Bayshore Gateway CRA Advisory Agenda 07/10/2018Bayshore CRA Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
Bayshore Gateway Triangle Community Redevelopment Agency
AGENDA
Naples Botanical Garden Buehler Auditorium,
4820 Bayshore Drive, Naples, FL 34112
Date: July 10, 2018
Time: 6:00 PM
Chairman Maurice Gutierrez
Karen Beatty, Peter Dvorak, Larry Ingram, Dwight Oakley,
Steve Main, Shane Shadis, Michael Sherman, Steve Rigsbee
1. Call to order and Roll Call
2.Pledge of Allegiance
3.Adoption of Agenda
4. Approval of Minutes
a.June 5, 2018 (attachment)
b. June 13, 2018 (attachment)
5.Community / Business – Presentations
6.Other Agency’s
a. Collier County Sheriff Department
b. Collier County Code Enforcement
7.Old Business
a. Office Space – Staff Update/Attachment A
b. Land Purchase/Future Parking Lot – 3321 Bayshore Drive
c. Redevelopment Plan
i. Initial Analysis (attachment)
ii.Updated Schedule Additional Scope of Work
iii.Additional Scope of Work
8.New Business
a. Dell’s Corner (attachment)
9.Staff Report
a. Project Manager’s Report – Tami Scott
Bayshore CRA Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
b.CRA Project Update – Debrah Forester
c.Financials
Communication and Correspondence
10.Public Comment
11.Staff Comments
12. Advisory Board General Communications
13.Next meetings:
a. September 6 – Redevelopment Plan Community Forum
b. October 2, 2018 CRA Advisory Board Regular Meeting
c. October 11, 2018 – CRA Advisory Board Special Meeting – Review of
DRAFT Redevelopment Plan Update
14.Adjournment
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Agenda item 4,a– June 5, 2018 meeting minutes
BAYSHORE/GATEWAY TRIANGLE COMMUNITY REDEVELOPMENT LOCAL
ADVISORY BOARD MINUTES OF THE JUNE 5, 2018 MEETING
The meeting of the Bayshore/Gateway Triangle Community Redevelopment Advisory Board
was called to order by Chairman, Maurice Gutierrez at 6:06 p.m. at the Naples Botanical
Garden, Buehler Auditorium 4820 Bayshore Drive, Naples, FL 34112
I.Roll Call: Advisory Board Members Present: Maurice Gutierrez, Karen Beatty, Steve
Main, Shane Shadis, Dwight Oakley, and Peter Dvorak. Excused Absence: Larry
Ingram, Mike Sherman.)
CRA Staff Present: Shirley Garcia, Operations Coordinator, CRA; Tami Scott, Senior
Project Mgr.; and Debrah Forester, CRA Director; Naomi Hutcheson, Administrative
Assistant; Tim Durham, Executive Director of Corp Business Ops.
II.Pledge of Allegiance: The Pledge of Allegiance was led by Chairman Gutierrez
III.Adoption of Agenda: Item added to Agenda—6H: Mini Triangle Cell Tower. Motion
to adopt Agenda as amended by Peter Dvorak. Second by Shane Shadis. Passed
Unanimously.
IV.Adoption of Minutes: Peter Dvorak requested the word “limb” on page 2, under “VI.
A. Vacant Lots” be changed to “limbo” per typo. He also requested more clarification
be noted regarding the Community Redevelopment Area Advisory Board’s (CRA)
desire for the lender to either accept the CRA’s terms or have the titles taken to the
Board of County Commissioners (BCC). It should indicate that should the lender not
accept the CRA’s terms, then the matter would be taken to the courts, as they would
determine ownership and not the BCC. Motion to accept Minutes as amended by Steve
Main. Second by Karen Beatty. Passed Unanimously.
V.Community Presentation:
A.Affordable Housing: Commissioner Penny Taylor gave a presentation on
Affordable Housing in Collier County. This presentation was a response to the
CRA letter requesting no more affordable housing be built in the
Bayshore/Gateway Triangle CRA until it is more evenly distributed throughout
the county. Kim Grant, Director of Collier County Community Human Services
(CHS) and Cormac Giblin, Housing and Grants Manager, (CHS) was there to
assist with question on Housing Programs and Planning. A copy of the power
point presentation can be acquired upon request by contacting Commissioner
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Taylor’s office. Ph# (239) 252-8604, or email Sherry Greco at
sherry.greco@colliercountyfl.gov.
The presentation defined different tiers of affordable housing, and income levels.
The majority of funding to provide affordable housing funds comes from State
and Federal Government entities which typically focuses on the below 80% of
Area Medium Income (AMI) households. In Lee County, this is called
“Attainable Housing” to differentiate from the Section 8 “Affordable Housing”.
Property Appreciation is increasing in Collier County, resulting in higher
mortgage and rental rates. There were multiple questions related to the lien on the
Cirrus Point property, which is still being investigated. The majority of Collier
County’s Affordable Housing is in District 5—Golden Gate Estates and
Immokalee—and not East Naples. The pros and cons of renters versus owners
was discussed, along with zoning and management for mixed use and rental
properties. The statistics discussed involved all of East Naples, not just the
Bayshore area. Collier County has some of the lowest property taxes in Florida.
Developers are more apt to build in Lee County due to lower impact fees and
faster permitting processes. Zoning, Development, and Density Pools should be
reevaluated for the Bayshore area. Collier County Affordable Housing Advisory
Committee meetings are the first Monday of the month at the main government
complex, 3331 Tamiami Trail E, Naples, FL 34112, building F, 5th floor, at
8:00pm.
VI.Old Business:
A.Vacant Lots: No attorneys were present. Debrah Forester, CRA Director, relayed
the progression on the vacant lot issue. The lender is now proposing $20k per lot,
with $10k upfront and $10k upon obtaining a Certificate of Occupancy (CO). They
would start with a detailed timeline on five lots and acquire lots as they progressed.
Staff would like to take this issue to the BCC by July 10th, 2018, prior to the BCC’s
summer recess. Maurice suggested agreeing to the terms of $20k for 5 lots upon
conditions of completion, and retain the remaining 10 parcels to be released as the
CRA Board sees fit. Peter Dvorak made a motion to agree to the $20k per lot for
the first five lots—with $10k down and $10k at CO—and for the remaining 10 lots
to be conveyed back to the CRA immediately; the CRA will agree to release the
balance of the lot upon compliance compliance with construction timelines,
payouts, and architectural design concepts. Second by Shane Shadis. Yeas:
Maurice Gutierrez, Shane Shadis, Peter Dvorak. Nays: Karen Beatty, Dwight
Oakley, Steve Main. There was much discussion between staff, CRA Board
Members, and the community regarding legalities, timelines, history, and
preferences. The community agrees that the titles belong to the CRA, and is
confused by the issue. The desire to limit time and money in court with a Quiet
Title Transfer and negotiations has led to the continual discussion of the issue at
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CRA meetings. The ownership of the lots is not in question, it is a legal matter of
transferring the name on the title back to the CRA. The lots were originally sold
for $15k to Cal Montenegro. The additional $20k per parcel will result in a total
of $35k per lot. Karen Beatty made a motion to take the offered $20k for each of
five parcels with a 12 month timeline and the lender will sign over the remaining
10 lots to the CRA to do with as they see fit. Second by Steve Main. Yeas: Karen
Beatty, Peter Dvorak, Maurice Gutierrez, and Steve Main. Nays: Dwight Oakley,
Shane Shadis. Passed four to two. The CRA Board stated that should the lender
not agree to the terms, they will be taking all 15 lots back in court.
B.17 Acres-Staff Update: Arno has requested assistance with finances, totaling
$2.4M. The CRA recognizes that certain conditions and concessions were granted
to the mini triangle property, but those were recognized and approved prior to
finalization of negotiations. CRA staff is uncomfortable with a request for funds
after the process has already begun and the proposal was accepted by the CRAB
without CRA financial support. Based on brief analysis, Debrah indicated a 100%
tax increment rebate for 15 years would be necessary to equal the requested $2.4M.
The 17 Acres goes to the BCC on June 26, 2018. Maurice Gutierrez made a motion
to cease negotiations with Arno Inc and regroup. Second by Steve Main. Peter
requested discussion, suggesting that instead of ceasing negotiations, the CRA does
not want to entertain the subsidizing of the project by $2.4M. Modified motion:
Maurice Gutierrez made a motion to continue with the negotiations with Arno so
long as no changes are made to the original agreement. Second by Steve Main.
Passed Unanimously.
C.Redevelopment Plan—Staff Update: Tindal Oliver Design (TOD) is making
progress on the Community Redevelopment Plan. Staff is looking at dates for a
Community Outreach meeting in early September. CRA Advisory Board
recommended September 6 for the Community Outreach meeting. A special
meeting of the CRA Advisory Board to discuss the plan is tentatively scheduled for
October 11, 2018. Evan Johnson from TOD was in the audience. He had been in
town following up on field work.
D.Fire Suppression—Conditional Award Letter: Staff received a second letter
regarding the Community Development Block Grant (CDBG) for the Fire
Suppression Phase II project on Becca and Pine. Due to “an increase in HUD
funding allocations for CDBG, HOME, and ESG programs,” the CRA has been
conditionally approved for a $227,960 grant. This is less than the applied for
amount of $370k, but the City of Naples has agreed to fund the balance of the
project.
E.Linwood Pond Site: A timeline of the events revolving around the stormwater
management pond in the Gateway Triangle was included in the Agenda Packet.
The primary issue appears to be a lack of long-term funding for landscaping
maintenance. Changes to staff and delays in construction put the conversation on
hold for several years. Several avenues of funding were considered by previous
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staff with no success. This project may become part of the proposed Capital
Improvement list included in the redevelopment plan update if it becomes a priority
again. More discussions need to take place to further define the parameters and
funding of the project as well as long term maintenance solutions.
F.Website Update/Social Media: Staff has requested to open a Purchase Order (PO)
for a web design group to bring the CRA website up to date. Staff’s goal is to
update the website twice a month, with Agendas and Meeting packets. Currently,
CRA Social Media is being managed on the county level. A community member
mentioned that some high schools have internship programs for their senior year
students. Perhaps the CRA could look into having one of these students maintain
their website and social media accounts.
G.Public Art: Debrah has met with the Tourism Division Council (TDC), and they
have agreed to help fund the Public Art Plan for Collier County. This will be a
strategic art plan that encompasses all forms and levels of art. It will be discussed
at the next BCC meeting on June 12, 2018.
H.Mini Triangle Cell Tower: Zoning approved for the mini triangle. CRA Staff is
working with the Deputy County Manager and Crown Castle on the
decommissioning of the Davis tower, and the building of a new tower on
Kirkwood. All services located on the Davis tower will be transferred to the
Kirkwood tower. The terms to decommission, demolish, and relocate the tower are
part of the Purchase Agreement with REPI. The total cost is $1M. The CRA is
responsible for up to $500,000 and REPI is responsible for $250K and anything
above $750K will come from tax increment generated from the project. The Cell
Tower Agreement is scheduled for the July 10, 2018.
VII.New Business:
A. CBIG-Dr. Robert March, Harborside Animal Clinic, 2662 Davis Blvd: Dr.
March was out of town, but the matter of his CBIG grant will be going to the BCC
on June 12, 2018. He is requesting $30k to assist with the cost of installing offsite
drainage infrastructure to improve site drainage. The cost of the project is $73k-
$105k. All expenses have been vetted. Motion to approve Dr. March’s application
for a CBIG by Steve Main. Second by Peter Dvorak. Passed Unanimously.
B.Office Options: A spread sheet of the available options for a CRA office was
included in the Agenda Packet. The current office lease ends soon, and staff needs
to take their upcoming lease for approval to the BCC. The current landlord is in
the probate process in New Jersey, and then will need to go through the process
here in Florida. They cannot contribute towards office modifications and will most
likely raise the rental rate. There are two locations on Davis, one on Tamiami, and
one on Pineland. Layouts, locations, modifications, lease time frames, future
endeavors and accommodations for meetings were discussed. An option to
purchase a modular unit and place it on CRA owned property was also discussed.
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The CRA Board has requested a field trip to view the properties and for further
discussion. Debrah will make arrangements and staff will be in contact.
C.CRA Grant Guidelines: A list of grants offered by the CRA was included in the
Agenda Packet. The majority focus on renovation and not on new projects.
Currently all CRA grants must be approved by the BCC. Next year’s budget will
allocate additional funds for grant programs. However, staff noted that most
programs are for rehabilitation of structures and don’t incentivize new construction.
As part of the redevelopment plan update, staff will be reviewing options for
incentives that may include incentives for new developments. Consensus of the
Board was to support adding incentives for new development to the list of programs
in the future.
D.Opera Naples: Opera Naples has requested assistance with adding six streetlights
to improve safety along Linwood. They cannot be approved for a CRA site grant
as the project is in the Right-of-Way (ROW). To expand the Lighting District
would require door to door signatures and Opera Naples would be exempt because
they are a not for profit. Due Diligence has been done. There are six existing
electric poles. Cost per light would be $61.80 per month for LED and $41.00 per
month for standard lights. The county suggests LED as they are more cost efficient.
The installation fee would be waived should the CRA fund maintenance for up to
10 years. The Board has requested staff get more information: price of installation,
number of transformers needed, and price for transformers if needed. The Board
may be willing to fund for two years and then relook at the situation. Staff will get
final numbers from Florida Power & Lighting (FP&L) and bring the item back to
the Board.
E.Application for appointment-Gateway Triangle Resident- John “Steve”
Rigsbee: Steve Rigsbee application for the CRA Advisory Board is included in the
Agenda Packet. He knows many of the residents in the Gateway Triangle and
would be a great asset in connecting with this part of the Bayshore/Gateway
Triangle CRA. Motion to accept Steve Rigsbee Application by Steve Main.
Second by Peter Dvorak. Passed Unanimously. The appointment will be
forwarded to Wanda and put on the BCC Agenda as soon as possible.
VIII.Staff Report
A.Project Manager Report: Tami Scott, Senior Project Manager, highlighted a few
points from the Project Managers Report. The Food Truck Park is under
construction and scheduled for completion in September 2018. The Microbrewery
is under construction and scheduled for completion in October 2018. Harborside
Animal Clinic had its groundbreaking on May 15, 2018 and is estimated to be a
one year project. Woodsprings Suites site is cleared. Starbucks shell site work is
completed and work will begin on the interior space with opening scheduled for
October 2018. Racetrac has had no movement since the pre-app in March.
Compass Pointe is back on the market. Cirrus Pointe has been sold. The CRA has
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reached out to the new owners and anticipates a July meeting. Mattamay homes
has not provided any updates. Sabal Bay’s fencing has been put up and the site
cleared. Courthouse Shadows has been put on hold. The site that used to be the
Greyhound station on Davis Blvd had a site approval a year ago. There was
discussion regarding the activity at the corner of Davis Blvd and Airport Road
regarding Phase III of Porsche construction—accessory use with power washer—
and Holmes Oil relocating. A right-hand turn lane is being constructed to
accommodate traffic. Sunbelt Rentals and Sar Bay Marina are both under review
for new buildings.
B.Financials: A handout of the monthly Financials was distributed to the CRA. Staff
is very close to achieving the Board’s desires in this retrospect.
IX.Other Agency’s
A.Collier County Code Enforcement: John Johnson, Code Enforcement, brought in
an updated listing of the Code cases for the Bayshore/Gateway Triangle
Redevelopment Area. He clarified timelines and what could and could not be done
on a few specific cases that were inquired about. Many of the cited code violations
have been resolved, but there are still some water drainage issues. BTR means
Business Tax Receipt.
B.Collier County Sherriff Department: Sherriff Mike Nelson has been very busy,
but the Bayshore Area in general has been fairly mellow. The situation on Orange
has been taken care of. A property on Connecticut has been demolished. There
was as burglary on Constitution for the first time in 20 years and the perpetrator
has already been apprehended.
X.Correspondence and Communications:
A.Walking Audit: Discussion about the Walking Audit Report have been put off
until October 2, 2018. Copies of the report have been given to Tindal Oliver for
consideration while compiling the Redevelopment Master Plan.
XI.Public Comments:
Community member Adam asked if the CRA would be putting in more
roundabouts, as there appeared to be several indicated on the maps up in the
auditorium. Evan Johnson of TOD stated the maps were for display purposes only
and a representation of community wishes from discussions during the
Redevelopment Plan Workshops and not actual projects.
XII.Staff Communication: None
XIII.Advisory Board General Communication:
Maurice Gutierrez inquired about the property near Real McCaw for additional
parking that the Board was interested in purchasing. Staff reported they were
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working with Real Property to get approval on the purchase. However, with the 17
acres not being sold, was the site near Real McCaw still of interest of the Board.
Consensus of the Board was the 17 acres was a far walk from the activities
underway closer to the Bridge and the purchase of the vacant lot would
accommodate the new developments coming in. Staff will continue to work on
potential purchase.
XII.Next Meeting Date: A special meeting will be scheduled in June to discuss the
office location. Staff will reach out to Advisory Board members with dates and
times. A field trip to look at Office Locations will also be set up. Next regularly
scheduled meeting is July 10, 2018.
XIII.Adjournment – The meeting adjourned at 9:11pm
__________________________________________
Chairman Maurice Gutierrez
Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
Agenda item 4,b—June 13, 2018 Special Meeting Minutes
Bayshore Gateway Triangle Community Redevelopment Agency
AGENDA
Bayshore CRA Office: 3570 Bayshore Dr., Naples, FL 34112
Special Meeting June 13, 2018
5:30 PM
Chairman Maurice Gutierrez
Karen Beatty, Peter Dvorak, Larry Ingram,
Steve Main, Shane Shadis, Michael Sherman,
Dwight Oakley, Steve Rigsbee
1.Call to order and Roll Call: Advisory Board Members Present: Maurice Gutierrez,
Karen Beatty, Steve Main, and Dwight Oakley. Excused Absence: Larry Ingram, Mike
Sherman, Shane Shadis, and Peter Dvorak.
CRA Staff Present: Shirley Garcia, Operations Coordinator, CRA; Tami Scott, Senior
Project Mgr.; Debrah Forester, CRA Director; Naomi Hutcheson, Administrative
Assistant; Tim Durham, Executive Director of Corp Business Ops.
2.Pledge of Allegiance Led by Chairman Maurice Gutierrez
3.Adoption of Agenda Steve Main made a motion to adopt the Agenda as is. Second by
Steve Rigsbee. Passed Unanimously.
4.Old Business
a.CRA Office Space Options – Action Item (Attachment): Staff had narrowed office
location options to three choices for the Community Redevelopment Area Advisory
Board Members (CRA) to choose from:
Address Sq Ft/Sq ft rent Monthly Renovation Total Annual
Pineland Plaza, 2348 Pineland Ave 2300/$16.00 $3,392.50 $1,150.00 $54,510.00
Pineland Plaza, 2348 Pineland Ave 3300/$16.00 $4867.50 $4,867.50 $77,910.00
Davis Village, 2770 Davis Blvd 2378/$17.00 $4,310.13 $333.33 $55,721.50
Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
Staff Comments: Staff would like to focus on a 2-3 year lease with options of
renewal, with a possible, future location in the Mini Triangle or 17 Acre. Staff would
like to take a recommendation from the Advisory Board to the CRAB before they
break for their summer recess on July 10, 2018. Advisory Board wondered about the
modular office idea. Staff was under the impression the Advisory Board was not
interested in this option due to the cost for set up and lack of parking on available
locations. The Advisory Board likes the current location, and inquired about
renovations. Renovations for current building to be brought up to office standards
would be approximately $100k. The current location will also need to go through
probate before the new owners can move on making changes. The current owner is
currently conducting an appraisal on the building and most likely will be looking at
raising the rent to market rates. Staff is also concerned that if permits are pulled to
renovate, there may be additional unforeseen cost due to bringing the office up to
code. The current office is also difficult for staff to accomplished needed task and
hold meetings due to the design and acoustics. There are currently no available
locations on Bayshore. CRA community meetings are scheduled through the end of
the year to be held at the Naples Botanical Gardens and they can continue there in
2019. All 3 presented locations have adequate accommodations for the Bayshore
Beautification MSTU and Haldeman Creek Dredging MSTU meetings. Davis office
is very nice, professional fit and finish but the conference room is small and some
minor renovations would be needed to enlarge it to accommodate the MSTU
meetings. Concerns were raised as to the location on the 2nd floor and not a walk in
friendly location. Pineland has two shell units, so CRA would have input on build
out for either space. The larger space at Pineland could handle the community
meetings. The cost to renovate the space would have a lower economic impact to the
CRA if the lease was for three years. There are questions as to whether the elevator
at the Davis address is open or requires a passcode. Assurance should be acquired
that the owner will finish the floors and walls for the Davis location. A reception
Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
space should be available to handle those coming into the CRA and direct them to the
appropriate staff member. Build outs/Renovations will commence upon lease
agreement and it is staff’s hope that the move would happen by October 2018. Steve
Main made a motion to recommend the end cap unit on Pineland with a 3 year lease
agreement. Dwight Oakley made a motion to recommend the Davis location for a 3
year lease agreement. Shirley Garcia informed Dwight that they must vote on the
first motion before another is proposed.
[Motion restated] Steve Main made a motion to recommend the end cap unit in the
Pineland Plaza at 2348 Pineland Ave, Naples, FL 34112. Second by Karen Beatty.
Yeas: Steve Main, Maurice Gutierrez, Karen Beatty. Nays: Steve Rigsbee, Dwight
Oakley.
Staff will take the recommendation for the Pineland location to the BCC. It will
hopefully be on the Consent Agenda for the July 10, 2018 regularly scheduled
meeting.
b.17 Acres - Staff update: Arno’s Financial partner has withdrawn. Arno is still very
committed to the Cultural Arts Center and is looking for another backer. This was the
most viable financial partner he had worked with thus far. At this point, any other
potential financial backers would have to be cash-in-hand ready. Staff will be
requesting that the CRAB terminate negotiations with Arno and add the 17 acres into
the redevelopment plan update. This project has been very important to the CRA, but
there seem to continually be a disconnect between the communities’ vision and the
developers vision and allowances. There were suggestions that the site could be
connected to Sugden Park and partner with Parks and Recreations. There are multiple
cultural elements that could be implemented on the site. Dwight Richardson from the
Cultural and Performing Arts Center (CAPA) told the board that CAPA is still very
interested in working with the CRA towards a Cultural Arts Center, and that they
Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
hope the issues with the developer do not give the impressions that CAPA is not still
committed to the project. The Board discussed the connection to Sugden Park and
the challenges with limited access due to the conservation easement, while a
pedestrian bridge might be possible to Sugden Park, fully opening the property for
vehicle access into the park is not an option. A library, school for the arts, and
amphitheater were suggested. As part of the next steps, the county has access to a
survey system, similar to Survey Monkey, that can be used to seek community input
on the future for the 17 acres and it can be a helpful tool in determining what the
Bayshore/Gateway Triangle residents are interested in supporting. The consultants
working on the CRA Redevelopment Plan are currently doing a charrette for the Mini
Triangle property and could conduct one for the 17 Acres should the need arise.
5.Public Comment: Is it the CRA desire to have rentals on the 17 Acres? No. The
zoning is approved for 40 units, recent proposals were received that extended the
zoning, so a rezoning would be needed. The Advisory Board was interested in
purchased condos and not rentals. However, as the developers and financial partners
have reviewed the site rental units have been presented as part of the updated pro
forma. Angelina Tulia asked about the connection to Sugden Park, and would they be
building into the park. It has always been the desire of the CRA to have a connection to
the park. The conversations to this point have included putting in a bridge to connect
the two. There would be no development of residential property on Sugden Park.
6.Staff Comments: Debrah informed the CRA that Tim Durham would be leaving the
county to pursue other career options. He has been extremely helpful and an amazing
asset for both the CRA and Collier County in general. He will be missed by all, and
everyone wishes him the best of luck in his future endeavors.
7. Advisory Board Comments: The CRA inquired about progress in finding an Art
Consultant. Debrah Forester reminded the board that at the last meeting, she had
mentioned the Tourism Department’s contribution to fund a Strategic Art Plan for
Collier County. CRA Staff has asked to be included in these conversations and to
Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112
Phone: 239-643-1115
Online: www.bayshorecra.com
piggy-back on their plans should they align with the CRA vision. This will save the
CRA time and money in implementing their own Public Art program. Staff mentioned
the importance of having Bayshore part of the County-wide discussion. As the
redevelopment plan update is developed the discussion on public art will continue and
will most likely be incorporated into the new document.
8.Next meeting date: July 10, 2018
9.Adjournment @ 6:38 pm.
Bayshore Gateway Triangle Office Options
Attachment A
Location
Square
footage
Rent Per
Square Foot Annual Rent
CAM Per
Square
Foot Annual CAM*
Rent
Increase Utilities
Other
Expenses First Year Second Year Third Year Available
2348 Pineland Ave 3,300 $17 $56,100 $3.18 $10,494 3%
Tenant pays
Water and
Electric $39,000.00 $66,594 $68,277 $70,325 After buildout
$13,000 $13,000 $13,000 November 1, 2018
$79,594 $81,277 $83,325
2770 Davis Blvd.2,378 $17 $40,426 $4.75 $11,296 3%
Tenant Pays
electric $8,000 $51,722 $53,273 $54,871 August 1, 2018
Landlord will credit CRA with one month rent for needed rennovations - $3368 $4,632
$56,354 $53,273 $54,871
* Increase in CAM subject to annual review
Other Expenses -renovations to update location not including signage
Pineland - extensive buildout to accommodate needs
Davis - removal of one wall to expand conference room. CRA staff estimate at $8,000
Annual Rent
Attachment 7 A - Office Space
DRAFT Page 1 of 24
To: Debrah Forester, Director, Bayshore Gateway Triangle CRA
From: Evan Johnson, Project Manager, Tindale Oliver
Subject: Bayshore Gateway Triangle CRA Plan Update, Task 1.1.1 Memo - DRAFT
Date: May 29, 2018
Introduction
This memo presents analysis and key findings for items listed in Task 1.1.1 of the project scope. Sections and figures are labeled corresponding
to the draft Assessment Memo outline for cross-referencing purposes.
3.2 Plan Document Assessment
This section reviews existing plans and documents created for the CRA area or that may have implications for the CRA Redevelopment Plan
update. These plans and documents cover a wide range of topics, including growth management, transportation, housing, and arts and culture.
A list of general key takeaways is provided upfront, followed by Figure 3.2 which provides a basis for the general takeaways, showing a
description and implications of each plan or document.
Existing Plan Review Takeaways
Growth:
o The northern part of CRA is identified as an opportunity area for growth in the Collier MPO 2040 LRTP. Growth projections
based on TAZ data will need to be accounted for as part of the Redevelopment Plan update.
Development and Redevelopment:
o This current assessment of the CRA needs to evaluate the status of efforts to address blight as identified in the 2000 CRA Plan, as
well as the status of phased projects from the 2000 Plan.
o The densities and intensities allowed as part of the Bayshore/Gateway Triangle Redevelopment Overlay and the Mixed-Use
Activity Center need to be evaluated and considered in terms of promoting growth.
o The CRA area contains or is near a number of notable parks/recreation destinations:
Attachment 7c i - Initial Analysis
DRAFT Page 2 of 24
Sugden Park is a regional destination with inland beach/water access with proposed connections to nearby development
and parks
East Naples Community Park is a pickleball hub that creates sizable economic impact for the area
Bayview Park is nearby and provides water access
Naples Botanical Gardens
These existing destinations need to be considered when evaluating improvements and new development and redevelopment.
o Arts and culture is a focus of development, particularly along Bayshore Drive. A parallel parking/road diet was recommended to
promote the community character and allow additional on-site parking access for establishments along the roadway. These
efforts should be holistically evaluated in the assessment memo for opportunities to build on the arts/culture district
designation and community-focused improvements along this corridor.
Affordable Housing:
o Plans and studies reviewed below identified the CRA, including its activity center, as an area to increase density and the supply
of subsidized or mixed-income housing. The area can also supplement density with mechanisms like the Affordable-Workforce
Housing Bonus. This assessment should:
Identify projects that have successfully taken advantage of the Affordable-Workforce Housing Bonus.
Evaluate opportunities to supply affordable housing in conjunction with transportation access and employment centers.
Transportation:
o Sections of Tamiami Trail and Airport Pulling in the northern Triangle area were identified as high crash areas. This assessment
for the CRA Plan update should document efforts from responsible transportation agencies to address these problems and also
provide a status update on bicycle and pedestrian improvements from the Pathways Plan update.
o The East Naples Discovery Report provided additional bicycle and pedestrian improvement recommendations for Bayshore
Drive, and the Bayshore Beautification MSTU Master Plan includes vision concepts, goals, and objectives related to streetscape
and bike/pedestrian improvements. Recommendations from these plans should be further considered as part of this
Redevelopment Plan update.
o The CRA area has existing transit service. Transit improvements that intersect with the CRA are identified in the Collier MPO
2040 LRTP. This assessment for the CRA Plan update needs to evaluate the status of projects planned/undertaken. These
projects should be considered in conjunction with improvements to other transportation modes (walking, biking, CRA-specific
transit options), housing provisions, and new development.
DRAFT Page 3 of 24
Figure 3.1 Existing Plan Review Matrix
Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Collier County
Growth
Management
Plan
Includes various
elements with
provisions to manage
growth in the County;
Elements of particular
relevancy are Future
Land Use, Housing, and
Transportation.
Future Land Use Element (specific density and intensity considerations are analyzed in a separate
matrix – see Table 3.5 Allowable Densities in this Assessment Memo):
There is a specific Bayshore/Gateway Triangle Redevelopment Overlay designation.
This overlay area overlaps with Mixed Use Activity Center #16 US 41 and Airport Pulling Road
(additional provisions for Mixed Use Activity Center Subdistricts are included in the Future
Land Use element)
Provisions for the overlay also reference additional Density Rating System provisions in the
Future Land Use element, which include an Affordable-Workforce Housing Bonus with
reference to the Affordable-Workforce Housing Density Bonus Ordinance (Section 2.06.00 of
the Land Development Code, Ordinance No. 04-41, as amended, adopted June 22, 2004
and effective October 18, 2004).
Transportation Element:
The South US 41 Transportation Concurrency Exception Area (TCEA) overlaps with the CRA
area.
2000 CRA Master
Plan
Primarily provides goals
and objectives to meet
to address problems
laid out in the blight
findings
The findings of blight summary indicate the problems identified in the CRA:
Predominance of defective or inadequate street layout; problems include: inadequate street
layout and design, commercial parking problems, a lack of streetlights along major arterials
and most local streets, a lack of sidewalks, and a lack of neighborhood connections.
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; general problems
include lots not meeting minimum size requirements and residential densities lower than
approved densities
Unsanitary or unsafe conditions, including heightened plumbing and overcrowding problems
relative to the County, two unsafe structures, and a lack of sidewalks and streetlights
Deterioration of site or other improvements, including drainage problems
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Additional problems included a lack of connectivity, parking for commercial lots, and public
transportation in the study area; problems with the current right of way along Shadowland
Drive; local streets not meeting right-of-way, pavement, and sidewalk standards; and
potentially housing affordability.
The Plan also includes goals for redevelopment via an Urban Design Framework that includes site
design standards and a landscape/streetscape framework. Goals for redevelopment as laid out in a
Future Land Use map with specific areas targeted for redevelopment including:
The Triangle Area (Tamiami Trail, Davis Boulevard, alignment of Pine Street)
Naples Plaza and surroundings
Gulfgate Plaza as a Town Center
Commercial uses on the Naples Steel properties and other properties around Gulfgate
Residential uses south and west of Gulfgate
Infill multi-family and single-family residential in the Shadowlawn neighborhood
Infill commercial uses for the Haldeman Creek entertainment center
Infill mixed multi-family and commercial uses along Bayshore Drive north of Lake View Drive
Infill residential and commercial uses in Bay Center area at Bayshore Drive and Thomasson
Drive, with additional opportunities available
There are Neighborhood Focus Initiative improvements for:
Bayshore neighborhood
Shadowlawn neighborhood
Stable neighborhoods include:
Windstar
Sable Bay (Hamilton Bay)
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
A phased list of development/redevelopment projects and Neighborhood Focus Initiative efforts is
presented in this plan. The current Redevelopment Plan update will need to evaluate what has been
done to address problems and meet goals laid out in the original plan, understand what remains to be
done, and identify any problems or goals that need to be re-evaluated or added. It also needs to
evaluate the status of the phased projects (see section 3.3 Evaluation of 2000 CRA Master Plan
Efforts).
Parking Needs
Analysis for
Bayshore Drive
(from US 41 to
Thomasson Drive)
February 2017
Analyzes parking and
roadway conditions
and needs to:
determine how the
current and future
parking supply can
best serve growing
development and
redevelopment in
the Bayshore CRA
area.
evaluate whether
there is an
opportunity for on-
street parking
evaluate the
possibility of a
reduction in road
section from 4
lanes to 2 (“road
diet”).
Noted Existing Conditions for Parking:
The total number of existing parking spaces (including private) is 511.
On-street parking along Bayshore Drive or any of the side streets is not provided.
Some businesses have overcrowded parking within their properties and spillover parking is
occurring on grass shoulders of side streets.
Rear parking is identified as “Auxiliary Parking Zone” in the Bayshore CRA Master Plan. These areas
can be acquired by either the CRA or business owners in the future.
Conclusions:
131 additional on-site parking spaces are needed to service current demand.
A road diet from 4 to 2 lanes is feasible along Bayshore Drive (LOS D will be maintained through
2040). Such a project would improve overall safety and conditions for all road users.
The existing typical section on Bayshore Drive can accommodate parallel parking, one traffic lane,
and one bike lane in each direction. This typical section would accommodate 178 parallel parking
space on Bayshore between Thomasson and Weeks. Additional parallel spaces can be added if
shared driveways are coordinated.
Recommendations:
Implement the road diet and reduce speed limit to 30 mph.
Complement on-site parking with on-street parking; possibly create a parking bank for developers
to purchase parking credits for on-site needs that would pay for project construction costs.
Complement on-street parking with additional options (e.g. auxiliary parking and site parking)
Arrange to have driveways eliminated, modified, or shared for additional parking. Pursue crediting
system to interconnect.
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Increase future parking availability with additional pubic and/or private lots identified in the
Bayshore CRA Master Plan; consider shared parking and an incentive program to eliminate
driveways.
Improve bus stops.
Evaluate existing and expected through and turning volumes; pursue left-turning lane or traffic
calming opportunities.
Consider additional traffic calming measures such as one-lane roundabouts and other intersection
improvements.
Create final engineering drawings for the project.
Collier MPO
Comprehensive
Pathways Plan (A
Technical Guide)
2012
Provides a prioritized
list of bicycle and
pedestrian needs and
improvements, as well
as general policy and
program
recommendations to
guide project selection
and accommodation of
bicycle and pedestrian
modes.
The plan identifies some high priority bicycle infrastructure improvement projects and major pathways
that intersect with the CRA area:
Two high priority bike facility projects lie within or intersect with the northern part of the CRA
area: bike lanes on both sides of Davis Boulevard between Tamiami Trail E and Airport Pulling
Road S; and bike lanes on both sides of Airport Pulling Road S between Radio Road and
Tamiami Trail E
Tamiami Trail, Davis Boulevard, and Airport Pulling Road are identified as significant corridors
in the plan and intersect with the CRA area.
Naples Bay Greenway passes through the southern section of the CRA up Bayshore Drive
Note that this plan is currently being updated.
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Collier County
Community
Housing Plan
2017
Plan documenting
housing conditions and
needs, a vision for the
future of housing in
Collier County, and
recommendations and
implementation
guidance to move
towards that vision.
The Housing Plan provides an implementation plan to create new or continue/strengthen existing
strategies to facilitate the provision of affordable housing.
A notable recommendation is to increase density in the CRA area, as well as require residential
units and allow higher densities in Activity Centers and Strategic Opportunity Sites (a section of the
CRA overlaps with an activity center). According to the Plan, current density limits are 16
units/acre. A target maximum density for Activity Centers and Strategic Opportunity Sites is 20-25
units/acre, while suggested maximum densities from the referenced ULI study range from 30-35
units/acre.
An additional recommendation noted is the continuation of the use of CRA funds to “correct
deteriorating physical and economic conditions, including housing affordability issues…”
Affordable housing opportunities and allowable densities should thus be evaluated for the Activity
Center overlapping the CRA.
On April 24, 2018, the Board of County Commissioners voted to have staff follow up on the following
items related to the Community Housing Plan and bring them forward for future discussion:
Amendments to the Impact Fee Deferral Program
Establishment of a new or superseding local housing trust fund with guidelines to use the money
with the understanding that ad valorem and linkage fees would not be used as funding sources
Process to establish a community land trust
“Housing that is affordable” marketing, public relations, and communications plan.
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Urban Land
Institute Advisory
Services
Collier County
Florida:
Expanding
Housing
Affordability,
2017
Provides a strategy and
basis for
implementation for
Collier County to meet
housing affordability
needs
The report affirms that the housing affordability problem continues in Collier County since being
identified in the 2000 CRA Master Plan. In 2015, an estimated 40% of households in the County were
cost-burdened (spending more than 30% of gross income on housing). This information suggests that
housing affordability remains an issue for CRA redevelopment, and the report notes that the Bayshore
Gateway Triangle CRA might serve as an opportunity site for increased density and mixed-income
housing.
The report also provides recommendations for County action, which may influence or provide a model
for redevelopment at the CRA-level. Those that the CRA might incorporate in its own planning efforts
include:
Creating a vision for the future community
Recognizing that housing affordability affects all segments of the community
Increasing the supply of affordable housing by adding to the current supply and maintaining
existing affordable units
Developing solutions that link housing with access to transportation options
Establishing transportation corridors to target mixed-income, multifamily housing
development
Raising public awareness, educate, and communicate with the community about housing
affordability
Additional recommendations that may affect affordable housing as part of CRA redevelopment if the
County acts on them include:
Adopting a smart code to distinguish between urban and rural parts of the county
Reactivating and using the Affordable Housing Trust Fund
Consider establishing an enhanced minimum wage ordinance
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Collier MPO
Pedestrian and
Bicycle Safety
Study
2014
Analyzes bicycle and
pedestrian crash data
so the MPO and
jurisdictions can
identify future pathway
improvement projects
and other initiatives to
improve pedestrian and
bicycle safety
One of three street corridors identified as having the highest volume (more than 10 crashes) and
highest severity (more than 25% of crashes are fatal or incapacitating) of crashes in a cluster lies in the
northeast corner of the CRA area along Airport Pulling Road between Great Blue Drive and Estey
Avenue. One of two street corridors with the highest volume of crashes and moderate severity of
crashes (1-25% of crashes are fatal or incapacitating) was on Tamiami Trail E between Commercial
Drive and Seminole Avenue. A follow-up Road Safety Audit with more detailed analysis and
identification of safety issues with corresponding short-, mid- and long-term suggestions was
completed. These corridors will likely need particular attention for street improvements completed as
part of CRA redevelopment, with an emphasis on safety, and may require coordination with
improvement efforts stemming from the MPO and the Florida Department of Transportation (FDOT),
District 1.
Collier MPO
Connecting Our
Neighborhoods:
Walkable
Community Study
2010
Evaluates bicycle and
pedestrian mobility
issues and overall
walkability of the
Bayshore Beautification
MSTU and Bayshore
Triangle
Redevelopment Agency
areas.
The Study split the area into the Bayshore neighborhood (roughly corresponding to the CRA area
south of US 41) and the Gateway Triangle neighborhood (roughly corresponding to the CRA area along
and north of US 41) and rated walkability from A to F based on five pedestrian measures (directness,
continuity, street crossing, visual interests and amenities, and security). Overall, the combined areas
received a C rating, with highest priorities along Shadowlawn and Thomasson Drive because of their
close proximity to elementary schools.
Findings for the Bayshore neighborhood include:
The Bayshore neighborhood received a D rating, with the highest priority needs for bicycle and
pedestrian facilities along Bayshore Drive and Thomasson Drive due to the amount of bicycle and
pedestrian use. Additional needs for the Bayshore neighborhood include:
3 additional East/West pedestrian crossings on Bayshore Drive
Bayshore Drive and Thomasson Drive wayfinding signs
A public event (such as a 5k) to raise awareness about and encourage a bicycle and pedestrian
friendly atmosphere
Shelters at bus/school bus stops
A study to identify locations for lighting improvements
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
A pedestrian connection to Sugden Park, along with an intra-park pathway network linking Sugden
Park, East Naples Community Park, Bayview Park, and 17-acre site.
Evaluate function of bridge in relation to transportation corridor
Pedestrian improvements at Bayshore Drive and Thomasson Drive
A west side crosswalk at Bayshore Drive and US 41
Colorized, skid-resistant bike lanes
A greenway at Thomasson Drive and Hamilton Avenue
Evaluate pedestrian crossing at Thomasson Drive and Hamilton Avenue due to visibility
Pedestrian improvements near Avalon Elementary
The Gateway Triangle neighborhood received a C rating, with highest priority needs along
Shadowlawn Drive and Linwood Avenue due to amount of bicycle and pedestrian use. Additional
needs for the neighborhood include:
“Bayshore Drive” type lighted crosswalk at Shadowlawn Drive and Francis Avenue intersection
Crosswalk on US 41 on NW side of Shadowlawn Drive to SW side of Bayshore Drive
Neighborhood traffic calming features at Linwood Avenue and Linwood Way to separate
residential from commercial sections
Thermoplastic, high visibility crosswalks
Gateway triangle logo on sidewalks
Speed limit and pedestrian caution signage
Survey to determine location of lighting improvements
Evaluate future CAT bus routes
Bus shelters and signage
Gateway Triangle pathway around storm water pond to connect Linwood Way and Francis
Avenue/Lee Street; link this pathway to the Bayshore Drive pathway network and the Gordon
River Greenway project
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
2018 East Naples
Discovery Report
(PowerPoint
presentation)
An analysis of the
Bayshore Drive corridor
area between Weeks
Avenue and North
Street using the Blue
Zones health and
longevity lens to
support walking, biking,
and retail
The study found that adding the median, slimming lanes to 10 feet, and creating bike lanes in 2012 has
improved walking and bicycling along Bayshore Drive. Opportunities to further enhance the corridor
include:
Marquee projects
Advance Bayshore Drive road diet and use curb extensions
Create a link trail to Sugden Regional Park
Trial a “home street” (more walking, biking, street play) on Jeepers Drive, N Road, or Short Road
Plan an urban village for East Naples
Capacity-building opportunities
Have schools lead work with Safe Routes to School coordinator (involve youth in planning)
Develop a complete streets outreach and education plan
Policy opportunities
Reduce speeds in school zones to 20 mph
Choose a “roundabouts first” intersection policy
Adopt a Vision Zero policy
2011 Bayshore
Beautification
MSTU Master
Plan
Master Plan based on
identified vision, goals
and objectives; public
participation; and
research and analysis
Lists vision concepts, goals, and objectives related to positive marketing of the area, promotion of
artists, Smart Growth approaches to design, “green” principles in streetscape design, and
cleanliness/safety.
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
Collier MPO 2040
Long Range
Transportation
Plan
Includes growth
analysis, long range
transportation goals
and objectives, a
transportation needs
assessment, a financial
plan, and a list of cost
feasible projects for the
MPO area.
The following summarizes findings that provide insights on the CRA area or may influence
redevelopment efforts in the area. Findings are categorized by growth analysis, where population,
dwelling units, and jobs are projected to increase; corridor characteristics that identify key information
for roadways intersecting the CRA area; and project findings, including projects in general that are
identified and projects that are designated as cost feasible based on anticipated funding.
Relevant growth analysis findings:
The Davis Boulevard/Tamiami Trail East/Airport Pulling Road Triangle (in the northern part of the
CRA area) is identified as an area of growth.
Committed highway projects for 2020:
Intersection improvement of added turn lanes at Airport Pulling Road and Davis Boulevard.
Relevant findings for corridor characteristics in the CRA:
As part of the freight corridor network, Davis Boulevard is identified as regional freight mobility
corridor, and Tamiami Trail is identified as a freight distribution route for sections intersecting the
CRA area.
Tamiami Trail and Airport Pulling Road are identified as high crash corridors, including corridor
sections that intersect with the CRA area.
Relevant cost feasible project findings (not including unfunded projects):
A partially funded highway improvement (add 2 lanes with sidewalk, bike lane, curb and gutter,
and inside shoulder paved) is identified for SR 84/Davis Boulevard just east of the intersection with
Airport Pulling Road.
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
The plan of cost feasible projects includes improvements related to certain transit routes in the
CRA area: Route 19 realignment via Ave Maria (runs along portion of Airport Pulling Road in CRA
area), express services between Collier Government Center and SWF Airport (runs along portion
of Airport Pulling Road in CRA area), and the Collier-Lee County Connector (runs along portion of
Tamiami Trail in CRA area)
Other projects identified as needs:
A Congestion Management System/Intelligent Transportation System (CMS/ITS) project is
identified for Airport Road where it intersects with Tamiami Trail E
New local transit service connecting Collier County Government Center and CAT Operations
Center along Radio Road and Davis Boulevard, with a loop on County Barn Road and Santa
Barbara Boulevard.
2011 Collier
County Parks and
Recreation
Master Plan
Assesses current and
projected conditions to
optimize the County’s
parks and recreation
resources and assets, as
well as strategically
plan for the future.
Parks near the CRA include Sugden Regional Park, East Naples Community Park and Bayview
Regional Park.
Sugden and Bayview Regional Parks provide water access.
Note that this plan is currently being updated. A notable takeaway from the current update
process is that East Naples Community Park has become a sports tourism venue for pickleball in
hosting the US Open Pickleball Championship. The first Championship was held at the park in
2016 and contributed $2.5 million worth of direct economic impact through hotels,
restaurants, attractions, and local businesses. The park also hosted the 2017 Championship,
with plans to host the 2018 Championship as well.
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Existing Plan
Documents Plan/Study Overview Key CRA Redevelopment Plan Implications
CRA Resolution
No. 08-60:
Cultural District
Resolution related to
creating a cultural
district in the CRA.
Includes a proposed boundary for a cultural district along Bayshore Drive and on the Gulf Gate Plaza,
17-acre development, arboretum, and Naples Botanical Garden sites. The CRA accepted the boundary,
as well as a mission and vision. The CRA recommended that the BCC use the boundary to create a
Cultural District and Plan by ordinance. The resolution references a Cultural Needs Assessment Report
identifying next steps which include:
Performance/exhibition venue proposals for 17-acre site
A detailed master plan for the district
A specific study of the individual artist market for live, live-work, and studio-exhibit space
A Marketing and Promotion Plan for the district
A management and funding source for continued research, planning, and implementation
items for the district.
3.3 Evaluation of 2000 CRA Master Plan Efforts
This section provides a more detailed status update of the phased project plan presented in the 2000 CRA Master Plan. Figure 3.2 shows the status
of each project in terms of whether it has been accomplished, is in the process of being completed, or has changed course or is no longer relevant
to current redevelopment plans.
Figure 3.2 2000 CRA Master Plan Project Status
Projects 2000 Master Plan Description Status
Catalyst Redevelopment Projects
Triangle- Hotel
and Restaurant
Redevelopment of western apex on the Triangle with the hotel and restaurant. A mixed-use project on the
CRA-owned site east of the
apex parcel is currently
under review (see “Gateway
Mini Triangle Project” in
Figure 5.7 for more details)
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Projects 2000 Master Plan Description Status
Triangle - Flex
Office/Warehouse
Flex office/warehouse facilities immediately east of the hotel/restaurant project; the
project would consist of buildings flanking Commercial Drive.
Phase II: continue redevelopment of the Triangle between Commercial and the projected
alignment of Pine with the balance of the flex-space as illustrated in the 2000 CRA Master
Plan.
Town Center
Redevelopment of Gulfgate Plaza and construction of supporting parking to the west
Phase II - Town Center housing: redevelopment of the area west and south of the Town
Center with a mixture of townhouse and low-rise apartment residential development
Gulfgate Plaza currently has
tenants; consideration
needs to be given to the
type of establishments
desired for this space.
Entertainment
Center
Entertainment Center around the Bayshore Drive Bridge over Haldeman Creek; the Center
will provide plaza areas flanking Bayshore on the north side of the creek with commercial
uses focusing on the creek, canals, and plazas. The Bayshore Drive Landscape Alternatives
study would also weigh on bridge design improvements.
Three60 Market has
been established west
of the bridge and south
of the creek;
construction of a food
court is underway on
the north side of the
creek under the same
ownership as Three60
Market.
Additional Redevelopment Projects
Naples Plaza
Property
A development group initiated discussion on the redevelopment of this approximately 10-
acre property (and perhaps more) as a medium density, multi-family residential project
accompanied by a small amount of convenience commercial development. While plans
were not available at the time of the 2000 Master Plan, the site could accommodate
approximately 115 units.
Naples Steel
Property
The owners of Naples Steel discussed redevelopment of their existing fabricating and
related facilities, as well as an adjacent vacant parcel used to support the construction of
the Tamiami Trail. No indications of use were available at time of 2000 CRA Master Plan.
WoodSpring Suites
currently being developed
on 3 acres.
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Projects 2000 Master Plan Description Status
Neighborhood Focus Initiative
Shadowlawn
Implementation of housing finance and development support programs to produce
three new affordable residential units per year for a total of 15 new units
Implementation of housing finance and development support programs to produce
significant upgrading of two existing affordable residential units per year for a total of
ten upgraded units
Expansion of the Wild Pines Apartment Community by 104 units; the Master Plan
noted that this project may have secured financing as of the Plan writing.
Design and installation of four neighborhood gateway features
Traffic calming efforts through the closing of Linwood Avenue one block west of
Pelton Avenue
The extension of Pelton Avenue northward to Linwood to provide better internal
circulation in the neighborhood
Phase II:
Implementation of housing finance and development support programs to produce
three new affordable residential units per year for a total of 15 new units
Implementation of housing finance and development support programs to produce
significant upgrading of two existing affordable residential units per year for a total of ten
upgraded units
Bayshore
Completion of the landscape and streetscape improvements along Bayshore Drive
from Tamiami to Thomasson (project under construction with funding by an MSTU)
Implementation of housing finance and development support programs to produce
five new affordable residential units per year for a total of 25 new units
Implementation of housing finance and development support programs to produce
significant upgrading of three existing affordable residential units per years for a total
of 15 upgraded units
Botanical Garden: continued utilization of the Prelude Garden and development of the
overall garden on the newly defined site
Roundabout will be put
in at Bayshore and
Thomasson as an MSTU
project.
Additional
beautification and
roadway improvements
are planned for
Hamilton Avenue and
Thomasson Drive.
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Projects 2000 Master Plan Description Status
Neighborhood Park: preparation of acquisition and design studies by the County for
the conversion of the Prelude Garden site into a neighborhood park with pedestrian
link to Avalon Lake Regional Park (now Sugden Regional Park) to the east
Sable Bay (Hamilton Bay): This project received DRI approval over ten years prior to
the 2000 CRA Master Plan and was restrained by legal actions as of the writing of the
Plan. It was anticipated that development should commence during Phase I. However,
there was not adequate certainty to forecast development. The 2000 Master Plan
recommended monitoring the project closely for appropriate modification to the tax
increment forecasts and other aspects of the program.
Phase II:
Implementation of housing finance and development support programs to produce
five new residential affordable units per year for a total of 25 new units
Implementation of housing finance and development support programs to produce
significant upgrading of three existing affordable residential units per year for a total
of 15 upgraded units
Upgrade, infill, or replacement of two canal frontage market rate residential units per
year for a total of ten units
Botanical Garden: completion of main garden during this phase
Neighborhood Park: completion of conversion of Prelude Garden site into a
neighborhood park with pedestrian link to Avalon Lake Regional Park (now Sugden
Regional Park) to the east
Sable Bay (Hamilton Bay): continued monitoring by the County to update all
redevelopment program forecasts
General Infrastructure Improvements
Triangle
Stormwater
Management Plan
Plan to reduce flooding problems and enhance water quality in the Triangle and
Shadowlawn areas
Karen Drive stormwater
improvements were
completed in 2017
Pineland Avenue
stormwater improvements
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Projects 2000 Master Plan Description Status
Haldeman Creek
and Canal System
Dredging Plan
Complement to the Entertainment District catalyst project encouraging the continued
upgrading of residential properties along the creek and canals
The last major dredging
project was in 2006; capital
reserves are being
accumulated for future
maintenance or dredge
efforts.
3.4 Capital Improvements Plan
The following specific improvement projects have been noted in the past five adopted budgets for Collier County. They consist primarily of
streetscape and stormwater improvements.
Beautification MSTU Fund:
o Thomasson Drive Streetscape improvements
o Hamilton Avenue improvements
o Bayview and Lunar Street projects
Bayshore CRA Grant and Grant Match Fund:
o Pineland tertiary stormwater projects
o Fire suppression infrastructure
o Karen Drive stormwater Improvements
Transportation Improvement Program Projects in the CRA Area
The following projects from the FY 2017/18 to 2021/22 Transportation Improvement Program are planned for the CRA area. Notable projects
provide basic maintenance and congestion management.
Highway Projects
Resurfacing Davis Boulevard from US 41 to Airport Pulling
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Resurfacing US 41 between Davis and Courthouse Shadows
Congestion Management System and Intelligent Transportation System (CMS/ITS) Projects
Signal Timing US 41 from SR 951 to Old US 41
Aviation Projects
Naples Municipal ARPT Aircraft Rescue and Fire Fighting Facility (appears to be on Airport Pulling Drive)
4.2 Fiscal Trends
The following sections show the FY 2018 budgets for the CRA redevelopment and the two MSTU funds in the CRA area, followed by an analysis of
revenue trends for these funds.
4.2.1 Budget Overview
The FY 2018 Collier County Adopted Budget indicates that the majority of funds for the CRA redevelopment and Haldeman Creek efforts are
budgeted as reserves. For the CRA redevelopment fund, the overall level of expenditure is limited by the terms of a loan, and funds in excess of
spending limits have been budgeted as reserves. In the case of Haldeman Creek, reserves are set aside for future maintenance and dredging efforts
(the last major dredge being in 2006). Capital improvements make up the majority of the budgeted funds for the Beautification MSTU.
DRAFT Page 20 of 24
Figure 4.4 FY 2018 Adopted Budget for Bayshore/Gateway Triangle Redevelop Fund
CRA
Implementation,
$815,100 , 25%
Project & MSTU Management,
$136,800 , 4%
Transfers for Debt Service,
$631,000 , 19%
Reserves,
$1,735,900 ,
52%
Figure 4.4 FY 2018 Budget for Bayshore/Gateway
Triangle Redevelop Fund
MSTU Operations &
Maintenance,
$637,200 , 12%
MSTU Capital
Improvements,
$4,400,000 ,
82%
Reserves/Transfers/Interes
t, $349,700 , 6%
Figure 4.5 FY 2018 Budget for Bayshore Beautification
MSTU Fund
DRAFT Page 21 of 24
4.2.2 TIF Revenues
Figure 4.7 shows the CRA TIF revenues over time since 2001. The trend indicates a rise in revenues until the decline in revenues during and in the
years directly following the Great Recession. Revenues began to rise again after 2013.
MSTU Operating
Costs, $39,700 ,
10%
Improvements &
Consulting,
$20,000 , 5%
Reserves/Transfers/Interest,
$349,500 , 85%
Figure 4.6 FY 2018 Budget for Haldeman Creek MSTU Fund
Source: Collier County FY 2018 Adopted Budget
DRAFT Page 22 of 24
Figure 4.7 Bayshore CRA TIF Revenues Over Time
Source: Bayshore/Gateway Triangle Community Redevelopment Agency
4.2.3 MSTU Revenues
Figure 4.8 shows the MSTU revenues since 2007 for both the Bayshore Beautification MSTU and the Haldeman Creek MSTU. A trend line was
developed for both of the MSTU’s using available County budget data. Revenues have been increasing since 2014 following the declines of the
Great Recession.
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
2001 2003 2005 2007 2009 2011 2013 2015 2017
DRAFT Page 23 of 24
Figure 4.8 Ad Valorem MSTU Revenues Over Time
Source: Collier County Adopted Budgets
Note: Data for 2017 are forecasted amounts; data for 2018 are adopted amounts.
5.7 Approved and Recently Completed Private Development
This section provides an overview of major private developments planned or recently completed in the CRA area, based on the 2015 and 2017
CRA Annual Reports and building permit data. The projects primarily consist of major catalyst projects and residential development.
Name Location Size Uses/Description Status
Gateway Mini
Triangle Project
Apex of US 41
and Davis
Boulevard
5.27 acres
The contract to purchase and redevelop
the site was awarded to Real Estate
Partners, International in 2017. The site is
currently planned for mixed-use, including
retail, hotel, cineplex, car showroom.
In May of 2018, the zoning for the property
was changed to Mixed Use Planned Unit
Development in the Mixed Use Subdistrict of
the Gateway Triangle Mixed Use District
Overlay. The project is allowed up to 377
multi-family dwelling units, 228 hotel suites,
111,000 square feet of commercial uses and
$-
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
2007 2009 2011 2013 2015 2017
Bayshore MSTU Ad Valorem Revenues
$-
$20,000
$40,000
$60,000
$80,000
$100,000
2008 2010 2012 2014 2016 2018
Haldeman Creek MSTU Ad Valorem Revenues
DRAFT Page 24 of 24
Name Location Size Uses/Description Status
90,000 square feet of general and medical
office uses, 150 assisted living units, 60,000
square feet of self-storage and 30,000 square
feet of car dealership. The zoning change also
allowed an exemption from height standards
for development in Airport Zones.
Cultural Arts
Village Project
Off of Bayshore
Drive, west of
Sugden
Regional Park
17.89 acres
Arno Inc. is planning a mixed-use site with
interest in smaller residential units
(roughly 700 square feet); there is interest
in connecting to Sugden Regional Park.
Current proposals will be voted on by the
Board of County Commissioners on April 10th.
If a proposal is accepted, the project will
move through the site purchasing process
Regatta Landing
Condominiums
& Boat Docks
End of
Lakeview Drive ~20 acres
Gated multi-family residential
development with 64 units and docking
facilities accessing Haldeman Creek.
60 residential units and 26 boat slips
completed as of 2017 CRA Annual Report.
Sea Side
Cottages
Residential
Breeze of Calusa
Calusa Avenue
off Airport
Pulling Road
Gated community of 24 single-family
homes.
Mattamy
Homes
Northwest
corner of
Bayshore Drive
and
Thomasson
Drive
Up to 260 townhomes
Source: 2015 and 2017 CRA Annual Reports, Bayshore/Gateway Triangle Community Redevelopment Agency
Bayshore/Gateway Triangle CRA
Redevelopment Plan Update
Task Description – NTP February 20, 2018
Cumulative Number of
Calendar Days for
Completion from Date
of Notice to Proceed
for Services under
this Agreement
Task 1
•Evaluate Existing Conditions 240 days
October 18, 2018
Task 2 •Redevelopment Plan Preparation 370 days
February 25, 2019
Task 3 •Redevelopment Plan Approval 370 days
February 25, 2019
•Reimbursables 400 days
March 27, 2019
Attachment 7cii - Updated Schedule
Presented to
Dell Ackerman
In appreciation for your outstanding accomplishments as a business owner
and generous contributions and support to the Bayshore Community
we recognize Dell’s Corner to be the intersection of Bayshore and Thomasson Drive.
July 2018
Attachment 8 a - Dell's Corner
CRA PROJECT UPDATES
JULY 2018
1.Mini Triangle - On April 26, 2016, the Board of County Commissioners acting as the Collier
County Community Redevelopment Agency Board (Seller), approved a Real Estate Purchase
Agreement (Agreement) with Real Estate Partners International, LLC (Purchaser) for the
purchase of 5.27 acres of property located within the Bayshore Gateway Triangle Community
Redevelopment Area (BGTCRA). The purchase price is $6,372,959. 4th Amendment scheduled
for CRAB consideration on July 10. Sets new closing date- 30 days after termination of
Cell Tower Lease. Anticipated Date: April 30, 2019.
2.Crown Castle Cell Tower - Approval of Cell Tower Agreement scheduled for CRAB July
10 meeting. Agreement outlines the terms to decommission and remove the cell tower
located at 2054 Davis Boulevard and terminate the lease with Crown Castle South LLC which will
further advance the sale of the Bayshore Gateway Triangle property as outlined in the Purchase
Agreement with Real Estate Partners International (Purchaser). Cost to the CRA -$500,000 with
the remaining $500,000 to be covered by the Purchaser of the mini-triangle.
3.Lot and Legacy Lots -18 Scattered Single Family lots. CRA sold the lots to Love and Legacy on
May 13, 2014 with specific requirements to complete the construction in 2 years or the lots
revert back to the CRA. Three homes were built and sold to individuals. Negotiations regarding
the 15 lots have been underway for many months. Lend Equity offered to pay an additional
$20,000 per lot, ($10K up front and $10K at CO of SF house) with terms and requirements to be
finalized. At the June 5, 2018 meeting, the BGTCRA Advisory Board recommends that CRA
consider a proposal for 5 Lots at $20K/lot with final terms outlined and the CRAB start the
process to complete a quiet title on the remaining 10 lots. The County Attorney’s office
continues to work with Lend Equity on the final option to bring to the CRAB in September.
Terms regarding the 15 remaining lots will be brought forward to the CRAB in September.
4.Website Update – Wells Marketing has worked through the insurance requirements and staff
hopes to start the website update in the next 30 days.
5.Public Art – CRA Director met with Jack Wert with the next steps on the Collier County
Strategic Art Plan. Staff is waiting to hear back on the process and has requested to be
included in the discussions.
6.Opera Naples Request – streetlight request. Pending FPL response on transformer. Item
to be prepared for September CRAB meeting.
Attachment 9 b- CRA Project Updates
Attachment 9c - Financials Page 1
Funds
Management -
Update Date
Fiscal Year Vendor Amount to
be checked
against
payment
bud
Commitment item name Reference
Document
Entered on
6/7/2018 2018 MOD-Consult 17 acre-infill lots -5,000.00 OTHER CONTRACTUAL SE 6/7/2018
6/7/2018 2018 3Q-CRA Website update -8,300.00 OTHER CONTRACTUAL SE 6/11/2018
6/11/2018 2018 MOD-Temp employee -466.25 OTHER CONTRACTUAL SE 6/11/2018
6/5/2018 2018 CON-Temp employee -384.19 OTHER CONTRACTUAL SE 12/12/2017
6/11/2018 2018 CON-Temp employee -391.65 OTHER CONTRACTUAL SE 12/12/2017
6/15/2018 2018 CON-Temp employee -489.56 OTHER CONTRACTUAL SE 12/12/2017
6/21/2018 2018 CON-Temp employee -433.61 OTHER CONTRACTUAL SE 12/12/2017
6/11/2018 2018 MOD-Temp employee 466.25 OTHER CONTRACTUAL SE 12/12/2017
6/27/2018 2018 CON-Janitorial Svc -144.40 OTHER CONTRACTUAL SE 1/5/2018
6/7/2018 2018 EX-Consult 17 acre-infill lots 5,000.00 OTHER CONTRACTUAL SE 1/11/2018
6/14/2018 2018 CON-Evaluating existing conditions -10,103.75 OTHER CONTRACTUAL SE 2/2/2018
6/12/2018 2018 EX-phone, internet, cable -260.96 OTHER CONTRACTUAL SE 11/29/2017
6/5/2018 2018 non bid-freight/typeset/direct address -325.50 POST FREIGHT UPS 5/1/2018
6/12/2018 2018 EX - FPL Office 48476-39202 -95.32 ELECTRICITY 11/17/2017
6/21/2018 2018 EXS- Office Rent -1,738.91 RENT BUILDINGS 10/18/2017
6/8/2018 2018 3Q-Mowing CRA Property -475.00 MAINT OF GROUND 4/5/2018
6/21/2018 2018 3Q-Mowing CRA Property -475.00 MAINT OF GROUND 4/5/2018
6/5/2018 2018 CON-Annual Report CRA 2,597.10 PRINTING AND OR BIND 5/1/2018
6/11/2018 2018 CON Office supplies -22.05 OFFICE SUPPLIES GEN 11/16/2017
6/11/2018 2018 CON Office supplies -16.19 OFFICE SUPPLIES GEN 11/16/2017
6/21/2018 2018 CON Office supplies -11.77 OFFICE SUPPLIES GEN 11/16/2017
6/27/2018 2018 PB - Copier Lease -234.74 COPYING CHARGES 11/15/2017
6/27/2018 2018 PB - Copier Lease -209.11 COPYING CHARGES 11/15/2017
6/1/2018 2018 PB-Archiving Platform Content 160.00 COMPUTER SOFTWARE 6/22/2018
6/12/2018 2018 CON drinking water -11.23 OTHER OPERATING SUPP 11/15/2017
6/26/2018 2018 CON drinking water -16.22 OTHER OPERATING SUPP 11/15/2017
6/4/2018 2018 DEO SPECIAL DIS__CRA special district fee 175.00 OTHER CONTRACTUAL SE 6/4/2018
6/5/2018 2018 invoice 1042306 384.19 OTHER CONTRACTUAL SE 6/5/2018
6/11/2018 2018 invoice 1042564 391.65 OTHER CONTRACTUAL SE 6/11/2018
6/12/2018 2018 260.96 OTHER CONTRACTUAL SE 6/12/2018
6/14/2018 2018 invoice 9656 10,103.75 OTHER CONTRACTUAL SE 6/14/2018
6/15/2018 2018 invoice 1042665 489.56 OTHER CONTRACTUAL SE 6/15/2018
6/19/2018 2018 D'AMICO CATERIN__Catering/Hospitality 652.50 OTHER CONTRACTUAL SE 6/19/2018
6/21/2018 2018 invoice 1042860 433.61 OTHER CONTRACTUAL SE 6/21/2018
6/27/2018 2018 invoice CC-BS-05-18 144.40 OTHER CONTRACTUAL SE 6/27/2018
6/5/2018 2018 invoice 112213 325.50 POST FREIGHT UPS 6/5/2018
6/12/2018 2018 95.32 ELECTRICITY 6/12/2018
6/8/2018 2018 invoice 102 475.00 MAINT OF GROUND 6/8/2018
6/21/2018 2018 invoice 103 475.00 MAINT OF GROUND 6/21/2018
6/5/2018 2018 invoice 112213 2,597.10 PRINTING AND OR BIND 6/5/2018
6/1/2018 2018 STAPLES 0__Purchase of office supplies 7.99 OFFICE SUPPLIES GEN 6/1/2018
6/1/2018 2018 STAPLES 0__Purchase of office supplies 15.29 OFFICE SUPPLIES GEN 6/1/2018
6/4/2018 2018 PAYPAL *PRESSTI__Business Cards for new 35.00 OFFICE SUPPLIES GEN 6/4/2018
6/4/2018 2018 PANTHER PRINTIN__Mail Annual report to B 994.67 OFFICE SUPPLIES GEN 6/4/2018
6/11/2018 2018 invoice 3380418548 22.05 OFFICE SUPPLIES GEN 6/11/2018
6/11/2018 2018 invoice 3380357297 16.19 OFFICE SUPPLIES GEN 6/11/2018
6/21/2018 2018 invoice 3381015919 11.77 OFFICE SUPPLIES GEN 6/21/2018
6/27/2018 2018 invoice 641408 234.74 COPYING CHARGES 6/27/2018
6/27/2018 2018 invoice 641407 209.11 COPYING CHARGES 6/27/2018
6/4/2018 2018 WALGREENS #4482__office supplies 30.96 OTHER OPERATING SUPP 6/4/2018
6/4/2018 2018 VZWRLSS*APOCC V__office supplies 104.56 OTHER OPERATING SUPP 6/4/2018
6/12/2018 2018 18E0007961667 11.23 OTHER OPERATING SUPP 6/12/2018
6/17/2018 2018 D'AMICO CATERIN__Catering/Hospitality 768.18 OTHER OPERATING SUPP 6/17/2018
6/17/2018 2018 DUNKIN #349218__Keep Collier Beautiful Cle 95.92 OTHER OPERATING SUPP 6/17/2018
6/18/2018 2018 STAPLES__office supplies 92.61 OTHER OPERATING SUPP 6/18/2018
6/18/2018 2018 STAPLES__office supplies 111.17 OTHER OPERATING SUPP 6/18/2018
6/26/2018 2018 18F0007961667 16.22 OTHER OPERATING SUPP 6/26/2018
6/1/2018 2018 AIBD__Membership dues renewal for Staff 289.00 DUES AND MEMBER 6/1/2018
7/5/2018 2018 invoice 104 475.00 MAINT OF GROUND 7/5/2018
7/2/2018 2018 WAL-MART #1119__office supplies 3.97 OFFICE SUPPLIES GEN 7/2/2018
7/2/2018 2018 D'AMICO CATERIN__Catering/Hospitality 25.62 OTHER OPERATING SUPP 7/2/2018
7/5/2018 2018 3Q-Mowing CRA Property -475.00 MAINT OF GROUND 4/5/2018
June & July 2018 Monthly Expenses 22,075.39
June & July Revenues
7/5/2018 2018 TT OF NAPLES - JULY 2018 -3,500.00 PARKING FEES TAXABLE 7/5/2018
7/5/2018 2018 CROWN COMM - JULY 2018 -5,034.26 LEASE FACILITIES 7/5/2018
7/5/2018 2018 NADC - JULY 2018 -500.00 LEASE FACILITIES 7/5/2018
6/12/2018 2018 TT OF NAPLES - JUNE 2018 -3,500.00 PARKING FEES TAXABLE 6/12/2018
6/12/2018 2018 CROWN COMM - JUNE 2018 -5,022.12 LEASE FACILITIES 6/12/2018
6/12/2018 2018 NADC - JUNE 2018 -500.00 LEASE FACILITIES 6/12/2018
June & July 2018 Monthly Revenue 18,009.34
Attachment 9 c - Financial Report Page 1
Attachment 9 c - Page 2
CRA Bayshore Fund 936,900.00 171,994.82 305,174.13 465,231.05
* PERSONAL SERVICE 491,600.00 14,181 238,584.44 238,835.06
* OPERATING EXPENSE 382,100.00 157,814.32 148,420.42 81,365.26
* CAPITAL OUTLAY 3,200.00 2,823.01 376.99
* GRANTS AND DEBT SERVIC 75,000.00 3,822.90 71,177.10
Grants are CBIG funds assigned to projects but are direct pay so no commitment associated with Line Item. Funds are all assigned to projects as of today.
Attachment 9 c - Financial Report Page 2