NORTH FORT MYERS PILOT PROGRAM & MIXED USE OVERLAY :
NORTH FORT MYERS PILOT PROGRAM & MIXED USE OVERLAY :
A STREAMLINED PATH TO REDEVELOPMENT
T he time for change in North Fort Myers is now , which is why my fellow commissioners and I recently approved a first-of-its kind program , aimed at jump starting redevelopment . The effort combines a revitalization package ( offering $ 2 million of performance based grants to attract private developers ) with the county ’ s new Mixed Use Overlay regulations , which will help streamline the development process .
This project was created out of a desire to know why this historic community is still struggling while the rest of Lee County is in the middle of a strong recovery from “ The Great Recession ”. To answer that question , the board commissioned a market-based assessment of North Fort Myers in 2016 . The results confirmed much of what our longtime residents and business have believed for years .
North Fort Myers , specifically the area between Pondella Road and the riverfront has become a pass-thru and not a destination . The challenges are many , but this program presents a series of performance-based rebates that are designed to reduce and eliminate decline and deterioration , stimulate new investment , stabilize the tax base and maintain the viability of the existing business community .
Through this initiative , I am confident that North Fort Myers will become an enticing location for new development . The goal is to level the playing field between North Fort Myers and other parts of the county that have raw , undeveloped land by providing a framework and general guidelines to enable development activities that are consistent with the policies of the Board of County Commissioners . In general , the objectives are as follows :
• Encourage investment by eliminating impediments to development and redevelopment
BY BRIAN HAMMAN , LEE COUNTY COMMISSIONER , DISTRICT 4
I .
Program Incentives
Program |
Incentive |
Redevelopment |
New Development |
Permitting and Commercial |
Building Assistance |
A |
Fee Assistance |
50 % of fees for less than 10 acres- $ 50,000 max 10 acres or more- $ 150,000 |
B |
Demolition |
50 % of costs - |
|
|
$ 100,000 max |
C |
Infrastructure |
50 % of costs - $ 50,000 / acre max |
D |
Flood Proofing |
50 % of costs - |
|
|
$ 50,000 max |
E
II .
Exterior & Façade Improvement
Keystone Project
50 % of costs - $ 10,000 min ; $ 75,000 max
• Promote conservation , rehabilitation and redevelopment in accordance with the Lee Plan and local codes and ordinances
• To achieve a higher quality environment that embraces appropriate architectural , landscape , urban design and land use principles
• To encourage new development and leverage existing infrastructure
• To retain existing businesses and stimulate job growth
• To show visual enhancements through infrastructure and aesthetic improvements
The potential is there to create a beautiful community that will provide job opportunities for our future generations . Community redevelopment is not a traditional role of the county , but we can work to create the right environment for economic improvements . As Lee County grows , it will be important to direct our growth to areas that can be filled in , instead of sprawling out towards our borders . Making smart investments now to strengthen our existing communities and get people working closer to home will ensure that we can handle our future growth .
Revitalization Incentives Matrix
Eligible Project
“ Keystone ” New Development / Redevelopment
Building Exterior / Façade
Permitted Uses
Criteria
Yes |
Yes |
Yes |
Yes |
C , I |
≥ 50 % increase |
|
|
|
|
|
in building |
|
|
|
|
|
value |
Yes |
No |
Yes |
No |
C , I |
≥ 75 % increase |
|
|
|
|
|
in building |
|
|
|
|
|
value |
Yes |
No |
Yes |
Yes |
C , I , MU , |
|
|
|
|
R |
Redevelopment Projects Only
Yes |
No |
Yes |
Yes |
C , I |
≥ 50 % increase in building value |
Yes |
No |
Yes |
Yes |
C , I , R |
100 % façade ; 3 |
|
|
|
|
|
design features |
Keystone Project |
20 % of costs over $ 3 million |
Yes |
Yes |
Yes |
Yes |
C , MU , R |
≥ 5 acres ; ≥ $ 3 million ; ≥ . 5FAR |
Key : C = Commercial ; I = Industrial ; MU = Mixed Use , R = Retail |
All proposals must meet an overall financial ration of 1:1 investment or 5:1 investment when stacking incentive programs or using the Keystone Program |
RPCRA . ORG | MAR / APR 2018 15