,326,000
2021
$660,035,000
95%
2.3604
$1,403,000
2022
$694,831,000
95%
2.3604
$1,480,000
2023
$730,024,000
95%
2.3604
$1,558,000
2024
$765,675,000
95%
2.3604
$1,637,000
2025
$801,820,000
95%
2.3604
$1,717,000
2026
$838,479,000
95%
2.3604
$1,798,000
2027
$875,663,000
95%
2.3604
$1,880,000
2028
$913,376,000
95%
2.3604
$1,964,000
2029
$951,615,000
95%
2.3604
$2,048,000
2030
$990,376,000
95%
2.3604
$2,134,000
2031
$1,029,652,000
95%
2.3604
$2,221,000
2032
$1,069,435,000
95%
2.3604
$2,309,000
2033
$1,109,713,000
95%
2.3604
$2,398,000
2034
$1,150,478,000
95%
2.3604
$2,488,000
2035
$1,191,719,000
95%
2.3604
$2,580,000
2036
$1,233,426,000
95%
2.3604
$2,672,000
2037
$1,275,588,000
95%
2.3604
$2,766,000
2038
$1,318,197,000
95%
2.3604
$2,860,000
2039
$1,361,244,000
95%
2.3604
$2,956,000
2040
$1,404,721,000
95%
2.3604
$3,052,000
2041
$1,448,622,000
95%
2.3604
$3,150,000
2042
$1,492,942,000
95%
2.3604
$3,248,000
2043
$1,537,676,000
95%
2.3604
$3,348,000
2044
$1,582,821,000
95%
2.3604
$3,448,000
2045
$1,628,376,000
95%
2.3604
$3,549,000
2046
$1,674,341,000
95%
2.3604
$3,651,000
2047
$1,720,719,000
95%
2.3604
$3,755,000
2048
-
95%
2.3604
$3,859,000
Total
-
FY 2018-49:
$74,503,000
Table 5-6-4: Bayshore Beautification MSTU Scenario #1 Projected Revenues
Notes: there is a 5% statutory reduction requirement for counties when projecting for budget; projected revenue collected the year following the
year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands
Bayshore Gateway Triangle CRA Area Plan -May 2019
5-6-6
5.6
5.6 TAX INCREMENT & MSTU ESTIMATES
Year (FY)
IVISTU
ValuationTax
Budgeting•
-
-
- -•
-
2018
$564,586,000
2019
$606,550,000
95%
2.3604
$1,266,000
2020
$647,829,000
95%
2.3604
$1,360,000
2021
$688,974,000
95%
2.3604
$1,453,000
2022
$730,243,000
95%
2.3604
$1,545,000
2023
$771,769,000
95%
2.3604
$1,637,000
2024
$813,623,000
95%
2.3604
$1,731,000
2025
$855,838,000
95%
2.3604
$1,824,000
2026
$898,424,000
95%
2.3604
$1,919,000
2027
$941,378,000
95%
2.3604
$2,015,000
2028
$984,686,000
95%
2.3604
$2,111,000
2029
$1,028,329,000
95%
2.3604
$2,208,000
2030
$1,072,280,000
95%
2.3604
$2,306,000
2031
$1,116,512,000
95%
2.3604
$2,404,000
2032
$1,160,995,000
95%
2.3604
$2,504,000
2033
$1,205,697,000
95%
2.3604
$2,603,000
2034
$1,250,586,000
95%
2.3604
$2,704,000
2035
$1,295,630,000
95%
2.3604
$2,804,000
2036
$1,340,798,000
95%
2.3604
$2,905,000
2037
$1,386,060,000
95%
2.3604
$3,007,000
2038
$1,431,386,000
95%
2.3604
$3,108,000
2039
$1,476,747,000
95%
2.3604
$3,210,000
2040
$1,522,118,000
95%
2.3604
$3,311,000
2041
$1,567,474,000
95%
2.3604
$3,413,000
2042
$1,612,792,000
95%
2.3604
$3,515,000
2043
$1,658,052,000
95%
2.3604
$3,616,000
2044
$1,703,235,000
95%
2.3604
$3,718,000
2045
$1,748,324,000
95%
2.3604
$3,819,000
2046
$1,793,307,000
95%
2.3604
$3,920,000
2047
$1,838,170,000
95%
2.3604
$41021,000
2048
-
95%
2.3604
$4,122,000
Total
-
FY 2018-49:
$80,079,000
Table 5-6-5: Bayshore Beautificot on MSTU Scenario N2 Projected Revenues
Notes: there is a 5% statutory reduction requirement for counties when projecting for budget,projected revenue collected the year following the
year on which the valuation is based (e.g., millage applied to 2047 valuation collected in 2048), rounded to thousands
5-6-7 Bayshore Gateway Triangle CRA Area Plan -May 2019
TAX INCREMENT & MSTU ESTIMATES
Year (FY)
MSTU
ValuationTax
Budgeting.
Adjustment
-
-.
Revenue
2018
$570,658,000
-
-
2019
$618,846,000
95%
2.3604
$1,280,000
2020
$666,424,000
95%
2.3604
$1,388,000
2021
$714,014,000
95%
2.3604
$1,494,000
2022
$761,899,000
95%
2.3604
$1,601,000
2023
$810,218,000
95%
2.3604
$1,708,000
2024
$859,037,000
95%
2.3604
$1,817,000
2025
$908,378,000
95%
2.3604
$1,926,000
2026
$958,236,000
95%
2.3604
$2,037,000
2027
$1,008,590,000
95%
2.3604
$2,149,000
2028
$1,059,406,000
95%
2.3604
$2,262,000
2029
$1,110,643,000
95%
2.3604
$2,376,000
2030
$1,162,251,000
95%
2.3604
$2,490,000
2031
$1,214,180,000
95%
2.3604
$2,606,000
2032
$1,266,376,000
95%
2.3604
$2,723,000
2033
$1,318,783,000
95%
2.3604
$2,840,000
2034
$1,371,346,000
95%
2.3604
$2,957,000
2035
$1,424,009,000
95%
2.3604
$3,075,000
2036
$1,476,717,000
95%
2.3604
$3,193,000
2037
$1,529,417,000
95%
2.3604
$3,311,000
2038
$1,582,058,000
95%
2.3604
$3,430,000
2039
$1,634,591,000
95%
2.3604
$3,548,000
2040
$1,686,969,000
95%
2.3604
$3,665,000
2041
$1,739,148,000
95%
2.3604
$3,783,000
2042
$1,791,089,000
95%
2.3604
$3,900,000
2043
$1,842,753,000
95%
2.3604
$4,016,000
2044
$1,894,108,000
95%
2.3604
$4,132,000
2045
$1,945,121,000
95%
2.3604
$4,247,000
2046
$1,995,767,000
95%
2.3604
$4,362,000
2047
$2,046,022,000
95%
2.3604
$4,475,000
2048
-
95%
2.3604
$4,588,000
Total
FY 2018-49:
$87,379,000
Table 5-6-6: Bayshore Beautification MSTU Scenario #3 Projected Revenues
Notes: there is a 5% statutory reduction requirement for counties when projecting for budget; projected revenue collected the year following the
year on which the valuation is based (e.g., millage applied to 2047 valuation collected in 2048); rounded to thousands
Bayshore Gateway Triangle CRA Area Plan -May 2019 5-6-8
5.6
W
5-6-9
TAX INCREMENT & MSTU ESTIMATES
2019
$121,368,000
95%
1.0000
$108,000
2020
$128,527,000
95%
1.0000
$115,000
2021
$135,705,000
95%
1.0000
$122,000
2022
$142,943,000
95%
1.0000
$129,000
2023
$150,263,000
95%
1.0000
$136,000
2024
$157,677,000
95%
1.0000
$143,000
2025
$165,193,000
95%
1.0000
$150,000
2026
$172,815,000
95%
1.0000
$157,000
2027
$180,545,000
95%
1.0000
$164,000
2028
$188,384,000
95%
1.0000
$172,000
2029
$196,330,000
95%
1.0000
$179,000
2030
$204,383,000
95%
1.0000
$187,000
2031
$212,541,000
95%
1.0000
$194,000
2032
$220,801,000
95%
1.0000
$202,000
2033
$229,163,000
95%
1.0000
$210,000
2034
$237,623,000
95%
1.0000
$218,000
2035
$246,178,000
95%
1.0000
$226,000
2036
$254,828,000
95%
1.0000
$234,000
2037
$263,569,000
95%
1.0000
$242,000
2038
$272,399,000
95%
1.0000
$250,000
2039
$281,317,000
95%
1.0000
$259,000
2040
$290,320,000
95%
1.0000
$267,000
2041
$299,407,000
95%
1.0000
$276,000
2042
$308,577,000
95%
1.0000
$284,000
2043
$317,829,000
95%
1.0000
$293,000
2044
$327,161,000
95%
1.0000
$302,000
2045
$336,574,000
95%
1.0000
$311,000
2046
$346,067,000
95%
1.0000
$320,000
2047
$355,641,000
95%
1.0000
$329,000
2048
-
95%
1.0000
$338,000
Total
-
FY 2018-49:
$6,517,000
Table 5-6-7: Haldeman Creek MSTU Scenario #1 Projected Revenues
Notes: there is a 5% statutory reduction requirement for counties when projecting for budget, projected revenue collected the year following the
year on which the valuation is based (e.g., millage applied to 2047 valuation collected in 2048); rounded to thousands
Bayshore Gateway Triangle CRA Area Plan—May 2019
TAX INCREMENT & MSTU ESTIMATES
Tax Year (FY)
IVISTU Valuation
Budgeting
Adjustment
-
Millage
-
Projected
Revenue
-
2018
$115,836,000
2019
$124,558,000
95%
1.0000
$110,000
2020
$133,140,000
95%
1.0000
$118,000
2021
$141,695,000
95%
1.0000
$126,000
2022
$150,278,000
95%
1.0000
$135,000
2023
$158,915,000
95%
1.0000
$143,000
2024
$167,620,000
95%
1.0000
$151,000
2025
$176,401,000
95%
1.0000
$159,000
2026
$185,259,000
95%
1.0000
$168,000
2027
$194,193,000
95%
1.0000
$176,000
2028
$203,200,000
95%
1.0000
$184,000
2029
$212,276,000
95%
1.0000
$193,000
2030
$221,414,000
95%
1.0000
$202,000
2031
$230,610,000
95%
1.0000
$210,000
2032
$239,856,000
95%
1.0000
$219,000
2033
$249,146,000
95%
1.0000
$228,000
2034
$258,472,000
95%
1.0000
$237,000
2035
$267,828,000
95%
1.0000
$246,000
2036
$277,207,000
95%
1.0000
$254,000
2037
$286,603,000
95%
1.0000
$263,000
2038
$296,008,000
95%
1.0000
$272,000
2039
$305,418,000
95%
1.0000
$281,000
2040
$314,825,000
95%
1.0000
$290,000
2041
$324,226,000
95%
1.0000
$299,000
2042
$333,615,000
95%
1.0000
$308,000
2043
$342,987,000
95%
1.0000
$317,000
2044
$352,339,000
95%
1.0000
$326,000
2045
$361,667,000
95%
1.0000
$335,000
2046
$370,967,000
95%
1.0000
$344,000
2047
$380,238,000
95%
1.0000
$352,000
2048
-
95%
1.0000
$361,000
Total
FY 2018-49:
$7,007,000
Table 5-6-8: Haldeman Creek MSTU Scenario #2 Projected Revenues
Notes: there is a 5% statutory reduction requirement for counties when projecting for budget, projected revenue collected the year following the
year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands
Bayshore Gateway Triangle CRA Area Plan -May 2019 5-6-10
5.6
5.6 TAX INCREMENT & MSTU ESTIMATES
Year (FY)
MSTU Valuation
Budgeting.
AdjustmentTax
-
Millage
-.
2018
$117,093,000
-
-
2019
$127,106,000
95%
1.0000
$111,000
2020
$136,995,000
95%
1.0000
$121,000
2021
$146,888,000
95%
1.0000
$130,000
2022
$156,844,000
95%
1.0000
$140,000
2023
$166,892,000
95%
1.0000
$149,000
2024
$177,044,000
95%
1.0000
$159,000
2025
$187,305,000
95%
1.0000
$168,000
2026
$197,673,000
95%
1.0000
$178,000
2027
$208,144,000
95%
1.0000
$188,000
2028
$218,710,000
95%
1.0000
$198,000
2029
$229,362,000
95%
1.0000
$208,000
2030
$240,089,000
95%
1.0000
$218,000
2031
$250,880,000
95%
1.0000
$228,000
2032
$261,724,000
95%
1.0000
$238,000
2033
$272,609,000
95%
1.0000
$249,000
2034
$283,523,000
95%
1.0000
$259,000
2035
$294,454,000
95%
1.0000
$269,000
2036
$305,390,000
95%
1.0000
$280,000
2037
$316,321,000
95%
1.0000
$290,000
2038
$327,234,000
95%
1.0000
$301,000
2039
$338,119,000
95%
1.0000
$311,000
2040
$348,967,000
95%
1.0000
$321,000
2041
$359,769,000
95%
1.0000
$332,000
2042
$370,514,000
95%
1.0000
$342,000
2043
$381,197,000
95%
1.0000
$352,000
2044
$391,809,000
95%
1.0000
$362,000
2045
$402,344,000
95%
1.0000
$372,000
2046
$412,795,000
95%
1.0000
$382,000
2047
$423,159,000
95%
1.0000
$392,000
2048
-
95%
1.0000
$402,000
Total
-
FY 2018-49:
$7,650,000
Table 5-6-9: Haldeman Creek MSTU Scenario #3 Projected Revenues
Notes: there is a S% statutory reduction requirement for counties when projecting for budget, projected revenue collected the year following the
year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands
-May 2019
5-6-11 Bayshore Gateway Triangle CRA Area Plan
TAX INCREMENT & MSTU ESTIMATES
5.6.3 Underlying Assumptions
The following charts show underlying population and tax value trends that inform and contextualize the revenue
projections calculations presented in this section. Figure 5-6-1 shows that the rate of population growth for
Collier County has decreased sizably since 2002/2003, with a more gradual decrease projected out from
2017/2018 through 2030.
In terms of historic tax value growth rates since 2000, Figure 5-6-2 shows that there was an increase during the
lead up to the recession, followed by a drop during the recession itself. In recent years, the rate has gradually
risen.
Given the sizable changes during the lead -up to the recession and the recession itself, the model used to
generate TIF projections was matched to longer historical trends in County taxable values, from the 1970s
through 2003/2004 historical taxable value for Collier County. Figure 5-6-3 shows the historical trend used for
guidance in blue; this trend is continued for comparison to projection calculations (in this case, for the low
revenue projections, shown by the grey line through 2030). The orange line indicates historic data that was
excluded from the historic trend basis since it was considered an anomaly.
4.50%
4.00%
3.50%
3.00%
2.50%
2.00%
1.50%
1.00%
0.50%
0.00
Figure
Source
Annual Population Growth Rate (2000-2030)
5.6
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-6-12
56 TAX INCREMENT & MSTU ESTIMATES
50.0*/S
40.0%
30.0
/ 1
20.0'6
10- 01YO
2000 2001 2002 2003 2004 2005 2006 2007 8 200' 2010 2 2 2013 2014 2015 2016 2017
10.0%
20.0`16
30.0%
-County 7aWal % CRA Tax Val %
Figure 5-6-2: Trends in Tax Value Growth Rates (2000-2017)
Source: Florida Property Valuations and Tax Databook & EDR Ad Valorem Revenue Estimating Conference
$180,000,000,000
$160,000,000,000
$140,000,000,000
$120,000,000,000
$100,000,000,000
$80,000,000,000
$60,000,000,000
$40,000,000,000
$20,000,000,000
$0
1976197819801982198419861988199019921994199619982000200220042006200820102012201420162018202020222024202620282030
Figure 5-6-3: Historic and Projected TIF Revenue Trend Comparison for Low Revenue Projection
Source: Florida Property Valuations and Tax Databook & EDR Ad Valorem Revenue Estimating Conference
Bayshore Gateway Triangle CRA Area Plan—May 2019
TAX INCREMENT & MSTU ESTIMATES
With the recovery from the recession of 2008, the CRA
area is poised for revitalization via investment,
development, and redevelopment. With this update,
the CRA will be able to continue the general mission of
redevelopment that it set out when the Bayshore
Gateway Triangle redevelopment area was first created
in 2000.
The CRA can move forward with the more detailed
planning and evaluation for the suggested
implementation items of this Redevelopment Area Plan
with the guidance of the overall vision, allowing for
change and also protecting and enhancing what
defines the area and makes it unique.
6,
Bayshore Gateway Triangle CRA Area Plan—May 2019 5-6-14
Creativity in Bloom
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
Designated Target 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
Owner/Occupant: 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.
Purchaser/Occupant: 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 Housing 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.
Owner/occupants who elect to purchase a replacement dwelling are eligible for a maxim m 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.
Owner/occupants 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 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
when authorized, shall be fully documented and approved by the
Temporary Displacement Benefits,
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:
1. 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.OQ total allowance if a self -move.
c)' A $100.00 total allowance if displacement does not involve household furnishings.
2. 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.
3. 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 OpporturiitV
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.
Housing 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. Record keeping
standards shall follow the HUD Relocation Handbook as guidance.
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 1376.4, 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
r 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) Thefactual 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
APPENDIX A
12 C 1
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 the areas Identified, described and
depicted on Exhibit "A" attached hereto and made a part of this resolution (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:
Section 1. FIndIncs, The Board of County Commissioners does
hereby find:
(a) Based upon the facts and evidence presented 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
12 C 1
Area, and present conditions and uses in the Area are detrimental to the public health,
safety, morals and public welfare; and
2. There is a predominance of inadequate or defective street layout;
and
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
5. There has been a deterioration of site and other improvements;
and
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
deterloration and to protect and enhance public expenditures previously made in the
Area.
Section 2. Ending of Necessity, The Board 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, safely, morals or welfare of
the residents of Collier County, Florida.
Section 3, Community Sedevelopment Brea. Based upon the facts
presented to it and contained in the public record, the Board of County Commissioners
does hereby find the Area (as herelnbefore defined) is a "blighted area" (as that term is
defined In Section 163.340(8), Florida Statutes (1999), and that such area constitutes a
12 c 1
"community redevelopment area" as defined In Section 163.34000), Florida Statutes
(1999).
Section 4,4nfllets• 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. SeverablA . 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. Effective Date. This resolution shall become
effective immediately upon Its passage and adoption.
Section 7.
This Resolution adopted after motion, second and majority vote this _14_4day
of , 2000.
ATTEST:
DWIGHT E. BROCK, CLERK
Attest' as to Cha man's
sfvaturo o;:ly.
BOARD OF COUNTY COMMISSIONERS
COLLIER Ei ORIDA
BY:
TIMOT CONSTA E, C R AI`4
APPROVED AS TO FORM AND LEGAL SUFFICIENCY
dif
David C. Weigel
County Attorney
12 C 1
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
RIW 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 RNV LINE U.S. 41, CONT SWLY TO THE SWLY RNV 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 R/W 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 R/W OF WASHINGTON AVE, CONT NWLY AND WLY ALG NLY RNV LINE
WASHINGTON AVE TO THE SW CNR OF LOT 2, BLK C, INOMAH SUB, W TO THE W RNV
LINE OF FREDRICK ST, N TO NE CNR LOT 9, COC -LEE -TERRACE SUB, W TO THE W SECT
LINE OF SECT 11, TWP 50, RNG 25, N TO THE SW SECT CNR OF SECT 2, TWP 5D, RNG 25
AND THE POB.
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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'/. 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 RNV LINE OF U.S. 41, NWLY
ALG THE SWLY RNV LINE OF U.S. 41 TO ITS INTSECT WITH THE W RNV LINE OF
BAYSHORE DRIVE, S TO THE N RNV LINE OF WEEKS AVE, W 761', N 1355', W TO THE W
RNV LINE OF PINE STREET, S TO THE S RNV 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.
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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 '/4 OF SW % SEC 25, THENCE E TO
THE NE CNR OF THE SW'/ OF SW Y. SEC 25, THENCE S TO THE S SEC LINE OF SEC 25
AND THE NE CNR OF THE W'/2 OF NW'/4 OF SEC 36, TWP 46, RNG 29, THENCE S TO THE
SE CNR OF THE W'/2 OF NW'/4 SEC 36, THENCE W TO THE W'/4 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 SEC 1, TWP 47, RNG 29, THENCE W TO THE S''/4 CNR SEC 1
AND THE N'/A CNR OF SEC 12, TWP 47, RNG 29, THENCE S TO THE S Y. CNR SEC 12 AND
THE N'/4 CNR OF SEC 13, TWP 47, RNG 29, THENCE S TO THE CENTER OF SEC 13,
THENCE W TO THE W �/4 CNR SEC 13 AND THE E'/. CNR OF SEC 14, TWP 47, RNG 29,
CONT W TO THE W'/4 CNR OF SEC 14 AND THE E'/. 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 SEC 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'/4 CNR OF SEC 1,
THENCE W TO THE SHORELINE OF LAKE TRAFFORD, THENCE ALG THE SHORELINE OF
LAKE TRAFFORD HELY, NLY, NWLY, WLY, SWLY TO THE INTERSECTON OF THE LAKE
TRAFFORD 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.
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I. INTRODUCTION Page 1
II. STATUTORY DEFINITION Page 1
III. BAYSHORE/GATEWAY TRIANGLE
FINDINGS OF CONDITIONS Page 2
IV. IMMOKALEE FINDINGS OF CONDITIONS Page 8
MAPS
Bayshore/Gateway Triangle Redevelopment Area Page 7
OImmokalee Redevelopment Area Page 13
/a(c) /
/112
I. INTRODUCTION
The first step in creating a Community Redevelopment Agency (CRA) is a "Finding of Necessity" or
a finding that one or more geographic areas in a municipality has conditions of "slum or blight", and
that there is a need to rehabilitate, conserve and redevelop that area. Accomplished by Resolution
of the governing body, this finding means that the rehabilitation, conservation or redevelopment or
combination thereof is necessary.
On January 11, 2000 the Board of County Commissions directed staff to prepare a Finding of
Necessity for two areas with in Collier County: Bayshore/Gateway Triangle and Immokalee. This
report details the Findings of Necessity" for the above referenced areas.
II. STATUTORY DEFINITION OF SLUM AND BLIGHT IN CHAPTER 163.340
Chapter 163.340 of the Florida Statute defines slum and blight as the following:
"Slum Area" means an area in which there Is a predominance of buildings or improvements,
whether residential or nonresidential, which by reason of dilapidation, deterioration, age, or
obsolescence; inadequate provision for ventilation, light, air, sanitation, or open spaces; high
density of population and overcrowding; the existence of conditions which endanger life or property
by fire or other causes; or any combination of such factors is conducive to ill health, transmission of
disease, infant mortality, juvenile delinquency, or crime and is detrimental to the public health,
safety, morals, or welfare.
"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.
The following sections detail the findings of blighted conditions in the Bayshore/Gateway Triangle
and the Immokalee areas that justify making a finding of Necessity for blighted conditions as
outlined in Chapter 163, Florida Statute:
III. BAYS H0RE/GATEWAY TRIANGLE REDEVELOPMENT AREA
-• •- 0-111111W• • �1 : • •. �1-.� �-
(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.
aaccj
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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.
The typical local street width is 18 feet in the area. The County standard for focal 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 Famlly-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.
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.
O 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 sack 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.
Qi
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.
Hou ing A ordability fas defined in Section 163 55 (8} F S 1 means
An area in which there is a shortage of housing affordable to residents of low or moderate income,
including the elderly.
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 Bays horelGateway Traingie 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.FINDINOS GHT
It is the conclusion of this study that the Bays horelGateway 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 Bays horelGateway study area is necessary and advisable in the
furtherance of the public interest of residents of Collier County.
/CpCCJ
17
BAYS ,ORE/GAT_ VYAY TRIANGLE REDEVELOPMENT AREA LEGA DI DESCRIPTION
BEG SW CNR SECT 2, TWP 50, RNG 25, N 630', E 662', S 427', E 200', N 270', E TO THE E
RNV 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 RNV LINE U.S. 41, CONT SWLY TO THE SWLY R/W LINE U.S. 41,
NWLY ALG THE SWLY RNV LINE OF U.S. 41 TO ITS INTERSECT WITH THE W RNV LINE OF
BAYSHORE DRIVE,
S TO THE N R/W LINE OF WEEKS AVE, W 761', N 1355', W TO THE W RNV
LINE OF PINE STREET, N TO THE SE CNR OF LOT 2, BLK K, INOMAH SUB, W 100', N TO
THE N RNV OF WASHINGTON AVE, CONT NWLY AND WLY ALG NLY RNV LINE
WASHINGTON AVE TO THE SW CNR OF LOT 2, BLK C, INOMAH SUB, W TO THE W RNV
LINE OF FREDRICK ST, N TO NE CNR LOT 9, COC -LEE -TERRACE SUB, W TO THE W SECT
LINE OF SECT 11, TWP 50, RNG 25, N TO THE SW SECT CNR OF SECT 2, TWP 50, RNG 25
AND THE POB.
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50, BEG
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THE
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9ECT14 TSP 50 RNG
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LOT -6. CREWS
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TO THE
S LINE
OF HALDEMAN
CR_.. EEK E TO
THE SWLY R/W LINE
OF U.S. 41 NWLY
\ ALG THE
SWLY
RNV LINE
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U S 41 TO ITS INTSECT
WITH THEW RNV LINE
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BAYSHORE
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AVE W 761', N 1355',
W TQ TKE-W
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MANGROVE STREET.
W TO THE NW
CNR LOT
14
BLK F HALDEMAN
RIVER SUB S TO THE
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CREEK
SWLY
ALG THEN
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INTSECT WITH THE
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TRIANGLE REDE VEL OMEN 7' AREA
7
IV. IMMOKALEE REDEVELOPMENT AREA
•2112 0
(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 9"' 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 is not enough right of (C) (
")n
way to construct pathway facilities without converting the open swaies to a covered stormwater
system.
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 lacks 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 VR 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.
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In the Immokalee study area, 19 unsafe buildings and 4 unsecure structures were identified
from January 1998 to February 2000.
Sidewalks are almost entirely absent from the redevelopment area.
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 establishments 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
sprayfields 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:
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.
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 propgsed construction.
The residential neighborhoods lack connection to one another.
E
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IVA
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.
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 161355 (8) F,S.1 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
MMmmrolmLei a IMERNWOMR-4■hll
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.
"oCc � j
v2 2
• _ + U .31mv• _ •
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'/4 OF SW 1/4 SEC 25, THENCE E TO
THE NE CNR OF THE SW '/4 OF SW '/a SEC 25, THENCE S TO THE S SEC LINE OF SEC 25
AND THE NE CNR OF THE W'Y2 OF NW'/ OF SEC 36, i -NP 46, RNG 29, THENCE S TO THE
SE CNR OF THE W '/2 OF NW '/4 SEC 36, THENCE W TO THE W '/4 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 SEC 1, TWP 47, RNG 29, THENCE W TO THE S'/4 CNR SEC 1
AND THE N'/4 CNR OF SEC 12, TWP 47, RNG 29, THENCE S TO THE S'/4 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 '/4 CNR SEC 13 AND THE E '/4 CNR OF SEC 14, TWP 47, RNG 29,
CONT W TO THE W'/ CNR OF SEC 14 AND THE E'/4 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 SEC 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,
CD THENCE W TO THE SHORELINE OF LAKE TRAFFORD, THENCE ALG THE SHORELINE OF
LAKE TRAFFORD NELY, NLY, NWLY, WLY, SWLY TO THE INTERSECTON OF THE LAKE
TRAFFORD 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.
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RESOLUTION NO. 20DO-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 WITH OTHER RESOLUTIONS AND SEVERABILITY;
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners has adopted a resolution finding the
existence of one or more blighted areas In the unincorporated area of the County and further
finding that the rehabilitation, conservation or redevelopment or combination thereof, in such
areas is necessary in the interest of the public health, safety, morals or welfare of the residents
of Collier County, Florida; and
WHEREAS, to carry out and Implement the redevelopment powers and actions
contemplated by Part iII, Chapter 163, Florida Statutes, within such 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 and have advisory boards consisting of citizens and property owners in
the areas providing advice to the Board concerning the redevelopment of the areas;
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AS FOLLOWS:
Section 1. Findinas. The foregoing recitals are hereby adopted and
Incorporated herein to the same extent as if they were set forth in this section.
Section 2. Declaration of Board of County Commissioners as Community
RedevelopmentAaencv. As provided in Section 163.357(1), Florida Statutes (1999), the
Board of County Commissioners of Collier County, Florida, does hereby 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, privileges, and immunities vested by Part III,
Chapter 163, Florida Statutes (1999) in such a community redevelopment agency are hereby
vested in the Board of County Commissioners, subject to all responsibilities and liabilities
imposed or incurred.
Section 2. Separate Lepal Entity, The members of the Board of County
Commissloners are the members of the Community Redevelopment Agency, but the members
constitute the head of a legal entity, separate, distinct, and independent from the Board of
County Commissioners.
Section 3. Creation of Advisory Boards. There are to be created, under separate
resolutions by the Community Redevelopment Agency, advisory boards for each component
l2. c 'I
area of the community redevelopment area in the unincorporated area of Collier County, which
shall be composed of citizens, residents, property owners and business owners or persons
engaged in business In the area, as provided in the resolution of the Community
Redevelopment Agency providing for the appointment of such members. The duties and
responsibilities of such advisory boards shall be set forth in the resolution of the Community
Redevelopment Agency.
Section 4. Conflicts, All resolutions and parts of resolutions in conflict with any
of the provisions of this resolution are hereby repealed.
Section 5. Severability. If any section or portion of a section of this resolution
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,
Section 8. Effective DPI This resolution shall become effective immediately upon Its
passage and adoption.
Section 7. This Resolution adopted after motlon, second and majority vote this (y
day of lY 2000.
ATTEST: BOARD OF C SIONERS
DWIc,H'r . BROOK, CLERK COLLIER LINTY, FLORIDA
�I! 71MOT CONSTA NE, C IRMAN
J ':At.Ott at to Chairman's
signature'ort?�.
APPROVED AS TO FORM AND LEGAL SUFFICIENCY
David C. Weigel
County Attorney
2
122 1
Resolution No. 2000- 1§1
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
RELATING TO COMMUNITY REDEVELOPMENT; MAKING
FINDINGS; ADOPTING A COMMUNITY REDEVELOPMENT
PLAN; AUTHORIZING IMPLEMENTATION OF THE PLAN;
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the County Commisslon adopted Resolution 2000-82 on March 14, 2000,
finding the existence of blight conditions in two areas in the unincorporated area of Collier
County , as more particularly described in that resolution (such area being referred to herein as
the "Community Redevelopment Area'); and
WHEREAS, a Community Redevelopment Plan as contemplated by Part III, Chapter
163, Florida Statutes (1899), has been prepared which addresses the redevelopment needs In
the Community Redevelopment Area; and
WHEREAS, on May 18, 2000, the County's Planning Commission, as the County's
Local Planning Agency for purposes of the Local Government Comprehensive Planning and
Land Development Regulation Act, determined the proposed community redevelopment plan is
In conformity with the County's comprehensive plan for the County as a whole and
recommended the County Commission approve the proposed plan; and
WHEREAS, the Community Redevelopment Agency on May 23, 2000 approved the
proposed community redevelopment plan and recommended it to the County Commission; and
WHEREAS, a copy of the proposed community redevelopment plan was submitted by
the Community Redevelopment Agency to the County Commission, as the governing body of
Colller County, Florida, and to Big Corkscrew Fire District; East Naples Fire District; Immokales
Fire District; Collier County Board of County Commissioners; and the Collier County Mosquito
Control District, as taxing authorities which levy ad valorem taxes on taxable real property
contained within the geographic boundaries of the Community Redevelopment Area; and
WHEREAS, the notices required by Section 163.346, Florida Statutes (1999), have been
published and mailed as required therein, and a public hearing regarding the proposed
community redevelopment plan was held.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AS FOLLOWS:
12C 1
SECTION 1, Incorporating Recitals. The Board of County Commissioners finds,
declares and determines that the matters set forth in the foregoing recitals are true and correct
and are incorporated herein as a part of this Resolution.
SECTION 2, Findina 4f Conformance with Comprehensive Plan. The County
Commission hereby finds, determines and declares that the proposed community
redevelopment plan for the Community Redevelopment Area attached hereto as Exhibit "A" (the
"Community Redevelopment Plank conforms to the general comprehensive plan of Collier
County as a whole.
SCION 3, Finding of Adeguacy of Recreational Facilitles. The County Commission
hereby finds, determines and declares that the Community Redevelopment Plan gives due
consideration to the provision of adequate park and recreational areas and facilities that are
desirable for neighborhood improvement, with special consideration for the health, safety, and
wetfare of children residing In the general vicinity of the are covered by the plan,
SECTION 4. Finding of Relocation. The County Commission finds that a feasible
method for the relocation of families who will be displaced from the community redevelopment
area In decent, safe, and sanitary dwelling accommodations within their means and without
undue hardship to such families is contained in the Community Redevelopment Plan.
SECTION 5. Eroding of Maximum Opportunity. The County Commission hereby finds
that although the Community Redevelopment Plan contemplates most Improvements will be
undertaken by the County or the CRA, the Community Redevelopment Plan will afford
maximum opportunity, consistent with the sound needs of the County as a whole, for the
rehabilitation or redevelopment of the community redevelopment area by private enterprise to
the extent contemplated by said pian.
SECTIQN 6, Adoption of Community Redevelopment Plan. The County Commission
does hereby adopt the Community Redevelopment Plan as the community redevelopment plan
for the Community Redevelopment Area and authorizes and directs the Community
Redevelopment Agency to proceed with the implementation of the plan.
,SECTION 7. Effective Date. This Resolution shall take effect immediately upon
approval by the County Commission,
2
12C
SECTION 8, This Resolution adopted after motion, second and majority vote this
_L3_ day of, 2000,
ATT8ST:
DWIGHT C. BROOK, CLERK
` C
AttASt_as to C4'fMW 's
sjq!iture:orkir:
BOARD OF TY COMMISSIONERS
COLLIER OUNTY, FLORIDA
BY: os•►��
TIMOTRY4. CONSTA INE, CHAIRMAN
APPROVED AS TO FORM AND LEGAL SUFFICIENCY
David C. Weigel
County Attomey
1
RESOLUTION NO. 2004 - 17g 1 7 F
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, FINDING A BLIGHTED AREA TO EXIST
AND EXPANDING THE BOUNDARIES OF THE IMMOKALEE
COMMUNITY REDEVELOPMENT AREA.
WHEREAS, on March 14, 2000, the Board of County Commissioners of Collier
County, Florida (Board) adopted Resolution No. 2000-82, finding a specified area of
Immokalee to be blighted and creating the Immokalee Community Redevelopment
Area; and
WHEREAS, on March 26, 2004, the Immokalee Local Redevelopment Advisory
Board met and recommended expansion of the boundaries of the Immokalee
Community Redevelopment Area (Area), as set forth in Exhibit A (Expanded Area); and
WHEREAS, on April 13, 2004, the Board received and considered a report and
presentation by County staff identifying current economic conditions and considered the
applicability of various economic incentives within this Expanded Area; and
WHEREAS, after having considered the determinations and the facts and
evidence of conditions in the Expanded Area and having received and considered such
other evidence of the conditions in the Expanded Area presented to it, the Board now
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 Expanded 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 Expanded Area,
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AS FOLLOWS:
Section 1. Findings. The Board of County Commissioners, consistent with §
163.355, Fla. Stat. (2003), does hereby find:
(a) Based upon the facts and evidence presented to and considered by the
Board that the following conditions exist in the Expanded Area proposed to be added to
the existing Immokalee Community Redevelopment Area:
1. Past conditions continue to be present in the Expanded Area that are
Page 1 of 3
detrimental to the sound growth of the County and which substantially impair or arrest
the growth within the Expanded Area, and present conditions and uses in the Expanded
Area are detrimental to the public health, safety, morals and public welfare; and
2. There Is a faulty and inadequate lot layout in relation to size, adequacy,
accessibility, or usefulness in the Expanded Area; and
3. The aggregate assessed values of real property In the Expanded Area for ad
valorem tax purposes have failed to show any appreciable increase over the past five
years; and
4. There are inadequate and outdated building density patterns in the Expanded
Area; and
6. There are unsanitary and unsafe conditions In the Expanded Area; and
6. There has been a deterioration of site and other improvements in the
Expanded Area.
(b) The notices required by Section 163.346 and Section 163.361 (3), Florida
Statutes (2003), have been timely published or mailed in accordance with said statutes.
(c) Action must be to+ken immediately to prevent further blight and deterioration
and to protect and enhance public expenditures previously made in the Expanded Area,
4
Section 2. Finding of Necessity. The Board of County Commissioners, based
upon the evidence presented to It and in the public record with respect to the conditions
found In Section 1 (a), above, finds that a "blighted area" as defined in Section 163.340
(8), Florida Statutes, exists within the boundaries of Collier County in the area identified,
described, and depicted on Exhibit A, attached hereto and made a part of this
Resolution (the Expanded Area), and further finds that the rehabilitation, conservation,
or redevelopment, or a combination thereof, of such Expanded Area described is
necessary in the interest of the public health, safety, morals or welfare of the residents
of Collier County, Florida.
Section 3. Community Redevelopment Area. Based upon the facts presented
and contained in the public record, the Board of County Commissioners finds the
Expanded Area constitutes a "community redevelopment area" as defined in Section
163.340 (10), Florida Statutes (2003), and hereby adds the Expanded Area to the
Immokalee Community Redevelopment Area.
Section 4. Conflicts. All resolutions and parts of resolutions in conflict with any
Page 2 of 3
I l F -'
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, specifically including Resolution 2003-82,
Section 5. Severability. If any section or portion of a section of this Resolution,
including any part of Exhibit A, 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 any area constituting part of the Expanded Area be severed
from the Expanded Area by a court of competent Jurisdiction, the remainder shall
constitute part of the Immokalee Community Redevelopment Area for purposes of this
Resolution.
Section 6, Effective Date. This Resolution shall become effective Immediately
upon adoption.
This Resolution adopted after motion, second and majority vote this day of
. 2004.
ATTEST -1- o BOARD OF COUNTY COMMISSIONERS
DWIt$AT E. B146", Cl rk- OF COLLIER OUNTY, FLORIDA
Attes't., . iv LhR By:
signat1W,a Ws. DONN IA
FIA, Chairman
4Ap ov' 'to formged legal sufficiency:d
Patrick n. hite
Assistant County Attorney
Page 3 of 3
R20E
EXHIBIT A
(Sheet 1 of 2)
Existing & Proposed Community Redevelopment Area
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EXHIBIT A
(Sheet 2 of 2)
Description of the Expanded Areas of the Immokal ee
Community Redevelopment Area (Area)
In addition to the area described in Exhibit A of Resolution 2000-82, the Immokalee
Community Redevelopment Area shall be expanded to include the following areas:
Township 46 South, Range 28 East, Sections 26, 27, 34 and that portion of Section 35 not
already included in the Area; Township 47 South, Range 28 East, the northern halves of
Sections 2 and 3; Township 47 South, Range 29 East, Sections 7 and 8; Township 46
South, Range 30 East, Sections 30 and 31; and Township 46 South, Range 29 East, those
portions of Sections 25 and 36 not already included in the Area,
r'FiUt Ub
A
RESOLUTION NO. 2004- 384
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, FINDING A BLIGHTED AREA TO EXIST,
AND EXPANDING THE BOUNDARIES OF THE IMMOKALEE
COMMUNITY REDEVELOPMENT AREA.
WHEREAS, on March 14, 2000, the Board it County Commissioners of Collier
County, Florida (Board) adopted Resolution No. 2000.82, finding a specified area of
Immokalee to be blighted and creating the Immokalee Community Redevelopment Arae
(Area); and
WHEREAS, on May 25, 2004, finding adjacent portions of the Immokalee
Community Redevelopment Area to be blighted, the Board adopted Resolution No.
2004-179, expanding the boundaries of the Area; And
WHEREAS, on October 27, 2004, the Immokalee Local Redevelopment Advisory
Board met and recommended further expaneion of the boundaries of the Immokalee
Community Redevelopment Area, an set forth in Exhibit A (Expanded Area); and
WHEREAS, on December 14, 2004, the Community Redevelopment Area Board
received and considered a report and presentation by County staff identifying current
economic conditions within this Expanded Area; and
r
WHEREAS, after having considered the determinations and the facts and
evidence of conditions in the Expanded Area and having received and considered such
other evidence of the conditions in the Expanded Area prevented to h, the Board now
desires to proceed In accordance with the authorization and powers granted by Part III,
Chapter 183, Florida Statutes, to establish the necessary means by which
redevelopment can be accomplished in the Expanded Area and that certain actions are
appropriate snd necessary and should be taken to address the conditions now present
and expected to be present in the Expanded Area.
NOW, THEREIFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AS FOLLOWS:
Section 1, Findings. The Board of County Commissloners, consistent with §
163.355, Fla, Stat. (2003), does hereby find:
(a) Based upon the facts and avidence presented to and considered by the
Page t of 3
8A
Board that the following condlllons exisl In the Expanded Area proposed to be added to
the existing lmmokalee Community Redevelopment Area:
1. Past condlllons continuo to be present in the Expanded Area that are
detrimental to the sound growth of the County and which substantially Impalr or arrest
the growth within the Expanded Area, and present conditions and uses In the Expanded
Area are detrimental to the public health, safety, morals and public welfare; and
2. There Is a faulty and inadequate lot layout in rotation to size, adequacy,
aecessibilily, or ueefutnoss to the Expended Area; and
3. The aggregale assessed values of real property in the Expended Area for ad
valorem tax purposes have failed to show any appreciable increase over the -pest five
years; and
4. There are inadequate and outdated buildintl density patterns in the Expanded
Area; and
6. There are unsanitary and unsafe conditions In the Expanded Area,
(b) The notices required by Section 163.346 and Section 163.361 (3), Florida
Statutes (2003), have been Timely published or molled in accordance with said statutes.
(c) Action must be taken immodietely to prevent further blight and deterioration
and to protect and enhance public expenditures previously made in the Expanded Ares.
Section 2, Findingof NecesO . The Board of County Commissioners, based
upon the evldence presented to it and in the public record with respect to the conditions
found in Section 1 (a), above, finds that a "blighted area" as defined In $action 163.340
(8), Florida Statutes, exists within the boundaries of Collier County In the area identified,
described, and depicted on Exhibits A and 8, attached hereto and mode a pert of this
Resolution (the Expanded Area), and further finds that the rehabilitation, conservation,
or redevelopment, or a combination thereof, of Such Expanded Area described is
necessary in the Interest of the public health, safety, morals or welfare of the resldents
of Collier County, Florida,
Section 3, Cornmunily RedeveloRplent Area. Based upon the facts presented
and contained In the public record, the Board of County Commissioners finds the
Expanded Area eonsttlutas a 'community redevelopment area" as defined In Section
163.340 (10), Florlds Statutes (2003), and hereby adds the Expanded Area to the
lmmokalee Community Redevetoprnent Area,
Page 2 of 3
�V(IVL(LVVJ lv.<J LJJf fYV4 V0 I�IIIVVIGJ HIYV RC4URV7 r'Hur- VO
Section 4. Conflicts. All resolutions and parts of resolutions In conflict with Any
of the provisions of this resolution are hereby repealed, provided, however, nothing
herein Is Intended nor should bo applied to affect, repeal, alter, Amend or supersede
any previous resolutions adopted by the Board of County Commissioners finding any
other area or areas within Collier County to oa a "blighted area" for purposes of the
Community Redevelopment Act, specifically including Resolution 200082,
Section 5. Spy ility. If any section or portion of a section of this Resolution,
including any part of Exhlbils A and i3, proves to be invalid, unlawful, or unconstitutional,
it shall not be held to invalidate or Impair the validity, force, or effect of any other section
or pert of this resolution. Should any Area constituting part of the Expanded Area be
severed from the Expanded Area by a court of competent jurisdiction, the remainder
shall conntifuta part of the Immokalae Community Redevelopment Area for purposes of
this Resolution.
Section 6. EPfactiv It$. This Resolution shall become effective immediately
upon adoption.
Thisesolutlon adopted after motion, second anO majority vote this —12 fay of
t Ll an , 2004.
ATTEST; ,, sat,tht�q BOARD OF COUNTY COMMISSIONERS
DWIG + : $gljCK,' etk OF COLLIEROUNTY, FLORIDA
6 ' By:
Lrti :
r = DONNA IALA, Chairman
rov � Oi i6d legal sufficiency:
atrick hl e
Assistant County Attorney
Item M 8
c""It • I 6
Page 3 of 3
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1
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MINUIE5 AND REWHV5
PAGE 09
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,c-,01/2005 16:25 2397748406 MINUTES AND RECORDS PAGE 10
8 A
( EXHIBIT B
CJescdption of the Exuanded Areas of the Ixx mokalee Community Redevelopment Area
In addition to the area described in Exhibit t3 of Resolution 2000-82, the Irxi nokalee
Community Redevelopment Area shall be expanded to include the following areas,
The southern halves of Sections 2 and 3, 'Township 47 South, Range 28 East; and the
portions not already included in the Redevelopment Area of Sections 12, 13, and 14,
Township 47 South, Range 29 East.
Commission of Collier County, Florida (the "County Commission") on March 14, 2000, it
was determined that one or more blighted areas exist within Collier County, Florida, and
that the rehabilitation, conservation or redevelopment, or a combination thereof, of such
area is necessary in the interest of the public health, safety, morals or welfare of the
residents of Collier County; and
WHEREAS, by Resolution No. 2000-83 adopted by the County
Commission on March 14, 2000, the County Commission created the Community
Redevelopment Agency of Collier County, Florida (the "Agency"); and
WHEREAS, by Resolution No. 2000—adopted by the County
Commission on June 13, 2000, the County Commission adopted a community
1
ORDINANCE NO. 2oo0-42
X
ill.
AN ORDINANCE OF COLLIER COUNTY,
'e
FLORIDA, ESTABLISHING A
eCtigtirt3L�
REDEVELOPMENT TRUST FUND;
PROVIDING FOR THE FUNDING OF A
REDEVELOPMENT TRUST FUND FOR
COMMUNITY REDEVELOPMENT WITHIN
THE COMMUNITY REDEVELOPMENT
AREA; PROVIDING FOR ADMINISTRATION
OF THE REDEVELOPMENT TRUST FUND;
DETERMINING THE TAX INCREMENT TO
BE DEPOSITED IN THE REDEVELOPMENT
TRUST FUND; ESTABLISHING THE BASE
YEAR FOR DETERMINING ASSESSED
VALUES OF PROPERTY IN THE
COMMUNITY REDEVELOPMENT AREA FOR
TAX INCREMENT PURPOSES; PROVIDING
FOR THE ANNUAL APPROPRIATION OF
THE TAX INCREMENT BY TAXING
AUTHORITIES IN THE COMMUNITY
REDEVELOPMENT AREA; APPOINTING
THE GOVERNING BODY OF THE
COMMUNITY REDEVELOPMENT AGENCY
AS THE TRUSTEE OF THE
REDEVELOPMENT TRUST FUND;
EXEMPTING CERTAIN SPECIAL DISTRICTS
FROM THE ANNUAL REQUIREMENT TO
APPROPRIATE INCREMENT REVENUES TO
THE REDEVELOPMENT TRUST FUND AND
bo
AUTHORIZING AND DIRECTING THE
r
PREPARATION OF AN INTERLOCAL
AGREEMENT IMPLEMENTING EACH SUCH
r
EXEMPTION; PROVIDING AN EFFECTIVE
nj -.
DATE,
-.,,;
WHEREAS, by Resolution No. 2000-82 adopted by
ttomcoEmty
Commission of Collier County, Florida (the "County Commission") on March 14, 2000, it
was determined that one or more blighted areas exist within Collier County, Florida, and
that the rehabilitation, conservation or redevelopment, or a combination thereof, of such
area is necessary in the interest of the public health, safety, morals or welfare of the
residents of Collier County; and
WHEREAS, by Resolution No. 2000-83 adopted by the County
Commission on March 14, 2000, the County Commission created the Community
Redevelopment Agency of Collier County, Florida (the "Agency"); and
WHEREAS, by Resolution No. 2000—adopted by the County
Commission on June 13, 2000, the County Commission adopted a community
1
redevelopment plan (the "Plan") for the community redevelopment area as fully
described in that Resolution and in Exhibit "A" attached hereto and made a part hereof
(the "Community Redevelopment Area"); and
WHEREAS, in order to plan and implement community redevelopment
within the Community Redevelopment Area it Is necessary that a redevelopment trust
fund be established and created for said area as provided in Section 163.387, Florida
Statutes (1999) (the "Act'); and
WHEREAS, it is appropriate and reasonable for certain special taxing
districts to be exempted from the requirement to make an annual appropriation of
"Increment revenues" to the redevelopment trust fund being created by this ordinance;
and
WHEREAS, notice of the County Commission's intention to create a
redevelopment trust fund has been published in a local newspaper of general circulation
and mailed to all "taxing authorities" (as hereinafter defined) in accordance with Section
163.346, Florida Statutes (1999);
NOW, THEREFORE, BE IT ENACTED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA:
SECTION 1. There is hereby established and created, in accordance
with the provisions of the Act, a Community Redevelopment Trust Fund (the "Fund") for
the Community Redevelopment Area, which fund shall be utilized and expended for the
purposes of and In accordance with the Plan, including any amendments or
modifications thereto, including any "community redevelopment," as that term Is defined
in Section 163.340(9), Florida Statutes (1999), under the Plan.
SECTION 2. The monles to be allocated to and deposited into the Fund
shall be used to finance "community redevelopment" within the Area according to tax
increment revenues attributed to the Area, which shall be appropriated by the Agency.
The Agency shall utilize the funds and revenues paid Into and eamed by the Fund for
community redevelopment purposes as provided In the Plan and as permitted by law.
The Fund shall exist for the duration of the "community redevelopment" undertaken by
the Agency pursuant to the Plan to the extent permitted by the Act. Monies shall be held
2
In the Fund by Collier County, for and on behalf of the Agency, and disbursed from the
Fund as provided by the Agency.
SECTION 3. There shall be paid Into the Fund each year by each of the
"taxing authorities," as that term Is defined In Section 163.340(2), Florida Statutes (1999)
except for those special districts exempted from such requirement, levying ad valorem
taxes within the Community Redevelopment Area, a sum equal to ninety-five percent
(95%) of the Incremental Increase In ad valorem taxes levied each year by that taxing
authority, as calculated in accordance with Section 5 of this Ordinance and the Act,
based on the base tax year established In Section 4 of this Ordinance (such annual sum
being hereinafter referred to as the "tax Increment').
SECTION 4. The most recent assessment roll used in connection with
the taxation of property prior to the effective date of this Ordinance shall be the
assessment roll of taxable real property In Collier County, Florida, prepared by the
Property Appraiser of Collier County, Florida, and certified pursuant to Section 193.122,
Florida Statues (1999) reflecting valuation of real property for purposes of ad valorem
taxation as of January 1, 1999 (the "bass year value"), and all deposits Into the Fund
shall be In the amount of tax increment calculated as provided in Section 5 hereof based
upon increases In valuation of taxable real property from the base year value as
reflected on the preliminary assessment roll of taxable real property In the community
redevelopment area in the unincorporated area In collier County, Florida, prepared by
the Property Appraiser of Collier County, Florida, filed with the Department of Revenue
pursuant to Section 193.1142, Florida Statutes (1999).
SECTION 5. The tax Increment shall be determined and appropriated
annually by each taxing authority, and shall be an amount equal to ninety-five percent
(95%) of the difference between:
(a) That amount of ad valorem taxes levied each year by all taxing
authorities on taxable real property located within the geographic
boundaries of the Community Redevelopment Area: and
(b) That amount of ad valorem taxes which would have been
produced by the rate upon which the tax is levied each year by or for all
taxing authorities, upon the total of the assessed value of the taxable real
property in the Community Redevelopment Area as shown upon the
3
assessment roll used in connection with the taxation of such property by
all taxing authorities, prior to the effective date of this Ordinance.
SECTION 6. All taxing authorities shall annually appropriate to and
cause to be deposited in the Fund the tax increment determined pursuant to the Act and
Section 5 of this Ordinance at the beginning of each fiscal year thereof as provided in
the Act. The obligation of each taxing authority to annually appropriate the tax Increment
for deposit in the Fund shall commence Immediately upon the effective date of this
Ordinance and continue to the extent permitted by the Act so long as any Indebtedness
pledging "increment revenue" is to be paid and so long as the Plan Is In effect.
SECTION 7. The fund shall be established and maintained as a separate
trust fund by the Agency so that the Fund may be promptly and effectively administered
and utilized by the Agency expeditiously and without undue delay for its statutory
purpose pursuant to the Plan.
SECTION 8. The governing body of the Agency shall be the trustees of
the Fund and shall be responsible for the receipt, custody, disbursement, accountability,
management, investment and proper application of all monies paid Into the Fund.
SECTION 9. Pursuant to Section 163.387(2)(d), Florida Statutes (1999),
the Board of County Commissioners of Collier County, Florida, as the governing body of
Collier County, Florida, does hereby exempt the following special districts from the
annual requirement to appropriate "increment revenues" and cause that amount to be
deposited in the community redevelopment trust fund created by this ordinance: East
Naples Fire District; Collier County Mosquito Control District; Big Corkscrew Fire District;
and immokalee Fire District. The appropriate County officials and consultants and
advisors to the County and the CRA are hereby authorized and directed to prepare in
conjunction with each such special district an Interlocaf agreement establishing the
conditions of the exemption, including the period of time for which the exemption is
granted,
SECTION 10. Any and all ordinances or resolutions or parts of
ordinances or resolutions In conflict herewith are hereby repealed.
11
SECTION 11. If any part of this Ordinance Is held to be invalid or
unenforceable for any reason, such holding shall not affect the validity or enforceability
of the remainder of this Ordinance, which shall remain in full force and effect.
SECTION 12. The Clerk of the Board of County Commissioners of Collier
County, Florida, Is hereby authorized and directed to send a certified copy of this
Ordinance to each of the taxing authorities and to the Property Appraiser of Collier
County, Florida.
SECTION 13. This Ordinance shall take effect Immediately upon Its
passage and adoption.
PASSED AND DULY ADOPTED by the Board of County Commissioners
of Collier County the 13 day of June, 2000.
`ATTEST: ',',, `. BOARD OF CO TONERS
n ,'D\MG'gHTC.4BROCK-, CLERK COLLIER C nTY, FLORIDA
bC BY: `
r.
TIMOTFCJ ONSTA , HAAWAN
Attiat, pi $Jia Irun 'I
. siflfldture oaly.
APPROVED AS TO FORM AND LEGAL SUFFICIENCY
David C. Weigel
County Attorney
6
This ordinance flied with the
tary of tota's Office the
W day of aon
and acknowledgement of that
fl!inp recelved this a�1._ day
of gy
o.wm
EXHIBIT A
BAYSHOREIGATEWAY 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
RNV 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 RNV LINE U.S. 41, CONT SWLY TO THE SWLY RNV 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 R/W LINE OF WEEKS AVE, W 761', N 1355', W TO THE W RNV
LINE OF PINE STREET, N TO THE SE CNR OF LOT 2, BLK K, INOMAH SUB, W 100', N TO
THE N RNV OF WASHINGTON AVE, CONT NWLY AND WLY ALG NLY RNV LINE
WASHINGTON AVE TO THE SW CNR OF LOT 2, BLK C, INOMAH SUB, W TO THE W R/W
LINE OF FREDRICK ST, N TO NE CNR LOT 9, COC -LEE -TERRACE SUB, W TO THE W SECT
LINE OF SECT 11, TWP 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 Y. 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 R/W LINE OF U.S, 41, NWLY
ALG THE SWLY RNV LINE OF U.S. 41 TO ITS INTSECT WITH THE W RNV LINE OF
BAYSHORE DRIVE, S TO.THE N RNV LINE OF WEEKS AVE, W 761', N 1355', W TO THE W
RNV LINE OF PINE STREET, S TO THE S RNV 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,
MYSMW / VWWAY T MAME RMEVQaUNT AREA
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'/, OF SW'/, SEC 25, THENCE E TO
THE NE CNR OF THE SW'/, OF SW Y, SEC 25, THENCE S TO THE S SEC LINE OF SEC 25
AND THE NE CNR OF THE W Yz OF NW'/4 OF SEC 36, TWP 46, RNG 29, THENCE S TO THE
SE CNR OF THE W'/:OF NW'/, SEC 36, THENCE W TO THE W'/. 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 SEC 1, TWP 47, RNG 29, THENCE W TO THE S'/, CNR SEC 1
AND THE N Y, CNR OF SEC 12, TWP 47, RNG 29, THENCE S TO THE S''/, CNR SEC 12 AND
THE N'Y, CNR OF SEC 13, TWP 47, RNG 29, THENCE S TO THE CENTER OF SEC 13,
THENCE W TO THE W % CNR SEC 13 AND THE E'/, CNR OF SEC 14, TWP 47, RNG 29,
CONT W TO THE W'/, CNR OF SEC 14 AND THE E'/ 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 SEC 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
LAKE TRAFFORD NELY, NLY, NWLY, WLY, SWLY TO THE INTERSECTON OF THE LAKE
TRAFFORD 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.
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STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do hereby
certify that the foregoing is a true copy of:
ORDINANCE NO. 2000-42 2E
s
Which was adopted by the Board of County Commission 's Vn
the 13th day of June, 2000, during Regular Session. m ":
WITNESS my hand and the official seal of the Board
nm �
County Commissioners of Collier County, Florida, this 14t: day
of June, 2000.
DWIGHT E. BROCK
Clerk of Court9,and- Cletk`..,:.,'
Ex -officio to Board of . :,.::r,
County Commiissrj bin, ers
By:Karen Schochl':'
Deputy Cler)C'' ,'
Pill kl:j:d:
I
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APPENDIX C
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APPENDIX D- Gateway Triangle Stormwater Master Plan - 2000
GATEWAY TRIANGLE
CONCEPTUAL ST'ORMWATER'MASTER PLAN
TECHNICAL MEMORANDUM
Section 3..0
Alternative No. 3A
Alternative No. 3A is a variation of Alteinative 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 flan. 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
stonnwater 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 bf 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 opportunity to create detention areas and •regrade the site to improve
drainage conditlons. 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 tlie restructured development areas will "be made to
address existing drainage problem areas. The drainage problem areas in the restructured
l development area are listed below.
LWwaY/ 4193 21164. P.T.REP
3-1
Gatewav Triangle
Conceptual Stormwater Master Plant
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 storrnwater 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 co4veyed 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.
1, ReZrade swales every twoyears — 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.
2, 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.
3. Cleanyioes 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
storrnwater 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 Outfalt 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 (If) of 24" RCI? and 4501f 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 storrnwater
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
1•; included in,the Kirkwood Extension project.
• LK/WORK/4293.21166-R%RL'P
3-2
Gatew v Triangle
Conceptual Stormwater Master Plan
Technical Meihorandurn
Parcels that -front on Davis Boulevard north of Wild fines 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 overlandflow, 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 basun 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 if of 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 US -41 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.
`fable 2 provides a conceptual O&M cost estimate.
LKIWORW6295.2t 166-RT-PXT 3-3
TABLE I
ALTERNATIVE NO. 3A
CONCEPtUAL CAPITAL COST ESTIMATE'
Project
Estimated
Construction
Cost (S)
Estimated
Project
Cost (S).
Detention pond 2A and Piping
410,300
535,000
Kirkwood Avenue
(West of Avondale) ,
144,400
190,000
Kirkwood Avenue Extension
78,000'
89,8005
Pelton Avenue
122,700
160,000
Linwood Outfall Ditch
49,800
65,000
TOTAL
805,200
1,039,500
Notes:
Property costs are mot included.
2 Itemized construction cost estimate is provided in the appendix.
1 Estimated project costs includes 15% contingency, 12% engineering and 3% admin.
A Detailed construction cost estimate based on design drawings is included in. appendix.
5 Estimated project cost includes estimated construction cost and actaa.I engineering cost.
3-4
i
TA33LE 2
ALTERNATIVE NO. 3A
CONCEPTi1AL O&M COST ESTIMATE
i
GH/1VORK/6295�2116SR'C.RP.I' �„5
(Gateway Triangle
Gateway Triangle'
East of Commercial Drive
East of: Linwood
Cost (S)
Outfall Ditch
COSI ($)
Regrade Sw es
First two years •
84,000
73,500
Subsequent years
21,000
18,500
Maw & Clean Swales
18,000
15,500
Clean Pipes & Catch Basins-
17,000
12,500
TOTAL ANNUAL COST
First two years
119,000
101,500
Subsequent years
56,000
46;500
i
GH/1VORK/6295�2116SR'C.RP.I' �„5
APPENDIX D
Table 1 Detailed Cost Estimate-Alternative 3A
Rounded
Unit Construction Project Project
Descrigon Quantity Units Cost($) Cost($) Cost($) Cost($)
—Kirkwood Ave. (West of Avondale)
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 V
Excavation 4150 cy 12 49,800 64,740 65,000
Detention Pond 2A and Piping
24" RCP ' 1950 If 90 175,500
18"RCP 450 if 75 33,750
Manholes 1 ea 2000 2,000
Catch Hasins 13 ea , 860 11,050 i
Excavation-Pond 13,000 cy 12 156,000 •
Excavation-Ditch 2,500 cy 12 30,000
Discharge Structure 1 02 2000 2,000
Subtotal 410,300 533,390 535,000
GRAND TOTAL 950,000
•
* Refer to project cost estimate
• ** Based on 650 ft ditch excavated 5 ft deep with 35 ft width
•
•
•
•
i •
1
•
.
Kirkwood Avenue Extension
. Drainage improvement Project •
Opinion of Probable Construction Cost
Unit
item Unit Price Quantity ' Cost
Standard Manhole, Type P-8 ea 1960 4 7840
Catch Basins
Index 233 (Type G) ea 3400 . 4 13600
Index 232 (Type D) ea 1725 2 3450
15"RCP If 37.5 128 4800
• 18"RCP if 45 166 7470
24"RCP If 60 411 24660
24"Snout ea 300 6 1800
Concrete Cradle en 200 3 600
Roadway Restoration
asphalt sy 5 327 1635
Limerock base course sy 6.5 327 2126 .
Asphalt Overlay sy 3 _ 654 1962
Sodding sy 1.25 .250. 313
Seeding sf 0.12 820 98
Connection to existing pipe ea 200 1 200
Mobil., Demob., Bonds, etc. Is 3700 1 3700
Subtotal 74253
Contingency a 5%
TOTAL
1 3713
77966
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APPENDIX E
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