The City of Fort Myers, is located at the center of Lee County, Florida. It is the oldest City within the County. The downtown area is the central business district and accommodates many of the Government offices. In addition, the economy draws on retail and wholesale.
The City of Fort Myers Consolidated Plan was developed to meet a redevelopment effort for an area which has been plagued by blight over the past decades. It includes a One-Year Action Plan for spending approximately $950,000.00 of Community Development Block Grant (CDBG) and program income monies. These monies will be spent to revitalize the Velasco Village area through the demolition of dilapidated structures and the development of new single-family housing with a non-profit developer. In addition, $1,000,000.00 will be used to help finance the development of a shopping center in the Dunbar Community. This effort should spur economic development and offer services for the citizens residing in that area.
The City of Fort Myers designated the Velasco Village area as a redevelopment area in the
mid 80's. Over 95 homes have been newly developed in the area and another 100 should
be constructed during the next five years. The community has been widely supportive of
this redevelopment effort. Two public hearings were held after being publicized in a
Community newspaper. Before the second hearing, and for a 30 day period, copies of the
draft Consolidated Plan were available for public review and comment. The plan was
approved and adopted by the City of Fort Myers Council on August 7, 1995.
The City of Fort Myers had a population estimate of 45,206 as of the 1990 Census, up by 23.38% from 1980. As of 1994, the population estimate had only grown to 46,013. This slow in growth can be attributed to extensive redevelopment efforts occurring in three areas of the City. The 1990 Census indicated that 60% of the population was white, 31% was black, and 9% was other minority.
In 1989, the Census indicated that the median household income (MFI) was $22,102.00.
Of the 18,134 total households, 8,617 or 48% earned below 80 percent of MFI
(considered low to moderate income households). Black households, Hispanic households,
and Native American households were disproportionately represented in the very-low
income category (incomes less than 50% of MFI). Minorities were concentrated in an area
of the City south of Palm Beach Boulevard, West of Interstate 75, north of Canal Street
and east of U.S. 41 (Cleveland Avenue). This area is commonly known as the Dunbar
Community.
Government agencies are the top employers in the City of Fort Myers. In addition, retail and wholesale employers (which usually offer low-paying jobs) are the main industries present in within the City limits. The unemployment rate of the City overall does not indicate extraordinary conditions; however, unemployment in areas of minority concentration can be as high as 17%.
Of the total (18,134) households within the City, 8138 are owners and 9996 are renters. Of the owner households, 20% are paying more than 30% of their gross income for housing costs compared to 41% of the renters paying more than 30% of their gross income for housing costs. In addition, a larger number (percentage wise) of large families and one member household owners are cost burdened, while a larger number (percentage wise) of elderly renters are cost burdened. This indicates that assistance should be directed toward those types of families experiencing these types of housing problems, if possible.
In addition to affordability problems, it was found that approximately 450 total housing units were substandard (67 should be demolished and 383 should be rehabbed). However, no rehabilitation monies are available to assist low-income persons maintain and rehabilitate their homes.
As of 1990, there were 21,388 housing units within the City of Fort Myers. Since that time, 451 housing units have been constructed and 663 housing units have been demolished, bringing the total to 21,176 as of December, 1994. This decrease is abnormal for the area; however, an extensive redevelopment effort was the cause. Within the City, it is estimated that 42% of the housing units were built prior to 1970. The vacancy rate among housing units is at 11.31%. During the past 7 years, three primary areas have experienced new single-family housing construction, Carillon Woods, Velasco Village, and an area being developed by Habitat for Humanity. The latter two are being occupied by very-low income families and Carillon Woods is a high-priced subdivision. No volume of single-family housing construction has occurred for moderate income families.
Affordable housing unit needs for renters are greatest for those households: earning less than 50% of MFI for units with 0-1 bedrooms; earning less than 30% of MFI for units with 2 bedrooms; and earning between 51-80% of MFI for units with 3 bedrooms. This indicates that additional rental assistance is needed for low income households.
Affordable housing unit needs for owners are greatest for those households: earning less than 30% of MFI for units with 0-1 bedrooms; earning less than 30% of MFI for units with 2 bedrooms; and earning less than 30% of MFI for units with 3 bedrooms. This indicates that public assistance is needs in the form of down payment or closing cost assistance for potential homeowners. As mentioned earlier, rehabilitation is also needed for those owning homes who can not afford to maintain them in good condition.
Within the City of Fort Myers it was estimated that there were 161 homeless persons in 1993. Of those, 37% were in emergency shelters, 16% were children, and the remaining 47% were visible in the street.
An inventory of homeless providers indicated that there are 182 temporary units and 93 transitional units.
Within the City of Fort Myers, there are 1846 public housing units. In addition, there are ??? section 8 rental vouchers and certificates. No public housing or section 8 units are expected to be lost from the inventory.
Special needs categories including elderly, frail elderly, persons with mental, developmental, and/or physical disabilities, persons with substance abuse, or persons with HIV/AIDS and their families, were evaluated for housing or supportive service needs. It was found that additional facilities or supportive services are needed for mentally and physically disabled, for abuse victims, for children, and for persons with HIV/AIDS.
The City of Fort Myers adopted an Affordable Housing Incentive Plan in April, 1993. This Plan defined affordable housing and accessed: the permit process; impact fee requirements; density requirements; the reservation of infrastructure capacity for low-income persons; the transfer of development rights as a financing mechanism for housing for low-income persons; the reduction of parking and setback requirements; the allowance of zero-lot-line configuration; the modification of street requirements; the establishment of a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or provisions that have a significant impact on the cost of housing; and which developed a printed inventory of locally owned public lands suitable for affordable housing. The Plan identified that a procedure should be adopted that would provide for a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or provisions that have a significant impact on the cost of housing and that staff should develop a process and incentives for allowing the development of lots which have small or substandard configurations.
The City of Fort Myers is currently undertaking an analysis of impediments to fair housing which should be completed by February 6, 1996. There are no current court orders, consent decrees, or HUD-imposed sanctions that affect the provision of fair housing remedies.
Of the 15,204 housing units constructed prior to 1980, it was estimated that 10,497± may have lead-based paint problems (based on the methodology developed by HUD to project these numbers). In 1994, 23 cased of lead poisoning was reported in zipcodes 33916 and 33901 (primarily located in the City limits). However, the cause of these occurrences is unknown.
The non-housing community development needs were accessed and the following needs
were determined: to increase the opportunity for disadvantaged businesses or new
businesses within the community; to increase family self sufficiency; to develop the dunbar
shopping center; to increase and support the business development center.
Although specific subgroups may have problems that are unique to their populations, it was found that over 8000 households need some type of assistance to avoid paying more than 30% of their incomes for housing costs. In addition, low income populations coupled with a deteriorating housing stock, and neighborhood decline represent problems that need immediate attention. Removing blight in Velasco Village remains a priority for the community coupled with developing opportunities for economically disadvantaged persons within the community. Portion of the City of Fort Myers along with areas within Lee County have recently been designated as a State Enterprise Community which should increase revitalization and community development efforts. In addition, the City has developed strategies through the Florida State Housing Initiatives Partnership (SHIP) Program which should assist low and moderate income persons with purchasing new single-family homes and should promote new construction within the City limits.
Five Year Priorities for affordable housing include: continuing to redevelop Velasco Village and constructing 99 additional 3 and 4 bedroom homes in that area; constructing 20 addition single-family homes on scatter sites throughout the City; assisting 6 homebuyers with downpayment/closing costs for existing single-family homes; assisting 130 homebuyers with downpayments/closing costs for newly constructed single-family homes; rehabilitating 15 homes in Velasco Village; converting 60 multi-family rental units (Jackson Plaza) to cooperative homeownership; encouraging habitat for humanity to construct 30 additional homes; exploring new funding to increase the supply of affordable housing; increasing section 8 rental certificates and vouchers by 200; exploring new funding for owner occupied housing rehabilitation; and supporting private sector endeavors for providing affordable housing (rental and owner).
Five Year Priorities for homelessness alleviation include: seeking funding for permanent housing (to prevent homelessness); continuing to support private social service agencies who provide homeless services; and continuing to fund (general fund monies) if possible, homeless service providers.
Five Year Priorities for non-homeless persons with special needs include: continuing to support private social service agencies who provide special needs categories with social services; continuing to fund (general fund monies) if possible, special needs category service providers; assisting and supporting the pursuit of increase supply of elderly housing; and increasing section 8 rental vouchers and certificates for persons or families with HIV/AIDS
Priorities for non-housing community development include: development of a family investment center (to be used as a job training site/small business training for public housing residents; development of a food bank at public housing units; creation of a business development center advisory service to increase the training of small businesses; increase the participation of disadvantaged business enterprises' (DBEs) by 100% (double participation); provide increased access of DBE to public housing residents; and to establish a revolving loan fund for DBEs.
The City of Fort Myers has developed numerous programs and activities to preserve and produce affordable housing and conduct economic development throughout deprived areas of the City. In addition, job training and business development has been recognized by the City as providing a mechanism to decrease the number of poverty level families, considering factors over which the jurisdiction has control.
Resources within the City of Fort Myers currently being used (or projected to be used) to assist households with housing and non-housing community development include Community Development Block Grant (CDBG) federal monies; Private funding; a local bank consortium; State Housing Initiatives Partnership (SHIP) Program state monies; City Impact fee waivers for single-family within the City limits and County and City impact fee waivers for single-family within the State Enterprise Zone, HOPE II federal monies; HUD Section 8 federal monies; HOME federal monies; Continuum of Care federal monies; Local Monies; Section 108 Loans federal monies; EDI Grants federal monies; and HOPE I federal monies.
The City of Fort Myers is responsible for the Consolidated Plan; however, many institutions
are responsible for service delivery and implementing the Five Year Priorities listed above.
The Fort Myers Housing Authority and the Community Redevelopment Agency (through the
use of a non-profit agency DIAD) are the primary agencies implementing federal programs.
In addition the City of Fort Myers Planning Department implements the HOPE II grant and
the State Housing Initiatives Partnership (SHIP) Program. Other agencies implement
additional federal, state, and local programs.
The City of Fort Myers One-Year Action Plan outlines the proposed use of approximately $1.94 million in CDBG, program income, economic development initiatives grant monies, and section 108 loan monies. These funds will be spent mainly on an array of redevelopment activities including:
CDBG monies are primarily allocated within the Velasco Village area and the Economic Development Initiatives Grant and the Section 108 loan will be used within the Dunbar Community.
Housing Goals within the City of Fort Myers include relocating approximately 11 households and developing 12 new CDBG funded homes; making a loan to the LEEDCO to develop the Dunbar Shopping Center; and using SHIP, HOPE I and HOPE II monies to increase the supply of affordable housing units within the City of Fort Myers.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
