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Agenda 04/23/2019 Item #14B1 (CRA Plan Amendment)04/23/2019 EXECUTIVE SUMMARY Recommendation that the Community Redevelopment Agency Board (CRAB) adopt a Resolution recommending to the Board of County Commissioners approval of an amendment to the Collier County Community Redevelopment Area Plan. OBJECTIVE: To update the Community Redevelopment Plan adopted by Resolution 2000-181 to reflect current conditions and update the vision and approach to redevelopment in the Bayshore Gateway Triangle component area and reflect the Immokalee Redevelopment Area boundary expansion approved in 2004. CONSIDERATIONS: Collier County Community Redevelopment Agency was established in 2000 and covers two redevelopment component areas: Bayshore Gateway Triangle and Immokalee. One Community Redevelopment Plan was adopted. The 2000 adopted plan includes a separate section for each redevelopment component area. On January 8, 2018, the CRAB approved contract 17-7050 with TOA Design Group to draft an update to the Bayshore Gateway Triangle CRA Redevelopment Area Plan. The contract was amended in September 2018 to include additional services for two sub-districts: Mini-Triangle and the 17 Acre property owned by the CRA. The proposed Plan Amendment for the Bayshore Gateway Triangle Redevelopment Area Plan is based on review of existing conditions, spatial and quantitative analysis, fieldwork, and public and agency outreach. Several public forums and meetings were held in 2018 to gather public and agency input including: • April 25-27 - Stakeholder Meetings and Public Forum. • September 19 public forum to review and comment on preliminary recommendations developed from the first phases of public outreach and analysis that was conducted in April. • October 2 regularly scheduled Bayshore Gateway Triangle Local Redevelopment Advisory Board (Advisory Board) meeting the Community Forum results were presented as well as the draft results from the two sub-district analysis. • October 11 a special public meeting of the Advisory Board was held to review the draft amendment to the Bayshore Gateway Triangle Redevelopment Area Plan. The draft plan was presented, and public input received at the November 14 and December 4 Advisory Board meetings. Based on comments received from the Advisory Board, the public and County staff the plan was further revised, and the final draft was distributed at the February 5 Advisory Board meeting. The proposed Plan Amendment also includes changes to reflect the Immokalee Redevelopment Area Boundary expansion that was adopted by Resolution 2004-179 and Resolution 2004-384. Section 1 of the Plan is also revised to clarify the status of the Growth Management Plan and extends the term of the redevelopment program for both areas to 2049 to coincide with the long-range project competition dates identified in the document. FISCAL IMPACT: The original 2000 Community Redevelopment Plan was approved with a 30-year term. Approximately 11 years remain. The proposed Plan Amendment extends the life of both the Bayshore and Immokalee CRA areas by 30 years to 2049. At the end of the amended term the CRA will have existed for 49 years. This Plan Amendment does not obligate any funding to any projects listed. This Plan Amendment provides a guide of both capital and non-capital projects that tax increment revenues can fund if approved 14.B.1 Packet Pg. 390 04/23/2019 by the CRAB and allocated through the standard operating and procurement guidelines adopted by the Collier County Board of County Commissioners. Initial receipt of TIF funding occurred in FY 2001. Through FY 2019 the Bayshore CRA has receive d TIF funding of $22,631,017 and the Immokalee CRA has received $8,659,135. For the proposed 30-year term TIF receipts for the Bayshore CRA are estimated to be between $154,400,000 and $183,600,000. For Immokalee between $46,200,000 and $54,400,000. Commencing in 2006 the Bayshore CRA entered into a series of loan arrangements to assemble strategic properties to facilitate redevelopment. The current loan is the TD Bank Series 2017 Taxable Note. It is a traditional 10 year fully amortized loan with a final maturity of March 1, 2027. Bayshore CRA tax increment revenue and other CRA operating revenue are the pledged sources of repayment. The principal balance as of is March 1, 2019 is $4,380,589. Annual principal and interest payments are approximately $630,100. The pending sale of the Triangle properties will provide sufficient proceeds to extinguish the debt. If the sale does not close the loan will be fully funded through annual TIF funding within the original 30-year term of the CRA. GROWTH MANAGEMENT IMPACT: On March 21, 2019 the Collier County Planning Commission reviewed this Plan Amendment for consistency with the Growth Management Plan. The staff report found the Plan Amendment to be consistent. ADVISORY COMMITTEE RECOMMENDATIONS: The Bayshore Gateway Triangle Local Redevelopment Advisory Board recommended approval of the amendment to the Community Redevelopment Plan at their February 19, 2019 special meeting and the Immokalee Local Redevelopment Advisory Board recommended approval at their February 20, 2019 regular meeting. LEGAL CONSIDERATIONS: In accordance with Section 163.361(1), Florida Statutes, the Board of County Commissioners may amend or modify the Community Redevelopment Plan upon the recommendation of the Community Redevelopment Agency. This item is for such Community Redevelopment Agency recommendation to be made by resolution. Also, Section 163.346, Florida Statutes, requires public notice of an amendment to a Community Redevelopment Plan to each taxing authority which levies ad valorem taxes on taxable real property contained within the geographic boundaries of the redevelopment area. Those notices are back-up to this item. As such, this item is approved for form and legality and requires a majority vote for Board approval. - JAB RECOMMENDATION: That the Community Redevelopment Agency Board (CRAB) adopt a Resolution recommending to the Board of County Commissioners approval of an amendment to the Collier County Community Redevelopment Area Plan. Prepared by: Debrah Forester, CRA Director ATTACHMENT(S) 1. [Linked] CRA Adoption Resolution with Attachment A (PDF) 2. Notices Sent to Taxing Authorities (PDF) 3. [Linked] Redevelopment Plan Amendment Strike through underline version (PDF) 4. CRA Provisions (DOCX) 5. Memo re CRA (DOCX) 14.B.1 Packet Pg. 391 04/23/2019 COLLIER COUNTY Board of County Commissioners Item Number: 14.B.1 Doc ID: 8591 Item Summary: *** This item was continued from the March 26, 2019 BCC meeting and further continued from the April 9, 2019 BCC meeting. *** Recommendation that the Community Redevelopment Agency Board (CRAB) adopt a Resolution recommending to the Board of County Commissioners approval of an amendment to the Collier County Community Redevelopment Area Plan. (This item is a companion to Item 9A) Meeting Date: 04/23/2019 Prepared by: Title: Manager - Technical Systems Operations – Administrative Services Department Name: Michael Cox 04/10/2019 8:09 AM Submitted by: Title: – County Manager's Office Name: Debrah Forester 04/10/2019 8:09 AM Approved By: Review: County Manager's Office Michael Cox Director - CRAs Skipped 04/10/2019 8:09 AM County Attorney's Office Michael Cox Level 2 Attorney of Record Review Skipped 04/10/2019 7:46 AM County Manager's Office Sean Callahan Executive Director- Corp Business Ops Completed 04/16/2019 7:46 AM Office of Management and Budget Michael Cox Level 3 OMB Gatekeeper Review Skipped 04/10/2019 7:46 AM Budget and Management Office Michael Cox Additional Reviewer Skipped 04/10/2019 7:46 AM County Attorney's Office Jennifer Belpedio Additional Reviewer Completed 04/16/2019 9:16 AM Budget and Management Office Ed Finn Additional Reviewer Completed 04/16/2019 10:40 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/17/2019 2:49 PM County Attorney's Office MaryJo Brock Additional Reviewer Skipped 04/17/2019 2:52 PM County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 04/17/2019 3:13 PM Board of County Commissioners MaryJo Brock Meeting Pending 04/23/2019 9:00 AM 14.B.1 Packet Pg. 392 Letters to Taxing Authorities 14.B.1.b Packet Pg. 393 Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 394Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 395Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 396Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 397Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 398Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 399Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 400Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 14.B.1.bPacket Pg. 401Attachment: Notices Sent to Taxing Authorities (8591 : CRA Plan Amendment) 163.356 Creation of community redevelopment agency. (1) Upon a finding of necessity as set forth in s. 163.355, and upon a further finding that there is a need for a community redevelopment agency to function in the county or municipality to carry out the community redevelopment purposes of this part, any county or municipality may create a public body corporate and politic to be known as a “community redevelopment agency.” 163.340 Definitions. The following terms, wherever used or referred to in this part, have the following meanings: (1) “Agency” or “community redevelopment agency” means a public agency created by, or designated pursuant to, s. 163.356 or s. 163.357. (9) “Community redevelopment” or “redevelopment” means undertakings, activities, or projects of a county, municipality, or community redevelopment agency in a community redevelopment area for the elimination and prevention of the development or spread of slums and blight, or for the reduction or prevention of crime, or for the provision of affordable housing, whether for rent or for sale, to residents of low or moderate income, including the elderly, and may include slum clearance and redevelopment in a community redevelopment area or rehabilitation and revitalization of coastal resort and tourist areas that are deteriorating and economically distressed, or rehabilitation or conservation in a community redevelopment area, or any combination or part thereof, in accordance with a community redevelopment plan and may include the preparation of such a plan. (10) “Community redevelopment area” means a slum area, a blighted area, or an area in which there is a shortage of housing that is affordable to residents of low or moderate income, including the elderly, or a coastal and tourist area that is deteriorating and economically distressed due to outdated building density patterns, inadequate transportation and parking facilities, faulty lot layout or inadequate street layout, or a combination thereof which the governing body designates as appropriate for community redevelopment. For community redevelopment agencies created after July 1, 2006, a community redevelopment area may not consist of more than 80 percent of a municipality. (11) “Community redevelopment plan” means a plan, as it exists from time to time, for a community redevelopment area. 163.362 Contents of community redevelopment plan. Every community redevelopment plan shall: (9) Contain a detailed statement of the projected costs of the redevelopment, including the amount to be expended on publicly funded capital projects in the community redevelopment area 14.B.1.d Packet Pg. 402 Attachment: CRA Provisions (8591 : CRA Plan Amendment) and any indebtedness of the community redevelopment agency, the county, or the municipality proposed to be incurred for such redevelopment if such indebtedness is to be repaid with increment revenues. (10) Provide a time certain for completing all redevelopment financed by increment revenues. Such time certain shall occur no later than 30 years after the fiscal year in which the plan is approved, adopted, or amended pursuant to s. 163.361(1). 163.370 Powers; counties and municipalities; community redevelopment agencies. (2) Every county and municipality shall have all the powers necessary or convenient to carry out and effectuate the purposes and provisions of this part, including the following powers in addition to others herein granted: (g) To borrow money and to apply for and accept advances, loans, grants, contributions, and any other form of financial assistance from the Federal Government or the state, county, or other public body or from any sources, public or private, for the purposes of this part and to give such security as may be required and to enter into and carry out contracts or agreements in connection therewith; 163.387 Redevelopment trust fund. (1)(a) After approval of a community redevelopment plan, there may be established for each community redevelopment agency created under s. 163.356 a redevelopment trust fund. Funds allocated to and deposited into this fund shall be used by the agency to finance or refinance any community redevelopment it undertakes pursuant to the approved community redevelopment plan. No community redevelopment agency may receive or spend any increment revenues pursuant to this section unless and until the governing body has, by ordinance, created the trust fund and provided for the funding of the redevelopment trust fund until the time certain set forth in the community redevelopment plan as required by s. 163.362(10). (2)(a) Except for the purpose of funding the trust fund pursuant to subsection (3), upon the adoption of an ordinance providing for funding of the redevelopment trust fund as provided in this section, each taxing authority shall, by January 1 of each year, appropriate to the tr ust fund for so long as any indebtedness pledging increment revenues to the payment thereof is outstanding (but not to exceed 30 years) a sum that is no less than the increment as defined and determined in subsection (1) or paragraph (3)(b) accruing to such taxing authority. If the community redevelopment plan is amended or modified pursuant to s. 163.361(1), each such taxing authority shall make the annual appropriation for a period not to exceed 30 years after the date the governing body amends the plan but no later than 60 years after the fiscal year in which the plan was initially approved or adopted. 14.B.1.d Packet Pg. 403 Attachment: CRA Provisions (8591 : CRA Plan Amendment) OFFICE OF THE COUNTY ATTORNEY MEMORANDUM TO: Commissioner William L. McDaniel, Jr., District 5 Commissioner Burt Saunders, District 3 Commissioner Donna Fiala, District 1 Commissioner Andy Solis, District 2 Commissioner Penny Taylor, District 4 FROM: Jeffrey A. Klatzkow, County Attorney DATE: April 12, 2019 RE: The Board’s ability to extend the term of the Immokalee portion of the CRA Redevelopment Area but not extend the term of the Bayshore portion of the CRA Commissioners: During the Board’s last meeting a motion was made continuing Item 9A and companion Item 14B1 to the following meeting, which Items requested that the Board adopt a Resolution approving an amendment to the Collier County Redevelopment Plan, and that the County Attorney provide a memo concerning the Board’s ability to extend the term of the Immokalee portion of the CRA Redevelopment Area but not extend the term of the Bayshore portion of the CRA. Summary Answer Once established, a Community Redevelopment Agency (hereinafter referred to as “CRA”) continues until terminated by the local government that created it. Redevelopment Projects can be paid for by tax increment revenues or alternative revenue sources (such as State and Federal Grants). In order to finance redevelopment projects using tax increment revenues, a CRA must first adopt a Community Redevelopment Plan (hereinafter referred to as the “Redevelopment Plan”), which plan can be amended from time to time. A Redevelopment Plan is a planning tool identifying redevelopment projects which are to be financed by tax increment revenues. The initial Redevelopment Plan can be up to 30 years. Each time a Redevelopment Plan is amended, the amended Redevelopment Plan can be up to 30 years, with the limitation that the collection of tax increments revenues must cease no later then 60 years after the fiscal year in which the first Redevelopment Plan was adopted. The Collier County CRA has essentially two Redevelopment Plans combined into one plan. One plan is for the Immokalee Area, the other plan is for the Bayshore Area. These two plans can be, and have always been, treated separate and apart from one another. Accordingly, barring outside financing obligations (such as a bond or note), the Board can cease using tax increment financing for redevelopment projects in the Bayshore Area at any time, including the expiration of the current Redevelopment Plan (October 1, 2030), while continuing tax increment financing for 14.B.1.e Packet Pg. 404 Attachment: Memo re CRA (8591 : CRA Plan Amendment) projects in the Immokalee Area in 30-year intervals up until 2060. To do this, the proposed amended Redevelopment Plan for the Bayshore Area, which is predicated on a 30-year tax increment revenue stream commencing in 2019 and ending in 2049, will need to be either rejected or substantially changed to conform to tax increment revenues ending in 2030. Discussion 1. A Community Redevelopment Agency (hereinafter referred to as “CRA”) is a public agency, separate and distinct from the local government that created it . It is a creature of the Florida Redevelopment Act of 1969 (codified as Chapter 163, Part III, Florida Statutes), which is the sole source of the manner of creation, structure, power and duties of the CRA. A CRA has no sunset or defined termination date under the Act. Once established, a CRA continues until terminated by the local government that created it. 2. The Collier County Community Redevelopment Agency was created by Resolutions of the Board on March 14, 2000, and the Board approved the Redevelopment Plan on June 13, 2000. 3. The general purpose of a CRA is to undertake community redevelopment, as defined in the Florida Redevelopment Act, in accordance with a Redevelopment Plan. 4. The primary source of funding for CRAs is tax increment revenues, with various State and Federal grants providing a secondary source of funding. 5. A Redevelopment Plan is a planning tool, which must provide a time certain (not to exceed 30 years after the fiscal year in which the Plan is approved) for completing all redevelopment projects which are planned to be financed by tax increment revenues. Each time a Redevelopment Plan is amended, the up-to 30-year planning clock can reset to the date the amended Redevelopment Plan is approved. Although Redevelopment Plans can be amended indefinitely, tax increment revenues used to fund redevelopment projects must cease no later than 60 years after the fiscal year in which the Redevelopment Plan was initially adopted. 6. The Collier County CRA has essentially two Redevelopment Plans combined into one plan. One plan is for the Immokalee Area, the other plan is for the Bayshore Area. These two plans can be, and have always been, treated separate and apart from one another. 7. If the Board wishes to limit tax increment financing of redevelopment projects in Bayshore to the original 30-year term (which ends October 1, 2030), it can do so by either: (a) keeping the current Bayshore portion of the Redevelopment Plan in place by rejecting the proposed amended Redevelopment Plan as to the Bayshore Area; or (b) directing staff to revise and bring back the proposed amended Redevelopment Plan by planning for tax increment revenues for the Bayshore Area to cease in 2030. The proposed amendment to the Redevelopment Plan is predicated on a 30-year tax increment revenue stream commencing in 2019. The proposed Plan contains redevelopment projects to be financed by projected tax increment revenues through 2049. Planned projects include both Mid Term (6-15 years) and Long Term (16-30 years). Accordingly, if the Board wishes to amend the current Bayshore Area Redevelopment Plan but limit tax increment financing of redevelopment projects 14.B.1.e Packet Pg. 405 Attachment: Memo re CRA (8591 : CRA Plan Amendment) in Bayshore to the original 30-year term, the proposed amended Redevelopment Plan will need to be substantially revised to eliminate all those Bayshore projects which extend past 2030. Should the Board do this, then absent future action by the Board, the Bayshore portion of the CRA would continue past 2030, but would receive no further tax increment revenue, and accordingly thereafter would be limited to projects dependent on grant or alternative revenue sources. 8. Whatever action the Board takes with respect to the Bayshore portion of the Redevelopment Plan has no bearing on what the Board wishes to later do with respect to the Immokalee portion of the Redevelopment Plan. The Board may always amend the Immokalee portion of the Redevelopment Plan separate and apart from the Bayshore portion and include additional projects to be financed by tax increments over a period not to exceed 30 years from the date of the amended Plan, up to through 2060. A copy of the relevant provisions of the Florida Redevelopment Act of 1969 is attached. As always, please feel free to call me. 14.B.1.e Packet Pg. 406 Attachment: Memo re CRA (8591 : CRA Plan Amendment) AMENDMENT -MARCH 2019 COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY COMMUNITY REDEVELOPMENT PLAN BAYSHORE/GATEWAY TRIANGLE Community Redevelopment Area Dayshorc Gateway Triangle CRA •Bayshore Beautification MSTU Haldeman Creek MSTU ,,. ' j •, �.(_r·' :�• l Ji�'(JJ ;·�•· 1 · ,i:-' ./: [Jet,\11., -_·.;_,'9 OJ \2f::;;.ittf��,�}75'.;,, l-�;:rr.�;,►,�-t:.�;•il f, j�� Adopted June 13, 2000 First Amendment: March 2019 IMMOKALEE Community Redevelopment Area Collier County Community Redevelopment Agency IMMOKALEE CRA i The Place to Call Home! i IMMOKALEE CRA BOUNDARY IMMOKALEE, FLORIDA Attachment A Collier County Redevelopment Plan TABLE OF CONTENTS PAGE SECTION 1 PLAN OVERVIEW SECTION 1.1 INTRODUCTION 1 SECTION 1.2 FINDINGS AND CONDITIONS OF BLIGHT 3 SECTION 1.3 CONSISTENCY WITH THE COLLIER COUNTY GROWTH MANAGEMENT PLAN 4 SECTION 1.4 CONFORMANCE WITH STATUTORY REQUIREMENTS 5 SECTION 1.5 THE COMMUNITY REDEVELOPMENT AGENCY 7 SECTION 1.6 DURATION, MODIFICATION AND SEVERABILITY OF PLAN 9 SECTION 2 FINANCIAL PLAN SECTION 2.1 FUNDING SOURCES 10 SECTION 2.2 OTHER FUNDING SOURCES 11 SECTION 3 NEIGHBORHOOD IMPACT ELEMENT 12 SECTION 4 IMMOKALEE REDEVELOPMENT AREA PLAN SECTION 4.1 INTRODUCTION 13 SECTION 4.2 FINDINGS AND CONDITIONS OF BLIGHT 15 SECTION 4.3 CONSISTENCY WITH THE COLLIER COUNTY GROWTH MANAGEMENT PLAN 19 SECTION 4.4 COMMUNITY OBJECTIVES 26 SECTION 4.5 REDEVELOPMENT AREA CHARACTERISTICS AND ANALYSIS 28 SECTION 4.6 INFRASTRUCTURE NEEDS ASSESSMENT 31 SECTION 4.7 REDEVELOPMENT GOALS 35 SECTION 4.8 PHASE I – REDEVELOPMENT PLAN 35 SECTION 4.9 FUTURE PHASES 39 SECTION 4.10 NEIGHBORHOOD IMPACT STATEMENT 41 SECTION 4.10 PROGRAM OF PUBLIC EXPENDITURES 42 SECTION 4.11 VALUATION 47 SECTION 5 BAYSHORE/GATEWAY REDEVELOPMENT AREA PLAN 5.0 EXECUTIVE SUMMARY 5-E-1 5.01 EXECUTIVE SUMMARY 5-E-1 5.02 GOALS 5-E-1 5.03 CONCEPTUAL PLAN DIAGRAM 5-E-4 5.04 CHARACTER AREAS 5-E-7 5.05 FOCUS OF REDEVELOPMENT 5-E-9 5.06 FUNDING, PROJECTS & INITIATIVES 5-E-10 5.07 2000 & 2019 PLAN COMPARISON 5-E-14 5.1 INTRODUCTION 5-1-1 5.1.1 VISION 5-1-1 5.1.2 PROCESS 5-1-1 5.1.3 PLAN ORGANIZATION 5-1-1 5.2 BACKGROUND 5-2-1 5.2.1 CREATION OF A CRA AREA 5-2-1 5.2.2 5-2-1 5.2.3 5-2-9 5.3 5-3-1 5.3.1 5-3-2 5.3.2 5-3-75.3.3 5-3-26 5.3.4 5-3-31 5.3.5 5-3-42 5.3.6 5-3-59 5.3.7 5-3-66 5.3.8 5-3-67 5.4 5-4-15.4.1 5-4-15.4.2 5-4-15.4.3 5-4-55.4.4 5-4-17 5.5 5-5-1 5.5.1 5-5-1 5.5.2 5-5-15.5.3 5-5-1 5.5.4 5-5-1 5.5.5 5-5-15.5.6 5-5-55.5.7 5-5-5 5.6 5-6-1 5.6.1 5-6-1 5.6.2 5-6-2 5.6.3 2000 REDEVELOPMENT PLAN GOALS AND PROJECTS BAYSHORE/GATEWAY TRIANGLE CRA 2018 PERSPECTIVE PLANNING FRAMEWORK & ELEMENTS CONCEPTUAL PLAN DIAGRAM LAND USE & URBAN DESIGN PUBLIC SPACE, PARKS, & OPEN SPACE DEVELOPMENT TRANSPORTATION, CONNECTIVITY, & WALKABILITY INFRASTRUCTURE PROCESS CHARACTER AREAS PRIORITIZATION PLAN PRIORITIZATION OF PROJECTS & INITIATIVES FINANCING PLANNING PROJECTS & INITIATIVES PRIORITIZATION COORDINATION & PARTNERSHIPS GENERAL REQUIREMENTS OVERVIEW OF RELEVANT STATUTES CONSISTENCY WITH THE COUNTY’S COMPREHENSIVE PLAN ACQUISITION, DEMOLITION/CLEARANCE, & IMPROVEMENT ZONING & COMPREHENSIVE PLAN CHANGES LAND USE, DENSITIES & BUILDING REQUIREMENTS NEIGHBORHOOD IMPACT SAFEGUARDS, CONTROLS, RESTRICTIONS & ASSURANCES TAX INCREMENT & MSTU ESTIMATES TAX INCREMENT FINANCING MUNICIPAL SERVICE TAXING UNITS(MSTUS) UNDERLYING ASSUMPTIONS 5-6-12 SECTION 6 RELOCATION PROCEDURES 102 FIGURES FIGURES 1 COLLIER COUNTY MAP- 2004 2 FIGURES 2 IMMOKALEE REDEVELOPMENT AREA BOUNDARIES- 2004 14 FIGURES 3 IMMOKALEE FUTURE LAND USE MAP 24 FIGURES 4 IMMOKALEE SUBAREAS 36 APPENDIX Appendix A Resolutions and Trust Fund Ordinance I. 2000-82 – ESTABLISHMENT OF CRA AREA AND FINDING OF NECESSITY AND BLIGHTED CONDITIONS REPORT II. 2000-83-ESTABLISHING THE COMMUNITY REDEVELOPMENT AGENCY III. 2000-181- ADOPTION OF 2000 CRA PLAN IV. 2004-179- EXPANDING IMMOKALEE REDEVELOPMENT AREA BOUNDARY V. 2004-384-EXPANDING IMMOKALEE REDEVELOPMENT AREA BOUNDARY APPENDIX B IMMOKALEE EXISTING CONDITIONS MAP APPENDIX C BAYSHORE/GATEWAY EXISTING CONDITIONS MAPS -2000 APPENDIX D GATEWAY TRIANGLE STORMWATER MASTER PLAN TECHNICAL MEMORANDUM -2000 APPENDIX E BAYSHORE/GATEWAY ESTIMATED FUTURE DEVELOPMENT VALUE -2000 APPENDIX F 2012-2025 FUTURE LAND USE MAP Section 1 PLAN OVERVIEW Section 1.1 Introduction The Collier County Redevelopment Plan (CRA Plan) is a guide for the physical and economic revitalization and enhancement of the designated redevelopment areas. This plan, with its specific components, has been formulated in close cooperation with the members of each community and is based on the objectives identified by community members in a series of public workshops. The Collier County Community Redevelopment Agency consists of two areas designated by the Collier County Board of County commissioners as redevelopment areas under the authority of Florida Statutes, Chapter 163, Part III, Community Redevelopment Act. The two areas depicted on Figure 1 as amended, were identified by the presence of one or more conditions of blight as defined in the statutes. These findings are contained in Section 1.2 and further specified in the Appendix A and component section for each area. The redevelopment program in Collier County provides the authority granted by the statutes, the means to achieve growth management objectives, by redirecting growth to areas where urban services currently are provided or are needed but currently inadequate, encourages revitalization of once viable neighborhoods and business districts and encourages the provision of affordable, good quality housing within centers of urban concentration. The Collier County Growth Management Plan policies provide the rationale for the establishment of redevelopment areas in the county and recognizes the redevelopment plan adopted for each component area. In addition, each community has formulated their own specific objectives. Each component section describes the history and process of community involvement in each respective community. The Collier County Community Redevelopment Agency approved an expansion to the Immokalee Community Redevelopment Area boundary in 2004 (Resolution 2004-179 and Resolution 2004-384). In 2018, the Collier County Community Redevelopment Agency approved a contract with Tindale Oliver Design to gathered data, perform technological analysis and seek public and agency input in order to draft an amendment to this redevelopment plan that would lay out a framework of goals, objectives, and strategies to continue the redevelopment efforts in the Bayshore Gateway Triangle Community Redevelopment Area. In 1969, the Florida State Legislature established Chapter 163, Part III, enabling local units of government to declare a need for a Community Redevelopment Agency and outlines the powers available to carryout community redevelopment and related activities. The overall goal of the legislature was to encourage local initiative in downtown and neighborhood revitalization. The Florida Legislature has made amendments to the enabling legislation over the years. This Plan recognizes those amendments. Figure 1 – Updated Map 1 2 Section 1.2 Findings and Conditions of Blight In 1969, the Florida State Legislature established Statue 163.00 enabling local units of government to set up Community Redevelopment Agencies (CRA). To assist in redevelopment efforts, these local agencies were mandated to establish Redevelopment Trust Funds, which would serve as the depository for tax increment revenues. The overall goal of the legislature was to encourage local initiative in downtown and neighborhood revitalization. In 1984, the Florida Legislature amended Section 163.335 to include five primary objectives: 1.To address the physical, social, and economic problems associated with slum and blighted areas (F.S. 163.335 (1)); 2.To encourage local units of government to improve the physical environment (i.e. buildings, streets, utilities, parks, etc.) by means of rehabilitation, conservation or clearance /redevelopment (F.S. 163.335(2)); 3.To convey to local community redevelopment agencies the powers of eminent domain, expenditure of public funds, and all other general police powers as a means by which slum and blighted areas can be improved (F.S. 163.335 (3)); 4.To enhance the tax base in the redevelopment area by encouraging private reinvestment in the area and by channeling tax increment revenues into public improvements within the area (F.S. 163.335 (4)); 5.To eliminate substandard housing conditions and to provide adequate amounts of housing in good condition to residents of low or moderate income, particularly to the elderly (F.S. 163.335(5)). To be designated as a redevelopment area, the area must meet the criteria outlined in Chapter 163.340 of the Florida Statute. The area in Collier county were designated as Blighted” which is defined as the following: “Blighted Area” means either: (a)An area in which there a substantial number of slum, deteriorated, or deteriorating structures and conditions which endanger life or property by fire or other causes or one or more of the following factors which substantially impairs or arrests the sound growth of a county or municipality and is a menace to the public health, safety, morals, or welfare in its present condition and use: 1.Predominance of defective or inadequate street layout; 2.Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; 3.Unsanitary or unsafe conditions; 4.Deterioration of site or other improvements 5.Tax or special assessment delinquency exceeding the fair value of the land; and 6.Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area; or (b)An area in which there exists faulty or inadequate street layout; inadequate parking facilities; or roadways, bridges, or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed construction. 3 On March 14, 2000, the Collier County Board of County Commissioners made finding of conditions of blight and adopted Resolution 2000-82 and adopted Resolution 2000-83 establishing the Community Redevelopment Agency. Both of these resolutions are contained in Appendix A. Section 1.3 CONSISTENCY WITH THE COLLIER COUNTY GROWTH MANAGEMENT PLAN The Collier County Growth Management Plan provides land use designations, which describe the intent and allowable density and intensity of appropriate uses for future development. The Growth Management Plan was adopted by the Board of County Commissioners in 1989 and has been amended several times since the original adoption. This section identifies the goals, objectives and policies that apply to both redevelopment areas. The goals, objectives and policies that apply to each area specifically are included in Section 4 –Immokalee Redevelopment Area Plan and Section 5 – Bayshore/Gateway Triangle Redevelopment Area Plan. This amendment recognizes that the Immokalee Redevelopment Area Plan will be amended following the adoption of the updated Immokalee Area Master Plan currently going through the public hearing process. Both the Bayshore/Gateway Triangle Redevelopment Area and the Immokalee Redevelopment Area are located in the Urban Designation as identified on the Collier County Future Land Use Map Appendix F. As stated in the Future Land Use Element of the Growth Management Plan: Urban Designated Areas on the Future Land Use Map include two general portions of Collier County: areas with the greatest residential densities, and areas in close proximity, which have or are projected to receive future urban support facilities and services. It is intended that Urban Designated Areas accommodate the majority of population growth and that new intensive land uses be located within them. Accordingly, the Urban Area will accommodate residential uses and a variety of non- residential uses. The Urban Designated Area, which includes Immokalee , Copeland, Plantation Island, Chok oloskee, Port of the Islands, and Goodland, in addition to the greater Naples area, represents less than 10% of Collier County’s land area. The redevelopment plan allows for detailed planning that will encourage the coordination of activities as outlined in Objective 4 of the Growth Management Plan. OBJECTIVE 4: Continually refine the Future Land Use Element through detailed planning in order to improve coordination of land uses with natural and historic resources, public facilities, economic development, housing and urban design. Policy 4.8 recognizes the adoption of the redevelopment plans for each component area: Policy 4.8: The Board of County Commissioners may consider whether to adopt redevelopment plans for existing commercial and residential areas. Such plans may include alternative land uses, modifications to development standards, and incentives that may be necessary to encourage red evelopment. Such redevelopment plans may only be prepared by the County or its agent unless otherwise authorized by the Board of County Commissioners. The Bayshore/Gateway Triangle Redevelopment Plan was adopted by the Board on June 13, 2000; it encompasses the Bayshore Drive corridor and the triangle area formed by US41 East, Davis Boulevard an Airport-Pulling Road. The Immokalee Redevelopment Plan was adopted 4 by the Board on June 13, 2000. Other specific areas that may be considered by the Board of Count y Commissioners for redevelopment include, but are not necessarily limited to: a.Pine Ridge, between US41 North and Goodlette-Frank Road; b.US 41 North in Naples Park; and c.Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores #1 Subdivision. The Immokalee Community is governed by the entire Growth Management Plan which includes the Immokalee Area Master Plan (reference FLUE Policy 4.3), a separate element of the Growth Management Plan adopted in 1991 and significantly revised in 1997 and 2007. The Master Plan contains land use designations and policies applicable to the Immokalee area. Significant amendments to the Immokalee Area Master Plan are under review. A review of the land use designation and policies that apply for each area is contained in the individual component section of this document: Section 4 – Immokalee Redevelopment Area Plan and Section 5 – Bayshore/Gateway Triangle Redevelopment Area Plan. Section 1.4 CONFORMANCE WITH STATUTORY REQUIREMENTS Chapter 163, Part III of the Florida Statutes authorizes the creation of Community Redevelopment Agencies and the development of Community Redevelopment Plans. The legislation focuses primarily on the creation of Community Redevelopment Agencies, the powers granted to them and specific criteria of the development of Community Redevelopment Plans. As part of a Community Redevelopment Agency’s formation, a Community Redevelopment Plan is created which provides the framework for effective redevelopment of the Community Redevelopment Area. The Community Redevelopment Plan is a comprehensive document that provides the details for redevelopment of the area, including an extensive analysis required by Florida Statutes. In accordance with Florida Statues, the governing body, in this case the Board of County Commissioners, may make subsequent changes, amendments or updates to the Community Redevelopment Plan upon recommendations of the Community Redevelopment Agency. Modifications to the plan require a public hearing process and appropriate public notification. The Community Redevelopment Act requires redevelopment plans to be consistent with the comprehensive growth management plan. This plan is as a whole consistent with the Collier County Growth Management Plan. This plan establishes a vision for the community as a whole, the component areas and its neighborhoods. The CRA’s vision will not be achieved overnight or even in the next five years. This plan is intended to provide a framework for policy decisions and public improvements over the next thirty years. For the purposes of this plan, “encourage” means to support, recommend, endorse or seek approval of any project, action, program or activity and can also mean to provide incentives and allocate funds, assets and resources, including participation by staff, employees, contractors, consultants or others if approved by the Collier County Agency (CRA) and allocated through the standard operating and procurement guidelines adopted by the Collier County Board of Commissioners. 5 This plan contains provisions that contemplate actions to be taken by the Board of County Commissioners (BCC), including various agencies, departments or boards of the County. While the BCC has adopted this Plan, any recommendations requiring further BCC action will be taken separately to the BCC to approve and authorize implementation of any such actions. The Private Sector The Redevelopment Plan cannot be implemented without the predominant participation of the private sector. The role of the private sector is to evaluate the effectiveness of an investment risk in the Redevelopment Area and to pursue development opportunity consistent with the Redevelopment Plan. 6 Section 1.5 The Community Redevelopment Agency The management structure established to undertake formal redevelopment activities within the Redevelopment Area is the Community Redevelopment Agency (CRA). Pursuant to the Community Redevelopment Act, the Collier County Board of County Commissioners declared itself the CRA. The CRA is a legal entity, separate and distinct from the Board of County Commissioners. The Community Redevelopment Agency will use any and all methods of implementing the plan as authorized by law. The CRA will exercise the powers conferred by statute to take action within the Redevelopment Area such as will result in economic revitalization consistent with the Plan. The Board of County Commissioners has the following powers: •The power to determine an area to be slum or blighted or a combination thereof; to designate such area as appropriate for a community redevelopment project; and to hold any public hearings required with respect thereto. •The power to grant final approval to Community Redevelopment Plans and modifications thereof. •The power to authorize the issuance of revenue bonds as set forth in Section 163.385, Florida Statutes. •The power to approve the acquisition, demolition, removal or disposal of property and the power to assume the responsibility to bear loss as provided in Section 163.370, Florida Statutes. Community Redevelopment Agency Authority This Plan will be undertaken in accordance with the provisions of the Community Redevelopment Act of 1969. The County and the CRA may use any and all methods of achieving revitalization of the Redevelopment Area as authorized by law. The following sections generally describe the available development actions. Property Acquisition The Act authorizes the County and the Redevelopment Agency to acquire real property in the redevelopment area by purchase, condemnation, gift, exchange or other lawful means in accordance with this Plan. The County and CRA may acquire real property within the redevelopment area as may be necessary for public improvements. These acquisitions will provide sites for public facilities, eliminate unsafe conditions, removing non-conforming uses, or overcome diversity of ownership and faulty lot layout which prevent redevelopment and contribute to the perpetuation of blight in the area. Whenever possible, the designated property will be acquired through negotiation with current owners. The property will be acquired through standard Community Redevelopment Agency procedures. In those instances where negotiation does not result in a mutually satisfactory agreement, the properties may be acquired by eminent domain proceedings and just compensation awarded in accordance with Chapter 170, Florida Statutes. Areas for potential land acquisition and relocation (if necessary) are indicated in the component sections of this plan. When necessary, as plans are further specified in Phase I (2001-2005) particular parcels will be identified for acquisition where applicable. Such plans will be subject to approval by the CRA Board. The following provides the policies which would govern acquisition, disposition, or relocation activities. 7 Land Acquisition Plan and Program A land acquisition program will be designed to meet the goals and objectives of the redevelopment plan, while minimizing disruption of the neighborhood fabric to be retained and reinforced and minimizing acquisition costs. A land acquisition program could consist of the following components: •Right of Way Acquisition •Commercial Project Acquisitions •Residential Acquisitions for Major Projects •Residential Acquisitions for Infill Demolition, Site Preparation and Public Improvement The County and the CRA may each demolish, clear or move buildings, structures and other improvements from real property in the redevelopment area which it has acquired and as may be necessary to carry out the purpose of this plan. In addition, the County and /or the CRA may construct or cause to be constructed streets, sidewalks, curbs, utilities, lighting, open space, plazas, landscaping, water elements, and other amenities deemed necessary to implement this plan. The County and CRA may change portions of the redevelopment area to be devoted to public uses, public improvements, and infrastructure. Disposition Policy The CRA is authorized under the Act to sell, lease, exchange, subdivide, transfer, assign, pledge encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property. To the extent permitted by law, the CRA is authorized to dispose of Real Property by negotiated sale or lease. All real property acquired by the CRA in the redevelopment area shall be sold or leased for development for the fair value to further the purpose of this plan and as determined pursuant to 163.380 (2), Florida Statute ( 2018). The CRA may reserve such powers and controls through disposition and development document with the purchasers or lessees of real property from the CRA as may be necessary to ensure that development begins within a reasonable period of time and that such development is carried out pursuant to the purpose of this plan. Interested developers will submit proposals in accordance with Section 163.380, Florida Statues. Selected developers will be required to execute binding disposition agreements with the CRA which will safeguard that the provisions of this plan be implemented. The property may be transferred for fair value subject to the disposition agreement and other conditions or covenants necessary to ensure that the purpose of redevelopment will be effectuated. The disposition of all publicly owned or assembled land will be subject to objective and clearly defined standards and procedures which will assure timely re-uses and improvements to property in accordance with the plan and its development controls. Guidelines may include but are not limited the following activities: •Site Re-Use Guidelines •Preferred Redeveloper Designation •Competitive Private Developer Selection •Terms of Property Conveyance 8 •Development Controls and Design Review •Residential Relocation •Commercial Relocation The CRA’s Relocation Procedures are described in Section 6 of this Plan. Section 1.6 Duration, Modification and Severability of the Plan The 2000 plan was approved with a 30-year time frame. The 2019 amendment will extend the term of this plan to 2049 as allowed by Section 163.387(2)(a), Florida Statutes. From time to time during the term of this plan, the CRA may amend or modify this Plan. The provisions of this Plan are severable, and it is the intention of the County and the CRA to confer the whole or any part of the powers, goals, objectives and actions herein provided for and if any of the provisions of this Plan or any action implementing any provisions of this Plan shall be held unconstitutional, invalid or void by any court of competent jurisdiction, the decisions of said court shall not affect or impair any of the remaining provisions of this Plan. It is hereby declared to be the intent of the County and the CRA that this Plan would have been adopted and implemented had such unconstitutional, invalid or void provision or action not been included herein. 9 Section 2 FINANCIAL PLAN A viable financing program for redevelopment requires a strong commitment from the public and private sector. The key to implementation the public actions called for in this plan is attracting private market investment and the additional ad valorem tax revenue it produces. To carry out redevelopment, the CRA will use all available sources of funding from local, state and federal government and the private sector. It should be noted that the following Financial Plan is intended as a guide for funding redevelopment activities in the Redevelopment Area. Flexibility is essential. The timing, cost and tax revenue impact of private investment is, at best, a projection based upon existing knowledge. Interest rates, construction costs, and national economic conditions will vary and cause revisions in investment decisions. Section 2.1 Funding Sources Tax Increment Financing Redevelopment of the Redevelopment Area will require a substantial financial investment on the part of the Community Redevelopment Agency. As provided for under the Community Redevelopment Act of 1969, the principal source of funding for the Redevelopment Agency will be through the mechanism of Tax Increment Financing. Tax Increment Financing (TIF) realizes the incremental increase in property tax revenues resulting from redevelopment and uses it to pay for public improvements needed to support and encourage new development. TIF is designed to allow local government to finance, over a term of years, front-end costs involved in the redevelopment of blighted areas. By using this tool a local government can develop and adopt a redevelopment plan, repave or reroute streets, provide other public improvements and open space, provide housing, provide redevelopment assistance or incentives and acquire property within the redevelopment area for redevelopment. Eligible activities, under current law, include but are not limited to, the acquisition of land and improvements, relocation of displaced residents, demolition of deteriorated structures, site preparation, infrastructure improvements plus housing and commercial development and other activities implementing this plan. Use of Tax Increment Revenues Under Florida legislation, increment revenues can be used for the following purposes when directly related to redevelopment: $ Administrative and overhead expenses incidental to a redevelopment plan. $ Redevelopment planning and analysis. $ Acquisition of real property in the redevelopment area. $ Clearance and preparation of redevelopment sites, and relocation costs. $ Repayment of indebtedness and payment of expenses incidental to indebtedness. $ Development of affordable housing within the redevelopment area. $ Development of community policing innovations. $ Construction streets, utilities, parks, public areas, parking garages, and other improvements necessary to carrying out the redevelopment plan. 10 The greatest single source of funding for the Community Redevelopment Agency will come from tax increment revenues determined by growth in certain real property tax revenues within the Redevelopment Area. For the purpose of calculating the amount of tax increment revenues the frozen tax base is the final 1999 tax roll. Projected tax increment revenues for each component area is included in the Component sections of this Plan. Section 2.2 Other Funding Sources To make the most effective use of Tax Increment Revenues, the CRA and the County will use other County, State and Federal funding sources as appropriate and available to carry out the provisions of this plan. The Financial Plan assume that funds for the public expenditures identified in the Redevelopment Plan will be obtained from several sources in addition to Tax Increment Financing. Advances and Loans The Community Redevelopment Agency shall have the power to borrow money and accept advances from any source, public or private, including the County for any lawful purpose in connection with the redevelopment program. Tax Increment Revenues or any other funds deposited into the Redevelopment Trust Fund, which are not otherwise obligated shall be available for repayment of such loans or advances. Tax Increment Revenue Bonds When authorized by the Board of County Commissioners, the CRA may issue redevelopment revenue bonds, notes or other obligations to finance the undertaking of any community redevelopment project activity, including the payment of principal and interest upon any loans and retirement of bonds or other obligations previously issued. The security for such bonds may be based upon the anticipated tax increment revenues and such other revenues as may be legally available. Grants The Community Redevelopment Agency may apply for local, state or federal grants that may be applicable to implementation of the redevelopment goals outlined in this Plan. Tax Increment revenues may be used to match grant dollars if necessary. 11 Section 3 NEIGHBORHOOD IMPACT ELEMENT Since the redevelopment area contains low- and moderate-income housing, Section 163.362(3) Florida Statutes requires that the redevelopment plan contain a neighborhood impact element which… describe in detail the impact of the redevelopment upon the residents of the redevelopment area and the surrounding area in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, effect on school population, and other matters affecting the physical and social quality of the neighborhood. The structure of the Redevelopment Plan was specifically organized to minimize housing and residential neighborhood impacts while emphasizing neighborhood enhancement, particularly in those areas containing affordable housing stock. The intensive redevelopment activities recommended in the plan concentrate on existing commercial and semi-industrial areas. Each component section contains a Neighborhood Impact Element. 12 Section 5 Bayshore Gateway Triangle Redevelopment Area Plan First Amendment Draft March 2019 Prepared for Prepared by DraŌ: March 2019 Cover Photo Sources: Zyscovich Architects; Google.com ‐ Marys Palacios i TABLE OF CONTENTS 5.0 Executive Summary ............................................................................................ 5-E-1 5.0.1 Executive Summary ................................................................................. 5-E-1 5.0.2 Goals ........................................................................................................ 5-E-1 5.0.3 Conceptual Plan Diagram ........................................................................ 5-E-4 5.0.4 Character Areas ....................................................................................... 5-E-7 5.0.5 Focus of Redevelopment ......................................................................... 5-E-9 5.0.6 Funding, Projects & Initiatives ............................................................... 5-E-10 5.0.7 2000 & 2019 Plan Comparison.............................................................. 5-E-14 5.1 Introduction ....................................................................................................... 5-1-1 5.1.1 Vision ....................................................................................................... 5-1-1 5.1.2 Process ..................................................................................................... 5-1-1 5.1.3 Plan Organization .................................................................................... 5-1-1 5.2 Background......................................................................................................... 5-2-1 5.2.1 Creation of a CRA Area ............................................................................ 5-2-1 5.2.2 2000 Redevelopment Plan Goals and Projects ....................................... 5-2-1 5.2.3 Bayshore/Gateway Triangle CRA 2018 Perspective ................................ 5-2-9 5.3 Planning Framework & Elements ....................................................................... 5-3-1 5.3.1 Conceptual Plan Diagram ........................................................................ 5-3-2 5.3.2 Land Use & Urban Design ........................................................................ 5-3-7 5.3.3 Public Space, Parks, & Open Space ....................................................... 5-3-26 5.3.4 Development ......................................................................................... 5-3-31 5.3.5 Transportation, Connectivity, & Walkability ......................................... 5-3-42 5.3.6 Infrastructure ........................................................................................ 5-3-59 5.3.7 Process ................................................................................................... 5-3-66 5.3.8 Character Areas ..................................................................................... 5-3-67 5.4 Prioritization Plan ............................................................................................... 5-4-1 5.4.1 Prioritization of Projects & Initiatives...................................................... 5-4-1 5.4.2 Financing Planning ................................................................................... 5-4-1 5.4.3 Projects & Initiatives Prioritization ......................................................... 5-4-5 5.4.4 Coordination & Partnerships ................................................................. 5-4-17 5.5 General Requirements ....................................................................................... 5-5-1 5.5.1 Overview of Relevant Statutes ................................................................ 5-5-1 5.5.2 Consistency with the County’s Comprehensive Plan .............................. 5-5-1 5.5.3 Acquisition, Demolition/Clearance, & Improvement .............................. 5-5-1 5.5.4 Zoning & Comprehensive Plan Changes ................................................. 5-5-1 5.5.5 Land Use, Densities, & Building Requirements ....................................... 5-5-1 5.5.6 Neighborhood Impact ............................................................................. 5-5-5 5.5.7 Safeguards, Controls, Restrictions, & Assurances................................... 5-5-5 5.6 Tax Increment & MSTU Estimates ...................................................................... 5-6-1 5.6.1 Tax Increment Financing ......................................................................... 5-6-1 5.6.2 Municipal Service Taxing Units (MSTUs) ................................................. 5-6-2 5.6.3 Underlying Assumptions ....................................................................... 5-6-12 Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 ii This page is intenƟonally leŌ blank. EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐1 5.0 5.0.1 Executive Summary The Bayshore Gateway Triangle Redevelopment Area Plan amendment provides an updated vision and approach for the redevelopment of this component area (see Map 5‐ES‐1) for the next 30 years. The Plan brings together informaƟon gathered from technical analysis, ﬁeldwork observaƟon, and public and agency outreach (documented in further detail in a separate Assessment Memo). From these efforts and the resulƟng themes idenƟﬁed, an overarching vision emerged for the future of the Community Redevelopment Agency (CRA) and this component area: The Redevelopment Area Plan lays out a framework of goals, objecƟves, and strategies organized themaƟcally in support of this overall vision, along with a list of projects to carry out the framework. This plan is meant to provide a paleƩe of opƟons, generated by the technical analysis, ﬁeldwork observaƟons, and public and agency outreach, that the CRA can further explore. Consequently, not all of these suggesƟons will necessarily be carried through to full implementaƟon. Full implementaƟon of approaches and projects will be based on further study of capacity, technical feasibility, and public prioriƟes. 5.0.2 Goals The main goals of the Plan include: Land Use & Urban Design Promote a deﬁned, harmonious, and urban visual and land use character tailored to the CRA area, culƟvaƟng its unique arƟsƟc and cultural idenƟty. Public Space, Parks, & Open Space Ensure accessible, acƟvated, and well‐maintained public spaces, parks, and open space. Development Foster and guide private development to enhance community character and provide increased stability and prosperity for community members. Transportation, Connectivity, & Walkability Ensure safety, comfort, and convenience for various methods of transportaƟon within and connecƟng with the CRA area. Infrastructure Provide effecƟve infrastructure that preserves environmental and neighborhood design quality through coordinated improvement planning and funding. Process Carry out CRA area planning and implementaƟon efforts to engage and serve the various communiƟes within the CRA area. Figure 5‐ES‐1 provides a Concept Diagram focused on locaƟon‐speciﬁc capital improvement projects, followed by a list of non‐locaƟon‐speciﬁc capital improvements projects and a descripƟon of non‐ capital projects (e.g., plans, studies, grant programs). Promote quality of life and economic vitality with a mixed-income, urban, multi-modal community that welcomes visitors, cultivates the area’s artistic and cultural identity, uplifts unique local destinations, and finds balance with the natural environment. EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐2 5.0 Map 5‐ES‐1: Bayshore Gateway Triangle CRA Study Area EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐3 5.0 This page is intenƟonally leŌ blank. EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐4 5.0 Figure 5‐ES‐1: Redevelopment Concept THOMASSON DR BAYSHORE DR DAVIS BLVD N Complete Streets & Trail (Neighborhood) Jeepers Dr. Complete Streets (Major) Bayshore Dr. ‐ US 41 to Thomasson Dr. Complete Streets (Major) Linwood Ave Public Space, Parks, & Open Space Triangle RetenƟon Pond Improvements Monument Sign for Gateway IntersecƟon US 41 and Bayshore Dr. AIRPORT PULLING RD 5.0.3 Conceptual Plan Diagram Figure 5‐ES‐1 provides a Concept Plan illustraƟng future land use and capital improvements with associated goals of Land Use & Design; Public Space Parks, & Open Space; Development; TransportaƟon, ConnecƟvity, & Walkability; and Infrastructure. See the map legend on the following page for project descripƟons and addiƟonal capital improvements without speciﬁed locaƟons at this Ɵme. Note that “Major Corridors” are based on highways, minor arterials, and major arterials in the CRA area. Concept Map Major Corridor Land Use & Design Public Space, Parks, & Open Focus Corridor TransportaƟon, ConnecƟvity, & Walkability Infrastructure Development 5F 5E 5G 3A 5a 4c 4E 5B 5D 1C 6A 6b 6c 7d 7b 7A 7c 4b 4d 7E 4F 4a 1B 4G 5C 1A 1F 1D 1E 8A 8B 2A EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐5 EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan —DraŌ March 2019 5‐E‐5 5.0 5.0 This page is intenƟonally leŌ blank. Location-Specific Capital Projects 7 1 3 4 5 6 8 Land Use & Urban Design Projects Gateway IntersecƟon Design Improvements A. Davis Blvd/Airport Pulling Rd B. Davis Blvd/Shadowlawn Dr C. Davis Blvd/US 41 D. US 41/Bayshore Dr E. Thomasson Dr/Dominion Dr F. Us 41/Osceola Ave Development Development Projects Public Space, Parks, & Open Space Projects Parks improvements A. Triangle RetenƟon Pond Improvements TransportaƟon, ConnecƟvity, & Walkability Projects Complete Streets (Major) A. Linwood Ave—Phase I B. Shadowlawn Ave C. Bayshore Dr—Us 41/Thomasson Dr D. Thomasson Dr/Hamilton Ave E. Commercial Dr F. Kirkwood Ave/Kirkwood Ave ConnecƟon G. Pine St ConnecƟon Complete Streets & Trails (Neighborhood) A. Bicycle/Pedestrian Trail B. Jeepers Dr C. Linwood Ave—Phase II D. Republic Dr E. Danford St F. Bay St G. Bayshore Dr—Thomasson Dr/Holly Ave Parking A. Surface/garage parking—Mini Triangle area B. Surface/garage parking—Bayshore area C. Car/boat parking—Bayview Park area General Road Engineering Standard Improvements A. Pine Tree Dr B. Andrews Ave C. Woodside Ave D. Holly Ave E. PalmeƩo Ct Infrastructure Projects Infrastructure A. Underground/Relocate Overhead UƟlity Lines—Linwood Ave and Commercial Dr B. Underground/Relocate Overhead UƟlity Lines—Bayshore Dr A. Development of MulƟ‐Purpose Facility/Structure 2 EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐6 5.0 Non-Capital Projects Projects and iniƟaƟves that are not capital investments include a variety of plans, studies, and grant programs in support of redevelopment or capital project planning throughout the CRA area. These non‐ capital projects and iniƟaƟves include: CRA operaƟng expenditures and administraƟve updates Land Development Code updates Development support for catalyst development sites Master planning for: Stormwater improvements Arts and culture‐oriented development and redevelopment efforts ImplementaƟon of Complete Streets projects Community safety and clean‐up Branding MarkeƟng and communicaƟons Water and ﬁre infrastructure improvements Feasibility studies, including: General market study/economic proﬁle Bayshore Drive Complete Street technical feasibility Bayshore Drive Complete Streets pilot project Triangle retenƟon pond improvements Micro‐enterprise and arts incubator CRA boundary expansion Grants and funding programs, including: ResidenƟal improvements grants/loans Commercial façade improvements Wall and fence funding for areas with incompaƟble uses Public art funding Economic development incenƟves Mobile home replacements Community Land Trust housing construcƟon Other affordable/workforce housing investments Other non‐capital expenditures that may arise in the future and are not yet idenƟﬁed Non-Location Specific Capital Projects Project Type Project Name Development A. Land AcquisiƟon for Community Land Trust TransportaƟon, ConnecƟvity, & Walkability A. Sidewalk Gap Improvements B. Bicycle Infrastructure C. Street Sign/Wayﬁnding Improvements D. General MulƟ‐Modal Improvements Infrastructure A. Water Main and Fire Suppression Upgrades B. Stormwater Improvements C. Upgrade Sanitary Sewer Lines Public Space, Parks, & Open Space A. Pocket Park Land AcquisiƟon & Development B. General Parks Improvements C. Community Safety/Clean‐Up and Neighborhood IniƟaƟves General Improvements EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐7 5.0 1 2 3 4 5 6 7 Focus Corridor Focus Development Node/IntersecƟon Mini Triangle/Davis The Mini Triangle, including CRA‐owned parcel, is a major commercial redevelopment opportunity and Focus Development Node Corridor commercial along Davis Linwood Avenue another potenƟal area for redevelopment. Shadowlawn Primarily a residenƟal neighborhood with mix of apartments/duplexes and single‐family homes around Shadowlawn Elementary Borders US 41/Bayshore Drive Focus IntersecƟon (asterisk), a gateway between north and south secƟons of CRA area Airport Pulling Mix of corridor commercial, larger big‐box style retail, and County Center Part of area currently designated as an AcƟvity Center in Future Land Use Map Tamiami Corridor commercial and residences, including two major malls, Gulfgate Plaza and Courthouse Shadows) Borders US 41/Bayshore Drive Focus IntersecƟon (asterisk), a gateway between north and south secƟons of CRA area Windstar ResidenƟal is primarily condos and single‐ family homes in gated communiƟes Includes golf course designated as a commercial use North Bayshore Focus Corridor along Bayshore Drive with neighborhood commercial (including Haldeman Creek Entertainment Center near Creek) Mix of mulƟ‐ and single‐family residenƟal Focus IntersecƟon at Bayshore/Thomasson with planned roundabout CRA‐owned Focus Development Node (17‐ Acre Site) South Bayshore Primarily single‐family residenƟal neighborhood with Naples Botanical Garden Wetland consideraƟons for development 5.0.4 Character Areas The Redevelopment Area Plan framework can be tailored to different sub‐areas depending on their speciﬁc character, needs, and opportuniƟes. Map 5‐ES‐2 lays out these different sub‐areas, or “Character Areas” with accompanying descripƟons. EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐8 5.0 2 3 4 5 6 7 BAYSHORE DR LINWOOD AVE 1 Map 5‐ES‐2: Character Areas EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐9 5.0 5.0.5 Focus of Redevelopment The following provides a focus of redevelopment for each Character Area based on the speciﬁc characterisƟcs described in Map 5‐ES‐2 and the most relevant redevelopment strategies. 1. Mini Triangle/Davis Urban‐style mixed use commercial redevelopment, including capitalizaƟon on the Mini Triangle as a catalyst development site and urban‐style parking soluƟons Park development at retenƟon pond site Complete Streets design and commercial redevelopment along Linwood Ave and other nearby commercial roadways; pedestrian scale street design between Mini Triangle, Linwood Ave, and the proposed retenƟon pond park Improved access to Mini Triangle development from US 41, Davis Blvd, and Linwood Ave MulƟ‐modal connecƟvity: Across Davis Blvd Between Mini Triangle, Linwood Ave, proposed retenƟon pond park, and eastern Triangle neighborhood To Downtown Naples potenƟally via Davis Blvd, US 41, and Gordon River Bridge improvements AddiƟonal infrastructure improvements: sanitary sewers, electrical, stormwater 2. Shadowlawn ResidenƟal structural enhancement and upgrades Avoidance of incompaƟble uses TransiƟonal elements between different uses Inﬁll development on vacant residenƟal lots Flooding and drainage on neighborhood streets Complete Street improvements along Shadowlawn Drive 3. Airport Pulling TransiƟons between residenƟal neighborhoods and commercial development Eventual street enhancements, parƟcularly connecƟvity across Airport Pulling Rd Commercial façade improvements 4. Tamiami ConnecƟvity to Downtown Naples via US 41 Redevelopment of Courthouse Shadows Tenant opportunity and site improvements for walkable design at Gulfgate Plaza 5. Windstar Complete Streets and MSTU improvements along major community roadways, including Bayshore Drive, Thomasson Drive, and Hamilton Avenue Access to Bayview Park 6. North Bayshore Corridor commercial development along Bayshore Drive, including Haldeman Creek Entertainment Center near Creek and creaƟve parking soluƟons Larger redevelopment opportuniƟes of 17‐Acre Site and Del’s 24 property Arts and culture‐oriented development TransiƟonal elements between corridor commercial and residenƟal areas along Bayshore Drive and Thomasson Drive Development of vacant residenƟal lots EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐10 5.0 Complete Street design along Bayshore Drive and Thomasson Drive, including Bayshore Drive/ Thomasson Drive roundabout Neighborhood Complete Streets and trails ConnecƟons between Sugden Regional Park and CRA area Water main and ﬁre suppression upgrades Flooding and drainage on neighborhood streets 7. South Bayshore Mobile home and single‐family home residenƟal improvements, upgrades, affordability Development of vacant residenƟal lots Access to Bayview Park ConnecƟons between CRA and uses to the east, including East Naples Community Park Wetland, ﬂooding, and site preparaƟon consideraƟons for development Roadway improvements to meet County engineering standards Neighborhood Complete Streets 5.0.6 Funding, Projects, & Initiatives The Redevelopment Area Plan also provides a comprehensive list of capital projects and non‐capital iniƟaƟves in support of the vision with a prioriƟzaƟon plan and recommendaƟon for allocated funding . Table 5‐ES‐1 summarizes projected revenues for various funding sources operaƟng in the CRA area, including Municipal Service Taxing Units (MSTUs) that are funding sources independent of Tax Increment Finance (TIF). This Plan does not obligate any funding to any projects listed. This Plan provides a guide and list of both capital and non‐capital projects that tax increment revenues can fund if approved by the CRA and allocated through the standard operaƟng and procurement guidelines adopted by the Collier County Board of Commissioners. The Plan sets a framework based on current condiƟons but also allows for ﬂexibility in the phasing of projects based on funding opportuniƟes and community prioriƟes idenƟﬁed in annual work plans and capital improvement project lists. Figures 5‐ES‐2 through 5‐ES‐4 summarize the funding breakdown by Ɵmeframe and type of project/ iniƟaƟve. Note that non‐capital projects include studies, plans, and grant programs. Table 5‐ES‐2 provides an overall summary of TIF revenues and costs with surpluses and shorƞalls noted for each Ɵme period (note that some projects are programmed at a deﬁcit because other funding partners or sources are anƟcipated). Table 5‐ES‐3 shows CRA project costs that may also be eligible for Bayshore BeauƟﬁcaƟon MSTU funds, indicaƟng the potenƟal beneﬁt from MSTU coordinaƟon. EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐11 5.0 Fund Revenue Short Term Total Mid Term Total Long Term Total Total (1‐5 Yrs) (6‐15 Yrs) (16‐30 Yrs) Tax Increment (TIF) $10,831,197 $39,256,457 $104,330,124 $154,417,778 Bayshore BeauƟﬁcaƟon MSTU $7,403,290 $20,956,845 $48,857,829 $77,217,964 Haldeman Creek MSTU $644,865 $1,831,442 $4,277,648 $6,753,955 Total $18,879,352 $62,044,744 $157,465,601 $238,389,697 Table 5‐ES‐1: Revenue ProjecƟon Summary EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐12 5.0 Total Short‐Term Costs (1‐5 Years): $25.0 million Figure 5‐ES‐3: Mid‐term project costs by type Figure 5‐ES‐2: Short‐term costs by project type Total Mid‐Term Costs (6‐15 Years): $57.9 million EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐13 5.0 Figure 5‐ES‐4: Long‐term costs by project type Total Long‐Term Costs (16‐30 Years): $74.5 million Table 5‐ES‐2: Summary of CRA Project Costs and Projected TIF Revenues Table 5‐ES‐3: Summary of MSTU‐Eligible Costs and Projected MSTU Revenues MSTU Funding Summary Total Overall Short‐Term (1‐5 Years) Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Total Capital Costs ‐ MSTU‐Eligible Projects $13,973,502 $4,121,297 $5,321,297 $4,530,908 Total Right‐of‐Way MSTU Revenue $77,217,964 $7,403,290 $20,956,845 $48,857,829 Difference $63,244,462 $3,281,993 $15,635,548 $44,326,921 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases Note: Projects are considered MSTU‐eligible based on those that align with accepted uses of Bayshore Beautification MSTU funds according to Ordinance No. 2013‐68 TIF Funding Summary Total Overall Short‐Term (1‐5 Years) Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Total Capital Costs ‐ North of US 41 (Triangle)$42,665,594 $4,916,110 $11,505,545 $26,243,939 Total Capital Costs ‐ South of US 41 (Bayshore)$44,859,243 $7,790,481 $24,978,149 $12,090,612 Total Capital Costs $87,524,836 $12,706,591 $36,483,694 $38,334,552 Total Non‐Capital Costs $69,915,363 $12,315,280 $21,449,912 $36,150,171 Total TIF Revenue $154,417,778 $10,831,197 $39,256,457 $104,330,124 Difference ‐$3,022,421 ‐$14,190,674 ‐$18,677,149 $29,845,401 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐14 5.0 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response Catalyst Redevelopment Projects Triangle‐ Hotel/ Restaurant/ Office Parcel at apex currently vacant; CRA‐owned property under contract for sale and received PUD zoning for Mixed‐Use project. Speciﬁc planning tasks included for Mini Triangle and larger Triangle area with associated improvements (primarily roadway, infrastructure, and land use transiƟons) and incenƟves idenƟﬁed that are generally supported by the Redevelopment Area Plan (see SecƟons 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non‐capital projects (see SecƟon 5.4) Triangle – Flex Office/ Warehouse Current mix of commercial and industrial uses. Speciﬁc planning tasks included for Mini Triangle and larger Triangle area with associated improvements (primarily roadway, infrastructure, and land use transiƟons) and incenƟves idenƟﬁed that are generally supported by the Redevelopment Area Plan (see SecƟons 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non‐capital projects (see SecƟon 5.4) Table 5‐ES‐4: Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan 5.0.7 2000 & 2019 Plan Comparison Table 5‐ES‐4 assists in comparing the 2000 Plan to the amended Redevelopment Area Plan, showing a status update for the various areas and iniƟaƟves idenƟﬁed for Tax Increment Finance (TIF) funding in the 2000 Plan, as well as how the Redevelopment Area Plan update responds to the idenƟﬁed iniƟaƟves. Note that two addiƟonal redevelopment sites, Naples Plaza and Naples Steel, were idenƟﬁed for private redevelopment without TIF assistance (now Naples Bay Club/CoƩages at Naples Bay Resort and Woodspring Suites, respecƟvely). While the 2000 Plan has a strong orientaƟon around these sites and iniƟaƟves, the updated Redevelopment Area Plan is oriented around general themes of: Land Use and Urban Design; Public Space, Parks, & Open Space; Development; TransportaƟon, ConnecƟvity, & Walkability; Infrastructure; and Process. As a result, the amended Redevelopment Plan contains addiƟonal consideraƟons that may not stem directly from the 2000 Plan, including but not limited to: A focus on the CRA‐owned 17‐Acre Site west of Sugden Regional Park for catalyst redevelopment A focus on arts and culture in the CRA area redevelopment vision ConnecƟons to nearby parks Land use transiƟons between incompaƟble uses and densiƟes/intensiƟes More comprehensive infrastructure improvements EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐15 5.0 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response Catalyst Redevelopment Projects (ConƟnued) Town Center (Gulfgate Plaza) Gulfgate Plaza currently has tenants; consideraƟon needs to be given to type of establishments desired for this space. A small business incubator might be a good use for vacant office on second ﬂoor. IdenƟﬁed as an opportunity for new tenancy in second ﬂoor space and to incenƟvize opƟmal tenant mix and walkable design; Courthouse Shadows is another large commercial space providing a redevelopment opportunity (SecƟon 5.3.4) Entertainment Center (Haldeman Creek) Three60 Market has been established west of bridge and south of creek; food truck park recently opened on north side of creek under same ownership as Three60 Market. Need for commercial parking has emerged as an issue in this area. RecommendaƟons made to evaluate LDC changes to facilitate commercial development such as that in the Bayshore area (SecƟon 5.3.4); commercial parking soluƟons explored (SecƟon 5.3.5, SecƟon 5.4) Neighborhood Focus IniƟaƟves Shadowlawn The 2000 Plan iniƟaƟve included the following: New general housing and affordable housing RehabilitaƟon of affordable housing Neighborhood gateway features Traffic calming by closing part of Linwood Extension of Pelton Ave to Linwood for improved internal circulaƟon Current status: The Shadowlawn improvements delayed due to recession, warranƟng prioriƟzaƟon of current study and improvement implementaƟon approach for area. However, some stormwater planning and improvements completed for area (see General Infrastructure Improvements secƟon below). CRA will generally aim to conƟnue these Neighborhood Focus IniƟaƟves. Neighborhood enhancement focused on structural upgrades, limiƟng uses incompaƟble with the redevelopment vision, transiƟons between uses/intensiƟes, inﬁll development on vacant lots, addressing ﬂooding/drainage, and complete streets/transportaƟon improvements that will address streetscape elements such as lighƟng and traffic calming. These improvements will likely require strategic property acquisiƟon and demoliƟon of structures for redevelopment. Other relevant iniƟaƟves include gateway design and coordinaƟon with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighƟng. See secƟon 5.3 for more informaƟon. Table 5‐ES‐4 (conƟnued): Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐16 5.0 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response Neighborhood Focus IniƟaƟves (ConƟnued) Bayshore The 2000 Plan iniƟaƟve included the following: Landscaping and beauƟﬁcaƟon along Bayshore Drive New affordable housing RehabilitaƟon of market‐rate and affordable housing Botanical Gardens relocaƟon Design of new neighborhood park and connecƟon to Sugden Park site Sabal Bay development (pending legal acƟons) Current related efforts include: BeauƟﬁcaƟon and roadway improvements planned for Hamilton Ave and Thomasson Dr, funded by the Bayshore BeauƟﬁcaƟon MSTU. AddiƟonal stormwater planning and improvements completed for area (see General Infrastructure Improvements secƟon below). ResidenƟal units have been built; substandard housing has been demolished. CRA will generally aim to conƟnue these Neighborhood Focus IniƟaƟves. Redevelopment focus for this neighborhood split into North and South. North focus: commercial/catalyst site development, parking, arts and culture, transiƟon between residenƟal and commercial, residenƟal inﬁll, comprehensive street improvements that will address elements such as streetlighƟng and traffic calming, park connecƟons (Sugden Regional Park). South focus: residenƟal upgrades and affordability, residenƟal inﬁll, park access (East Naples Community Park, Bayview Park), wetlands/ ﬂooding consideraƟons, roadway standards. These improvements will likely require strategic property acquisiƟon and demoliƟon of structures for redevelopment. Other relevant iniƟaƟves include addiƟonal street/transportaƟon improvements to address elements such as lighƟng and traffic calming, as well as coordinaƟon with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighƟng. See SecƟon 5.3 for more informaƟon. Table 5‐ES‐4: Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan EXECUTIVE SUMMARY Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐E‐17 5.0 Table 5‐ES‐4 (conƟnued): Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response General Infrastructure Improvements Triangle Stormwater Management Plan Need for stormwater improvements idenƟﬁed for enƟre CRA area, so planning and improvement efforts have included both Triangle and Bayshore neighborhoods, including the following: Stormwater plan created for Gateway Triangle residenƟal area in 2009 and for Bayshore MSTU area in 2011. Karen Dr stormwater improvements completed in 2017. Pineland Ave stormwater improvements completed. RecommendaƟon made to update stormwater management plan for the enƟre CRA area (SecƟon 5.3.6) Haldeman Creek and Canal System Dredging Plan Last major dredging project was in 2006. Depth assessment will be conducted for creek, and capital reserves currently being accumulated for future maintenance or dredge efforts. Advisory Board voted to increase millage rate to create dredging plan when major dredge will be needed; the millage increase to 1 mil was approved at the ﬁnal budget hearing on September 20, 2018. RecommendaƟon made to coordinate the capital improvements of the MSTUs, including that used to maintain Haldeman Creek, in a Capital Improvements Plan (SecƟon 5.3.7). Roadway Improvements US 41 Zoning Overlay and Landscaping Resurfacing and certain safety improvements currently programmed in FDOT TransportaƟon Improvement Program. RecommendaƟon to coordinate on future improvements with FDOT to develop and incorporate a community vision for comprehensive Complete Streets improvements along this corridor (see SecƟon 5.3.5). Davis Boulevard StreetlighƟng and Zoning Overlay Resurfacing project beginning as part of FDOT TransportaƟon Improvement Program projects. RecommendaƟon to coordinate on future improvements with FDOT to develop and incorporate a community vision for comprehensive Complete Streets improvements along this corridor (see SecƟon 5.3.5). Bayshore Drive Landscaping Roundabout will be put in at Bayshore and Thomasson as a Bayshore BeauƟﬁcaƟon MSTU project. Bayshore Dr needs to be considered for streetscape and roadway updates via the Bayshore BeauƟﬁcaƟon MSTU. RecommendaƟon included to make Complete Streets comprehensive roadway improvements along Bayshore Drive and evaluate opportunity to underground overhead uƟliƟes (see SecƟon 5.3.5, SecƟon 5.3.6, and capital funding in SecƟon 5.4). Botanical Gardens Support Botanical Gardens is now located southwest of the Bayshore Drive/Thomasson Drive intersecƟon. The CRA currently owns the 17.89‐acre site (“17‐Acre Site”) west of Sugden Regional Park; the site is targeted for catalyst development. Speciﬁc planning tasks included for the 17‐Acre Site that highlight in parƟcular connecƟons to Sugden Regional Park and a performance space (see SecƟon 5.3.4 and capital and non‐capital improvements in SecƟon 5.4). Other TIF‐Funded Projects INTRODUCTION Bayshore Gateway Triangle CRA Area Plan–DraŌ March 2019 5‐1‐1 5.1 5.1.1 Vision The 2019 Redevelopment Area Plan provides an updated vision and approach for the redevelopment of the Bayshore Gateway Triangle CRA area in Collier County (see Map 5‐1‐1). The Plan brings together informaƟon gathered from technical analysis, ﬁeldwork observaƟon, and public and agency outreach (documented in further detail in a separate Assessment Memo). From these efforts and the resulƟng themes idenƟﬁed, an overarching vision emerged for the future of the CRA area: This vision provides the guidance for the overall framework and projects laid out in this Redevelopment Area Plan for furthering the revitalizaƟon of the CRA area. This Plan is meant to provide a paleƩe of opƟons, generated by the technical analysis, ﬁeldwork observaƟons, and public and agency outreach, that the CRA can further explore. Consequently, not all of these suggesƟons will necessarily be carried through to full implementaƟon. Full implementaƟon of framework strategies and projects will be based on further study of capacity, technical feasibility, and public prioriƟes. 5.1.2 Process The technical analysis involved in the Redevelopment Area Plan process included a review of the exisƟng plans related to the CRA area, as well as spaƟal and quanƟtaƟve analysis of data related to the CRA area. The study team also conducted ﬁeldwork to collect addiƟonal informaƟon and “ground‐truth” ﬁndings in the data. The public and agency outreach consisted of stakeholder and agency meeƟngs and calls, two public workshops, and a boat tour of Haldeman Creek and adjacent canal areas. Figure 5‐1‐1 illustrates the complete planning process. 5.1.3 Plan Organization The remaining secƟons of this Plan cover the following topics: SecƟon 5.2: Background – historical overview of the CRA area, including the original 2000 CRA Plan and status update SecƟon 5.3: Plan Framework & Elements – framework of goals, objecƟves, and strategies related to redevelopment in the CRA area, with supporƟng informaƟon on exisƟng condiƟons, opportuniƟes, and approaches for carrying out strategies SecƟon 5.4: PrioriƟzaƟon Plan – informaƟon on revenues; capital project funding and phasing; and planning, administraƟve, and regulatory iniƟaƟves SecƟon 5.5: General Requirements – informaƟon on addiƟonal regulatory requirements for the CRA Plan and conclusion SecƟon 5.6: Tax Increment & MSTU EsƟmates— provides methodology and underlying assumpƟons for tax increment and Municipal Service Taxing Unit (MSTU) revenues. Promote quality of life and economic vitality with a mixed-income, urban, multi-modal community that welcomes visitors, cultivates the area’s artistic and cultural identity, uplifts unique local destinations, and finds balance with the natural environment. INTRODUCTION Bayshore Gateway Triangle CRA Are Plan—DraŌ March 2019 5‐1‐2 5.1 Map 5‐1‐1: Bayshore Gateway Triangle CRA Study Area INTRODUCTION Bayshore Gateway Triangle CRA Area Plan–DraŌ March 2019 5‐1‐3 5.1 Figure 5‐1‐1: Planning Process BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐1 5.2 5.2.1 Creation of the CRA Area The Bayshore Gateway Triangle CRA area is located primarily in unincorporated Collier County to the southeast of the city of Naples (a small porƟon of the area is in the city of Naples; see Map 5‐1‐1). It is near the popular desƟnaƟons of Downtown Naples and coastal beaches and is bisected by US 41, a major regional thoroughfare. This corridor deﬁnes two major sub‐areas within the larger CRA boundary–—the Gateway Triangle community north of US 41 and the Bayshore community south of US 41 (see Map 5‐1‐1 for CRA area and ResoluƟon 2000‐82, Exhibit A at end of this document for a legal descripƟon of the CRA boundary). The CRA was created in 2000 under the jurisdicƟon of Collier County to facilitate the physical and economic revitalizaƟon and enhancement of the community. Its creaƟon was based on documenƟng condiƟons of blight in a Finding of Necessity study, as required by Florida Statute 163.340. Table 5‐2‐1 provides an overview of the ﬁndings. 5.2.2 2000 Plan Goals and Projects The 2000 Plan laid out visual concept goals and corresponding redevelopment projects to improve condiƟons in the CRA area. The projects were planned out in phases over a 20‐year Ɵme span. Map 5‐2‐1 shows the overall Land Use Plan illustraƟng general land uses and signiﬁcant acƟvity centers. The Land Use Plan suggested a basic regulatory framework that would guide Future Land Use Map and zoning amendments to support the redevelopment of the CRA area. In addiƟon to the Land Use Plan, the 2000 Plan provided an Urban Design Framework to illustrate the following: 1. Primary areas anƟcipated to undergo signiﬁcant change via redevelopment or inﬁll development, receive improvements via neighborhood improvement strategies, or remain as stable and planned development areas 2. Basic site design condiƟons recommended to implement the vision deﬁned in the public outreach process 3. Primary corridors and areas recommended for landscape/streetscape improvements in support of the vision deﬁned in the public outreach The primary areas anƟcipated to undergo signiﬁcant change included: Triangle area approximately deﬁned by US 41, Davis Blvd, and a line based on the projected alignment of Pine St to the north of US 41 Naples Plaza (southwest of Davis Blvd and US 41 intersecƟon) and adjacent properƟes Gulfgate Plaza as a Town Center Commercial uses on Naples Steel properƟes (along US 41) and other properƟes on Gulfgate ResidenƟal uses south and west of Gulfgate Inﬁll: MulƟ‐ and single‐family residenƟal in Shadowlawn neighborhood Commercial uses for Haldeman Creek entertainment center Mixed mulƟ‐family and commercial uses along Bayshore Drive north of Lake View (Lakeview) Dr ResidenƟal and commercial at Bay Center area (Bayshore and Thomasson) BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐2 5.2 Main Issue Sub‐Issue Speciﬁc LocaƟons MenƟoned Predominance of defecƟve or inadequate street layout Inadequate street layout and design (including sub‐standard street widths) Shadowlawn Dr Thomasson Dr Most local streets Commercial parking problems Davis Blvd Airport Rd Bayshore Rd US 41 Lack of streetlights along major arterial and most local streets Major arterials Most local streets Davis Blvd Lack of sidewalks Shadowlawn Dr Bayshore Rd south of Thomasson Rd Most local streets Lack of neighborhood connecƟons ResidenƟal neighborhoods Faulty lot layout in relaƟon to size, adequacy, accessibility, or usefulness Commercial lots US 41 Davis Blvd Between Pine St and US 41 Built density far below approved density RMF‐6 residences in Gateway Triangle area Not meeƟng lot standards in at least one respect RMF‐6 residenƟal properƟes Bayshore area residences Unsanitary or unsafe condiƟons DisproporƟonate lack of plumbing DisproporƟonate overcrowding 2 unsafe structures Lack of sidewalks and streetlights DeterioraƟon of site or other improvements Poor drainage of local roads, surface water management problems Other problems Lack of right‐of‐way for improvements along Shadowlawn Dr No public transportaƟon provided in CRA area Housing affordability noted as an issue in the county and as an issue that could get worse in the CRA area Table 5‐2‐1: Findings of Blighted CondiƟons in CRA Area BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐3 5.2 Other opportuniƟes in the Medium Intensity residenƟal area of Land Use Plan The public outreach of the 2000 Plan deﬁned the establishment of a Neighborhood Focus IniƟaƟve as a programmaƟc objecƟve. The aim of such a program was “to coordinate the direcƟon of a variety of public and quasi‐public services to enhance major residenƟal porƟons of the project area.” The primary neighborhoods for improvements speciﬁed in the 2000 Plan included: Bayshore Shadowlawn The primary areas for stability and planned development with low‐intensity residenƟal included: Windstar Sabal Bay (Hamilton Bay) development Site design standards included: Roof paƩerns reﬂecƟve of Old Florida architectural style Placement of buildings close to street to support pedestrian acƟvity Use of recƟlinear block paƩern to strengthen predominant established character of area Placement of parking to rear of development sites The following lays out items covered by the visual preference statement from the public outreach effort of the 2000 Plan, which supported the design standards: Buildings – represenƟng an “Old Florida” or “Cracker” style with covered porches, metal roof, and dormers Signage – represenƟng low, monument‐style sign with business logogram (representaƟve sign or character) suppressed to design of sign’s background and surrounding landscape planƟng Pathways – represenƟng sidewalk set back from curb by distance greater than width of walk and with planƟng materials and low pedestrian lighƟng provided between walk and curb On‐Street Parking – represenƟng street with narrow planted median and use of angle parking interspersed with planƟng areas on both sides of street Landscaping – represenƟng street with landscaped median and landscaping and decoraƟve lighƟng ﬁxtures on edges Public Spaces – represenƟng pedestrian area with palms and large pool with water jet fountain In terms of landscape and streetscape improvements, the design framework focused on: Treatments for major roadways, including: Davis Blvd Airport Pulling Rd US 41 Bayshore Dr Thomasson Dr Signiﬁcant gateway intersecƟon designs at intersecƟons of the above streets as well as: Shadowlawn Dr south of Davis and North of US 41 Linwood Ave at Airport Pulling Rd Pelton Ave north of US 41 IntersecƟon proposed at Ɵme of Sabal Bay’s main east/west street with Bayshore Dr BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐4 5.2 Map 5‐2‐1: Land Use Plan from 2000 CRA Plan Note: AddiƟonal labels have been added to clarify locaƟon of certain sites and neighborhoods. Shadowlawn Neighborhood Bayshore Neighborhood Bayshore Neighborhood Windstar Sabal Bay Naples Steel Site BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐5 5.2 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response Catalyst Redevelopment Projects Triangle‐ Hotel/ Restaurant/ Office Parcel at apex currently vacant; CRA‐owned property under contract for sale and received PUD zoning for Mixed‐Use project. Speciﬁc planning tasks included for Mini Triangle and larger Triangle area with associated improvements (primarily roadway, infrastructure, and land use transiƟons) and incenƟves idenƟﬁed that are generally supported by the Redevelopment Area Plan (see SecƟons 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non‐capital projects (see SecƟon 5.4) Triangle – Flex Office/ Warehouse Current mix of commercial and industrial uses. Speciﬁc planning tasks included for Mini Triangle and larger Triangle area with associated improvements (primarily roadway, infrastructure, and land use transiƟons) and incenƟves idenƟﬁed that are generally supported by the Redevelopment Area Plan (see SecƟons 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non‐capital projects (see SecƟon 5.4) Town Center (Gulfgate Plaza) Gulfgate Plaza currently has tenants; consideraƟon needs to be given to type of establishments desired for this space. A small business incubator might be a good use for vacant office on second ﬂoor. IdenƟﬁed as an opportunity for new tenancy in second ﬂoor space and to incenƟvize opƟmal tenant mix and walkable design; Courthouse Shadows is another large commercial space providing a redevelopment opportunity (SecƟon 5.3.4) Table 5‐2‐2: Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan Table 5‐2‐2 provides a status update for the various areas and iniƟaƟves idenƟﬁed for Tax Increment Finance (TIF) funding in the 2000 Plan, as well as how the Redevelopment Area Plan update responds to the idenƟﬁed iniƟaƟves. Note that two addiƟonal redevelopment sites, Naples Plaza and Naples Steel, were idenƟﬁed for private redevelopment without TIF assistance (now Naples Bay Club/CoƩages at Naples Bay Resort and Woodspring Suites, respecƟvely). While the 2000 Plan has a strong orientaƟon around these sites and iniƟaƟves, the updated Redevelopment Area Plan is oriented around general themes of: Land Use and Urban Design; Public Space, Parks, & Open Space; Development; TransportaƟon, ConnecƟvity, & Walkability; Infrastructure; and Process. As a result, the updated Redevelopment Plan contains addiƟonal consideraƟons that may not stem directly from the 2000 Plan, including but not limited to: A focus on the CRA‐owned 17‐Acre Site west of Sugden Regional Park for catalyst redevelopment A focus on arts and culture in the CRA redevelopment vision ConnecƟons to nearby parks Land use transiƟons between incompaƟble uses and densiƟes/intensiƟes More comprehensive infrastructure improvements BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐6 5.2 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response Catalyst Redevelopment Projects (ConƟnued) Entertainment Center (Haldeman Creek) Three60 Market has been established west of bridge and south of creek; food truck park recently opened on north side of creek under same ownership as Three60 Market. Need for commercial parking has emerged as an issue in this area. RecommendaƟons made to evaluate LDC changes to facilitate commercial development such as that in the Bayshore area (SecƟon 5.3.4); commercial parking soluƟons explored (SecƟon 5.3.5, SecƟon 5.4) Neighborhood Focus IniƟaƟve Shadowlawn The 2000 Plan iniƟaƟve included the following: New general housing and affordable housing RehabilitaƟon of affordable housing Neighborhood gateway features Traffic calming by closing part of Linwood Extension of Pelton Ave to Linwood for improved internal circulaƟon Current status: The Shadowlawn improvements delayed due to recession, warranƟng prioriƟzaƟon of current study and improvement implementaƟon approach for area. However, some stormwater planning and improvements completed for area (see General Infrastructure Improvements secƟon below). CRA will generally aim to conƟnue these Neighborhood Focus IniƟaƟves. Neighborhood enhancement focused on structural upgrades, limiƟng uses incompaƟble with the redevelopment vision, transiƟons between uses/intensiƟes, inﬁll development on vacant lots, addressing ﬂooding/drainage, and complete streets/transportaƟon improvements that will address streetscape elements such as lighƟng and traffic calming. These improvements will likely require strategic property acquisiƟon and demoliƟon of structures for redevelopment. Other relevant iniƟaƟves include gateway design and coordinaƟon with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighƟng. See secƟon 5.3 for more informaƟon. Table 5‐2‐2 (conƟnued): Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐7 5.2 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response Neighborhood Focus IniƟaƟves (ConƟnued) Bayshore The 2000 Plan iniƟaƟve included the following: Landscaping and beauƟﬁcaƟon along Bayshore Drive New affordable housing RehabilitaƟon of market‐rate and affordable housing Botanical Gardens relocaƟon Design of new neighborhood park and connecƟon to Sugden Park site Sabal Bay development (pending legal acƟons) Current related efforts include: BeauƟﬁcaƟon and roadway improvements planned for Hamilton Ave and Thomasson Dr, funded by the Bayshore BeauƟﬁcaƟon MSTU. AddiƟonal stormwater planning and improvements completed for area (see General Infrastructure Improvements secƟon below). ResidenƟal units have been built; substandard housing has been demolished. CRA will generally aim to conƟnue these Neighborhood Focus IniƟaƟves. Redevelopment focus for this neighborhood split into North and South. North focus: commercial/catalyst site development, parking, arts and culture, transiƟon between residenƟal and commercial, residenƟal inﬁll, comprehensive street improvements that will address elements such as streetlighƟng and traffic calming, park connecƟons (Sugden Regional Park). South focus: residenƟal upgrades and affordability, residenƟal inﬁll, park access (East Naples Community Park, Bayview Park), wetlands/ ﬂooding consideraƟons, roadway standards. These improvements will likely require strategic property acquisiƟon and demoliƟon of structures for redevelopment. Other relevant iniƟaƟves include addiƟonal street/transportaƟon improvements to address elements such as lighƟng and traffic calming, as well as coordinaƟon with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighƟng. See SecƟon 5.3 for more informaƟon. Table 5‐2‐2 (conƟnued): Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐8 5.2 2000 Plan Projects Status 2019 Redevelopment Area Plan Update Response General Infrastructure Improvements Triangle Stormwater Management Plan Need for stormwater improvements idenƟﬁed for enƟre CRA area, so planning and improvement efforts have included both Triangle and Bayshore neighborhoods, including the following: Stormwater plan created for Gateway Triangle residenƟal area in 2009 and for Bayshore MSTU area in 2011. Karen Dr stormwater improvements completed in 2017. Pineland Ave stormwater improvements completed. RecommendaƟon made to update stormwater management plan for the enƟre CRA area (SecƟon 5.3.6) Haldeman Creek and Canal System Dredging Plan Last major dredging project was in 2006. Depth assessment will be conducted for creek, and capital reserves currently being accumulated for future maintenance or dredge efforts. Advisory Board voted to increase millage rate to create dredging plan when major dredge will be needed; the millage increase to 1 mil was approved at the ﬁnal budget hearing on September 20, 2018. RecommendaƟon made to coordinate the capital improvements of the MSTUs, including that used to maintain Haldeman Creek, in a Capital Improvements Plan (SecƟon 5.3.7). Roadway Improvements US 41 Zoning Overlay and Landscaping Resurfacing and certain safety improvements currently programmed in FDOT TransportaƟon Improvement Program. RecommendaƟon to coordinate on future improvements with FDOT to develop and incorporate a community vision for comprehensive Complete Streets improvements along this corridor (see SecƟon 5.3.5). Davis Boulevard StreetlighƟng and Zoning Overlay Resurfacing project beginning as part of FDOT TransportaƟon Improvement Program projects. RecommendaƟon to coordinate on future improvements with FDOT to develop and incorporate a community vision for comprehensive Complete Streets improvements along this corridor (see SecƟon 5.3.5). Bayshore Drive Landscaping Roundabout will be put in at Bayshore and Thomasson as a Bayshore BeauƟﬁcaƟon MSTU project. Bayshore Dr needs to be considered for streetscape and roadway updates via the Bayshore BeauƟﬁcaƟon MSTU. RecommendaƟon included to make Complete Streets comprehensive roadway improvements along Bayshore Drive and evaluate opportunity to underground overhead uƟliƟes (see SecƟon 5.3.5, SecƟon 5.3.6, and capital funding in SecƟon 5.4). Botanical Gardens Support Botanical Gardens is now located southwest of the Bayshore Drive/Thomasson Drive intersecƟon. The CRA currently owns the 17.89‐acre site (“17‐Acre Site”) west of Sugden Regional Park; the site is targeted for catalyst development. Speciﬁc planning tasks included for the 17‐Acre Site that highlight in parƟcular connecƟons to Sugden Regional Park and a performance space (see SecƟon 5.3.4 and capital and non‐capital improvements in SecƟon 5.4). Other TIF‐Funded Projects Table 5‐2‐2 (conƟnued): Status of Key Land Use Areas and IniƟaƟves of the 2000 Plan BACKGROUND Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐2‐9 5.2 SƟmulaƟng investment and capitalizing on development opportuniƟes while also providing support and protecƟons for exisƟng residents NavigaƟng various percepƟons of and visions for the area and incorporaƟng arts and culture into the vision; markeƟng this vision TransiƟon between higher‐density mulƟ‐family housing and lower‐density single‐family housing ArƟsƟc and cultural elements of the CRA area include murals SecƟon 5.2.3 and SecƟons 5.3 and 5.4 provide more informaƟon on these addiƟonal consideraƟons and their basis. 5.2.3 Bayshore Gateway Triangle CRA 2019 Perspective Many of the challenges and efforts idenƟﬁed in the 2000 Plan are sƟll relevant today. The following are some of the major ideas emerging from the Redevelopment Area Plan update process, which provided the basis for the goals, objecƟves, and strategies underlying the framework (see SecƟon 5.3) for this Redevelopment Area Plan: Improving the compaƟbility of uses and appearance of the public realm TransiƟoning between suburban and urban development style Balancing regional vs. local transportaƟon needs and related transportaƟon safety concerns along major roadways; incorporaƟng a focus on mulƟ‐ modal transportaƟon Developing in the context of natural condiƟons and hazards (wetlands, Coastal High Hazard Area, ﬂooding), including how to address increased density/intensity Capitalizing on the valuable assets of the area or nearby, including parks, natural areas such as the canal system and Naples beaches, proximity to Downtown Naples, and tourism while also creaƟng public spaces that can be claimed by the community PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐1 5.3 This page is intenƟonally leŌ blank. PLANNING FRAMEWORK & ELEMENTS 5.3 Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐2 Figure 5‐3‐1: Redevelopment Concept Public Space, Parks, & Open Space Triangle RetenƟon Pond Improvements THOMASSON DR BAYSHORE DR N Complete Streets & Trail (Neighborhood) Jeepers Dr. Complete Streets (Major) Bayshore Dr. ‐ US 41 to Thomasson Dr. Complete Streets (Major) Linwood Ave Monument Sign for Gateway IntersecƟon US 41 and Bayshore Dr. DAVIS BLVD AIRPORT PULLING RD Major Corridor Land Use & Design Public Space, Parks, & Open Focus Corridor TransportaƟon, ConnecƟvity, & Walkability Infrastructure Development Concept Map 5.3.1 Conceptual Plan Diagram The planning framework and elements cover a broad range of themes that make up the overall redevelopment approach. Figure 5‐3‐1 provides a Concept Plan illustraƟng aspects of the framework through future land use and capital improvements with associated goals that are more capital intensive, including Land Use & Design; Public Space Parks, & Open Space; Development; TransportaƟon, ConnecƟvity, & Walkability; and Infrastructure. See the map legend on the following page for project descripƟons, addiƟonal capital improvements without speciﬁed locaƟons at this Ɵme, and future land use details. The reminder of this chapter provides lays out the framework in more detail by goal. Note that “Major Corridors” are based on highways, minor arterials, and major arterials in the CRA area. 5F 5E 5G 3A 5a 4c 4E 5B 5D 1C 6A 6b 6c 7d 7b 7A 7c 4b 4d 7E 4F 4a 1B 4G 5C 1A 1F 1D 1E 8A 8B 2A PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan —DraŌ March 2019 5‐3‐3 5.3 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan —DraŌ March 2019 5‐3‐4 5.3 This page is intenƟonally leŌ blank. Location-Specific Capital Projects 7 1 3 4 5 6 8 Land Use & Urban Design Projects Gateway IntersecƟon Design Improvements A. Davis Blvd/Airport Pulling Rd B. Davis Blvd/Shadowlawn Dr C. Davis Blvd/US 41 D. US 41/Bayshore Dr E. Thomasson Dr/Dominion Dr F. Us 41/Osceola Ave Development Development Projects Public Space, Parks, & Open Space Projects Parks improvements A. Triangle RetenƟon Pond Improvements TransportaƟon, ConnecƟvity, & Walkability Projects Complete Streets (Major) A. Linwood Ave—Phase I B. Shadowlawn Ave C. Bayshore Dr—Us 41/Thomasson Dr D. Thomasson Dr/Hamilton Ave E. Commercial Dr F. Kirkwood Ave/Kirkwood Ave ConnecƟon G. Pine St ConnecƟon Complete Streets & Trails (Neighborhood) A. Bicycle/Pedestrian Trail B. Jeepers Dr C. Linwood Ave—Phase II D. Republic Dr E. Danford St F. Bay St G. Bayshore Dr—Thomasson Dr/Holly Ave Parking A. Surface/garage parking—Mini Triangle area B. Surface/garage parking—Bayshore area C. Car/boat parking—Bayview Park area General Road Engineering Standard Improvements A. Pine Tree Dr B. Andrews Ave C. Woodside Ave D. Holly Ave E. PalmeƩo Ct Infrastructure Projects Infrastructure A. Underground/Relocate Overhead UƟlity Lines—Linwood Ave and Commercial Dr B. Underground/Relocate Overhead UƟlity Lines—Bayshore Dr A. Development of MulƟ‐Purpose Facility/Structure 2 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐5 5.3 Project Type Project Name Development A. Land AcquisiƟon for Community Land Trust TransportaƟon, ConnecƟvity, & Walkability A. Sidewalk Gap Improvements B. Bicycle Infrastructure C. Street Sign/Wayﬁnding Improvements D. General MulƟ‐Modal Improvements Infrastructure A. Water Main and Fire Suppression Upgrades B. Stormwater Improvements C. Upgrade Sanitary Sewer Lines Public Space, Parks, & Open Space A. Pocket Park Land AcquisiƟon & Development B. General Parks Improvements C. Community Safety/Clean‐Up and Neighborhood IniƟaƟves General Improvements Non-Location Specific Capital Projects Non-Capital Projects Projects and iniƟaƟves that are not capital investments include a variety of plans, studies, and grant programs in support of redevelopment or capital project planning throughout the CRA area. These non‐capital projects and iniƟaƟves include: CRA operaƟng expenditures and administraƟve updates Land Development Code updates Development support for catalyst development sites Master planning for: Stormwater improvements Arts– and culture‐oriented development and redevelopment efforts ImplementaƟon of Complete Streets projects Community safety and clean‐up Branding MarkeƟng and communicaƟons Water and ﬁre infrastructure improvements Feasibility studies, including: General market study/economic proﬁle Bayshore Drive Complete Street technical feasibility Bayshore Drive Complete Streets pilot project Triangle retenƟon pond improvements Micro‐enterprise and arts incubator CRA boundary expansion Grants and funding programs, including: ResidenƟal improvements grants/loans Commercial façade improvements Wall and fence funding for areas with incompaƟble uses Public art funding Economic development incenƟves Mobile home replacements Community Land Trust housing construcƟon Other affordable/workforce housing investments Other non‐capital expenditures that may arise in the future and are not yet idenƟﬁed PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐6 5.3 Future Land Use DensiƟes Mixed Use AcƟvity Center A. Mixed Use—Bayshore/Gateway Triangle Overlay B. ResidenƟal—Bayshore/Gateway Triangle Overlay; 16 UPGA for area outside of overlay Redevelopment Overlay— ProperƟes with access to US 41 East/Bayshore Dr/Davis Blvd (84)/ west side of Airport‐Pulling Rd1 12 UPA via density pool units (with cap of 97 density pool units per project); limits apply for projects that do not comply with the requirements for this density increase. The Mini Triangle Catalyst Site is an excepƟon with a maximum of 12 UPA and is not subject to the density pool unit requirements. Within this site, there is a Mini‐Triangle Subdistrict that was approved through Ordinance No. 2018‐23 which amended the Growth Management Plan and Ordinance No. 2018‐25 which amended the Land Development Code creaƟng the Mini‐Triangle MPUD to allow for construcƟon of up to, with a mix to be determined by maximum allowable traffic generaƟon, the following development plan: 377 mulƟ‐family dwelling units 228 hotel suites 150 assisted living units 200,000 square feet of commercial uses inclusive of 60,000 square feet of self‐ storage and 30,000 square feet of car dealership Redevelopment Overlay— ProperƟes having frontage on one or more of Bayshore Drive, Davis Boulevard, Airport‐ Pulling Road (west side only) or US 41 East2 ResidenƟal only: 8 UPA via use of density bonus pool (with cap of 97 density pool units per project). Eligibility requires that the project: 1. shall be a Planned Unit Development (PUD) 2. shall be a minimum of 3 acres 3. shall be redevelopment of a site 4. consist of all market‐rate units Limits apply for projects that do not comply with the requirements for this density increase. Urban ResidenƟal Subdistrict (outside Redevelopment Overlay) Maximum residenƟal density determined through Collier County’s Density RaƟng System, but shall not exceed 16 UPA except in accordance with Transfers of Development Rights in the Land Development Code. Urban Coastal Fringe Subdistrict (outside of Redevelopment Overlay) To facilitate hurricane evacuaƟon and protect the adjacent environmentally sensiƟve ConservaƟon designated area, residenƟal densiƟes within the Subdistrict shall not exceed a maximum of 4 UPA, except as allowed in the Density RaƟng System to exceed 4 UPA through provision of Affordable Housing and Transfers of Development Rights, and except as allowed by certain Future Land Use Element Policies under ObjecƟve 5 in the Growth Management Plan. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a PUD. Future Land Use Densities The following table shows Future Land Use densiƟes corresponding to designaƟons on the Concept Map (Figure 5‐3‐1). Note that certain projects in the Redevelopment Overlay are eligible for addiƟonal units from a pool of 388; these units are referred to as “density pool units” below. Also note that the enƟre CRA area lies in the Coastal High Hazard Area, which deducts one unit per gross acre (UPGA) from the eligible base density of four units per acre (UPA) and does not permit rezones for mobile home development. 1This definiƟon is interpreted broadly to mean properƟes that can gain access to the road(s), whether directly (access point on the road) or via one or more other roads; it is not viewed narrowly to mean have an access point onto the road(s). As a result, this definiƟon encompasses all properƟes in the Bayshore Gateway Triangle Redevelopment Overlay except those on east side of Airport Road. 2According to Collier County Growth Management staff, such properƟes must literally have frontage on (abut) one or more of the specified roads. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐7 5.3 5.3.2 Land Use & Urban Design The Growth Management Plan and Land Development Code (LDC) provide tools to shape land use and urban design, which have a direct impact on the built environment of an area. This secƟon highlights exisƟng condiƟons related to various land use types, as well as ways to promote a deﬁned, harmonious, and urban visual and land use character tailored to the CRA area, culƟvaƟng its unique arƟsƟc and cultural idenƟty. Promote a defined, harmonious, and urban visual and land use character tailored to the CRA area, cultivating its unique artistic and cultural identity. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐8 5.3 Mobile home Small single‐family near large new single‐family with guest house Small mulƟ‐family housing Single‐family housing Gated community housing MulƟ‐family housing Existing Residential Land Use Characteristics The CRA area has 3,814, dwelling units according to Florida Department of Revenue 2017 data. These units include a range of housing types from mobile to larger single‐family to mulƟ‐family homes (see Map 5‐3‐2 and corresponding images). This diversity of types, when coupled with a range of price points, can accommodate a diversity of residents living in the community. Currently, streets such as Jeepers Drive (picture 3 below) show areas of transiƟon between larger residenƟal and smaller residenƟal, as well as between smaller single‐family residenƟal and mulƟ‐family on nearby streets. The vision set forth in the Redevelopment Area Plan aims to guide these transiƟons towards the desired built environment character laid out for different sub‐areas (see SecƟon 5.3.8). 1 2 3 4 5 6 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐9 5.3 1 4 3 6 5 2 Map 5‐3‐2: ExisƟng ResidenƟal Land Use CharacterisƟcs; Data source: 2017 Florida Department of Revenue PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐10 5.3 Existing Commercial & Industrial Land Use Characteristics As with housing types, there are a range of commercial types in the CRA area (see Map 5‐3‐3 and corresponding images). Many commercial sites include on‐site, street‐facing surface parking. The area contains two major mall‐style commercial spaces, Gulfgate Plaza and Courthouse Shadows. Uses range from restaurants and retail stores to heavier uses such as auto services. Industrial uses are also present in the Triangle area and northwest of Sugden Park. New neighborhood commercial on Bayshore Drive— Three60 Market Mall commercial—Courthouse Shadows MulƟ‐story strip commercial Mall commercial—Gulfgate Plaza Linwood Avenue commercial VerƟcal mixed‐use 1 2 3 4 5 6 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐11 5.3 1 2 3 5 6 LINWOOD AVE BAYSHORE DR 4 Map 5‐3‐3: Commercial & Industrial Land Use CharacterisƟcs with Non‐ResidenƟal ExisƟng Land Use; Data source: 2017 Florida Department of Reve‐ nue PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐12 5.3 Existing Community-Oriented Uses Community‐oriented uses support community‐building and provide services via government, faith‐based, non‐proﬁt, and other enƟƟes. The Redevelopment Area Plan aims to preserve and enhance these uses. Government establishments in the area include the Bayshore Gateway Triangle CRA Area office, a Naples Fire Rescue staƟon, and the County Center (see Map 5‐3‐4 and corresponding images). Schools in and near the area include Avalon Elementary, Shadowlawn Elementary, and The Garden School of Naples (a Montessori school). There are also various arts‐oriented spaces, places of worship, and non‐proﬁt service providers. EvaluaƟng locaƟons for a library or other public meeƟng space can also facilitate the addiƟon of community services and spaces. Bayshore Gateway Triangle CRA Area Office 1 Avalon Elementary School 2 Opera Naples 3 East Naples BapƟst Church 4 Greater Naples Fire Rescue—StaƟon #22 5 Catholic ChariƟes 6 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐13 5.3 1 2 3 4 5 6 Map 5‐3‐4: Community Oriented Land Use CharacterisƟcs with Non‐ResidenƟal ExisƟng Land Use; Data source: 2017 Florida Department of Revenue PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐14 5.3 Objective 1: Promote urban-style development. Strategy 1: Coordinate with Collier County Growth Management and Zoning Divisions to pilot innovaƟve land use and zoning approaches to promote more urban‐style development in the LDC. These approaches might include: Increasing mixed use designaƟons Focus increased densiƟes/intensiƟes along improved roadways (with consideraƟon of Coastal High Hazard Area restricƟons) Roadway design standards to support mulƟ‐modal transportaƟon (see SecƟon 5.3.5) Reduced building setbacks Zoning for live/work spaces Zoning and incenƟves for accessory dwelling units Flexible parking regulaƟons Strategy 2: In awarding density pool units, establish eligibility requirements and/or performance metrics that promote these urban approaches. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐15 5.3 Local Mix Use Promote use of guest houses (shown here in back of main house) as a way to provide addiƟonal density and potenƟally address affordability Local mulƟ‐family housing styles Character Images PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐16 5.3 Objective 2: Achieve consistent land uses in the CRA area and sub-areas. Strategy 1: Use sub‐area (“Character Area”) characterisƟcs (see SecƟon 5.3.8) to guide land use vision in the CRA area. Strategy 2: Amend the LDC to limit heavy commercial and manufacturing/warehouse/storage uses throughout the CRA area; evaluate incenƟves to encourage transiƟons away from heavy commercial and manufacturing/warehouse/storage uses. Strategy 3: IdenƟfy elements in the LDC to create clear transiƟonal areas and land use buffers between uses that are incompaƟble (see Figure 5‐3‐2); coordinate buffers with related improvements, such as landscaping improvements via the Bayshore BeauƟﬁcaƟon MSTU. Strategy 4: Provide funding through CRA‐funded grant programs for transiƟonal structures (e.g., walls and fences) between incompaƟble uses. Provide guidance in the program guidelines to coordinate with related elements, such as design standards and Bayshore BeauƟﬁcaƟon MSTU improvements. Strategy 5: Provide clear guidance in the LDC for new and emerging uses to ensure consistency with the respecƟve Character Areas. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐17 5.3 Land Use Transition Types There are four main types of land use strategies to transiƟon between differing land use types (Figure 5‐3‐2). Factors affecƟng use of any given type might include characterisƟcs of the parƟcular site or the general Character Area. Figure 5‐3‐2: Land Use TransiƟon Types Building Parking Lot/Landscape Intensity of Use Green/Open Space PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐18 5.3 Focus: transiƟon from interior residenƟal area of Triangle to the major commercial corridors surrounding it Strategies: Put in place land use transiƟon areas of lighter commercial or mulƟ‐family residenƟal near single‐ family residenƟal areas Promote use of physical barriers/buffers between heavier commercial uses and residenƟal uses Limit heavier industrial and commercial uses in the Triangle area Focus: transiƟon from commercial to residenƟal and between different residenƟal densiƟes Strategies: Establish land use transiƟon areas to transiƟon from commercial and denser mulƟ‐family along Bayshore Drive to moderately dense mulƟ‐family residenƟal to single‐family residenƟal Focus: put in place transiƟon strategies to mesh new development coming online with exisƟng uses Strategies: Establish land use transiƟon areas Needed Land Use Transitions: Uses Elements to facilitate transiƟons can be helpful where there are dissimilar uses, built forms, or development styles. Strategies range from land use buffers (e.g., gradual transiƟon in density/intensity, open space buffers; see Figure 5‐3‐2), physical barriers (e.g, walls, fences, landscaping), or limitaƟons placed on uses incompaƟble with the area’s land use vision. Map 5‐3‐5 shows the generalized base zoning districts, highlighƟng areas with use boundaries that might beneﬁt from transiƟon strategies. The highlighted areas are described further below. 1 2 3 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐19 5.3 1 2 3 Map 5‐3‐5: Needed Land Use TransiƟons with Base Zoning PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐20 5.3 Needed Land Use Transitions: Building Heights IdenƟfying boundaries between different exisƟng zoned building heights can indicate areas where land use transiƟon approaches may be helpful. Map 5‐3‐6 shows the applicable Mixed Use Overlay Districts that provide more detailed design standards for the CRA area with highlighted transiƟon areas from Map 5‐3‐4 and maximum zoned heights of buildings in the table below. Note that there are excepƟons for certain structures in the code (e.g., church spires, antenna). PUD sites are governed by zoning in their respecƟve ordinances. Maximum Zoned Height of Building in Feet House Rowhouse Apartment Mixed‐Use Commercial Civic & insƟtuƟonal BMUD‐NC 42 42 42 56 56 42 BMUD‐W 42 42 42 56 56 42 BMUD‐R1 35 35 35 35 BMUD‐R2 35 35 35 35 BMUD‐R3 35 35 35 35 Mixed Use Overlay DesignaƟon Mobile Home 30 BMUD‐R4 35 35 GTMUD‐MXD 42 42 42 56 56 42 GTMUD‐R 35 35 35 35 Needed TransiƟon Area PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐21 5.3 Map 5‐3‐6: Mixed Use Overlay Districts in the CRA Area PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐22 5.3 Strategy 6: Evaluate opportuniƟes for arts‐oriented code ﬂexibility that will incorporate exisƟng arts acƟvity such as gallery space. Objective 3: Achieve a consistent design character in the CRA area and sub-areas that cultivates the area’s unique artistic and cultural identity. Strategy 1: As part of a CRA‐speciﬁc Arts and Culture Plan (see SecƟon 5.3.4, ObjecƟve 1, Strategy 5), develop a comprehensive design approach for the public realm with reference to speciﬁc Character Areas. The approach might consider: Architectural styles, including resilient designs that beƩer manage natural hazards such as ﬂooding TransiƟonal elements between Character Area designs, building mass types, etc. (see SecƟon 5.3.8) Design consideraƟons for gateway/focus intersecƟons Design consideraƟons for public art IdenƟﬁcaƟon of public art opportuniƟes and incenƟves Design consideraƟons for streetscape improvements in coordinaƟon with the Bayshore BeauƟﬁcaƟon MSTU Master Plan Design consideraƟons for CRA‐funded grants for façade and other exterior improvements IncorporaƟon of urban‐style development design standards (see SecƟon 5.3.2, ObjecƟve 1) Airport Zone height restricƟons Strategy 2: Fund a commercial façade grant program for exterior improvements to commercial buildings not targeted for major redevelopment. Character Images for Design Style A number of buildings in the CRA establish a modern architectural style that the CRA can promote in public realm design; there are a number of residences with a more tradiƟonal Florida style that the CRA can also promote. Art that is incorporated into private development, but visible in the public realm, can also contribute to the community character conveyed in the physical environment (see the character photos on the facing page). In addiƟon to architectural style, sign styles can be considered as part of public realm design. Figure 5‐3‐3 provides potenƟal sign design opƟons for the Bayshore neighborhood of the CRA area, reﬂecƟng the style of exisƟng infrastructure. The CRA can promote a more modern design for the Triangle area in the commercial areas targeted for redevelopment. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐23 5.3 Local residence with modern design style Opera Naples with modern design style Modern design of Ankrolab Brewing Co. (Source: Hlevel Architects, hƩp://hlevel.info/project/ankrolab_bre) wing_co/) Local residenƟal design Local residenƟal design Local residenƟal design Modern design of The Garden School (Source: Corban Architecture/Planning/Sustainability, hƩp:// www.davidcorban.com/the‐garden‐school/) Figure 5‐3‐3: Sign Design Examples Local residenƟal design Art in the public realm on Bayshore Dr PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐24 5.3 ExisƟng gateway design near US 41 and Bayshore Drive Bayshore Drive/Thomasson Drive roundabout rendering Bayshore Drive flag, lighƟng, bike lane, landscaping, pavement treatments Design Treatments & Attributes Public realm design in the area is important given the emphasis on arts‐oriented development and input from public outreach efforts indicaƟng architectural style as a way of building a sense of place and community. The Bayshore BeauƟﬁcaƟon MSTU has contributed signiﬁcantly to the design of the southern porƟon of the CRA area with streetscape improvements including lighƟng, ﬂags, landscaping, and the design of the Bayshore/Thomasson roundabout. The CRA should coordinate with the MSTU for further improvements, including the design of major gateway intersecƟons that can include signs and public art (see Map 5‐3‐7 for opportuniƟes). Note that gateway intersecƟon opportuniƟes north of US 41 would not qualify for Bayshore BeauƟﬁcaƟon MSTU funds, yet the northern Triangle area can explore the creaƟon of its own MSTU to fund these and other types of improvements (see SecƟon 5.3.7, ObjecƟve 3, Strategy 2). MSTU Improvements Gateway Design OpportuniƟes 1 2 3 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐25 5.3 3 1 BAYSHORE DR HAMILTON AVE THOMASSON DR 2 Map 5‐3‐7: Design Treatments & AƩributes PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐26 5.3 5.3.3 Public Space, Parks, & Open Space Public space, parks, and open space types of land use that serve an important community‐building purpose with parƟcular design consideraƟons given the variety of acƟvity they can support. This secƟon focuses on how to ensure accessible, acƟvated, and well‐ maintained public spaces, parks, and open space. Ensure accessible, activated, and well-maintained public spaces, parks, and open space. Objective 1: Increase access to parks and public gathering places in the CRA area. Strategy 1: Coordinate with Collier County Road Maintenance Division and Parks & RecreaƟon Division to increase the number and quality of bicycle and pedestrian connecƟons 1) between the Bayshore Dr area and neighboring County parks, including Bayview Park, East Naples Community Park, and Sugden Regional Park and 2) running north/south from neighboring County parks to increase accessibility to the Triangle area (see SecƟon 5.3.5, ObjecƟve 1, Strategy 6). Strategy 2: Coordinate with Collier County Road Maintenance Division and Parks & RecreaƟon Division in conjuncƟon with Thomasson Ave and Hamilton Ave MSTU improvements to evaluate opportuniƟes for 1) maintaining car and boat parking at Bayview Park and 2) operaƟonal maintenance at Bayview Park. Strategy 3: Coordinate with Collier County Public Services Department to evaluate opportuniƟes for a park and/or public meeƟng space (e.g., library) in the CRA area. Strategy 4: Create a site‐speciﬁc park plan for the exisƟng retenƟon pond in the Triangle area. Strategy 5: Evaluate opportuniƟes for “pocket parks” (very small neighborhood park spaces). Strategy 6: Coordinate with Collier County Parks & RecreaƟon Division on any general parks improvements related to CRA development/ redevelopment sites and efforts, including the 17‐ Acre Site (see SecƟon 5.3.4). Objective 2: Support events in park spaces geared towards the CRA community. Strategy 1: Coordinate with Collier County Parks & RecreaƟon Division to promote park spaces as venues for CRA community events. Pedestrian connecƟon between Bayshore neighborhood and Sugden Regional Park that can serve as an example for addiƟonal connecƟons PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐27 5.3 Park and Connectivity Design Concepts The potenƟal park design concept shown in Figure 5‐3‐4 for the Triangle stormwater retenƟon pond is based on previous planning and design efforts for the pond, with more consideraƟon given to increasing visibility to enhance safety in the pond area (a concern menƟoned during public outreach). The rendering includes a consideraƟon for idenƟfying sites for consolidated public parking, which may take the form of a garage. Figure 5‐3‐4: PotenƟal Triangle Stormwater Pond Design Concept PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐28 5.3 Sugden Regional Park: County park that provides inland water access and water recreaƟon programming. Image source: Collier County Parks & RecreaƟon Division Bayview Park: County park that provides access to Haldeman Creek, the local canals, and the Gulf of Mexico. Park Opportunity at Stormwater Pond: potenƟal for design, traffic ﬂow, safety, and ﬂood management improvements. East Naples Community Park: County park that houses 38 pickleball courts for sports tourism and local recreaƟonal use; hosts the annual US Open Pickleball Championship and other pickleball tournaments. Image source: Collier County Parks & RecreaƟon Division Naples Botanical Garden: a non‐proﬁt 170‐acre botanical garden with over 220,000 visitors per year. Also includes meeƟng spaces. Parks & Open Space The Redevelopment Area Plan update process idenƟﬁed parks and open spaces as important community assets, providing event spaces and opportuniƟes to build a sense of place and community. Park access can be improved by providing beƩer connecƟons to parks and capitalizing on opportuniƟes for new parks (such as at the Triangle retenƟon pond and small pocket parks). Expansion of the CRA area to include the parks to the east should also be evaluated since it may facilitate making connecƟons and other improvements. See Map 5‐3‐8 for exisƟng parks and opportuniƟes. 1 2 3 4 6 Haldeman Creek and Canals: provide access to the Bayshore Drive commercial area and the Gulf of Mexico. The Haldeman Creek MSTU funds periodic dredging and maintenance. 5 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐29 5.3 1 2 3 4 6 5 Map 5‐3‐8: Parks & Open Space PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐30 5.3 Objective 3: Ensure a clean and well maintained public realm. Strategy 1: Coordinate with the Collier County Sheriff’s Office, Collier County Code Enforcement Division, service providers in the CRA area, and residents and business owners in the CRA area to develop a proacƟve community safety and clean‐up strategy (inclusive of private property along the canal network) with an aim at reducing reliance on case‐by‐case enforcement. This effort should focus on residenƟal properƟes and coordinate with the Community Standards Liaison pilot program of the Collier County Community & Human Services Division. Strategy 2: IdenƟfy and document a strategy for canal maintenance in the right‐of way, including seawalls and mangroves, in coordinaƟon with the Haldeman Creek MSTU Advisory Board. Table 5‐3‐1 indicates the amount of parks and open space that are in and bordering the CRA area. DesignaƟon LocaƟon Acreage EsƟmate Total publicly‐owned open space within CRA area RetenƟon pond site (northern Triangle area) 6.48 (includes pond) AddiƟonal open space or green space in the CRA area Botanical Garden (non‐proﬁt owned) 168 Total open space/green space in CRA area 174.48 Park space adjacent to CRA area Bayview Park East Naples Community Park Sugden Regional Park 6.27 120 173.27 Total park, open, or green space within or adjacent to CRA area 347.75 Table 5‐3‐1: Amount of Parks and Open Space. Source: 2017 Florida Department of Revenue and Google Earth calculaƟon PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐31 5.3 5.3.4 Development Development and redevelopment can improve the quality and aestheƟcs of the built environment, as well as generate tax revenue and beneﬁts to property owners through increased property values. This development and redevelopment acƟvity also needs to include protecƟons for exisƟng community members who may face burdens from the increase in property values, such as increased costs for renters. This secƟon provides an approach to foster and guide private development to enhance community character and provide increased stability and prosperity for community members. Also documented are more speciﬁc planning and visioning efforts for two key development opportuniƟes, at the Mini Triangle and 17‐Acre sites. Foster and guide private development to enhance community character and provide increased stability and prosperity for community members. Mini Triangle site rendering excerpt; Source: Zyscovich Architects PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐32 5.3 Objective 1: Improve the marketing, branding, and communication approach for the CRA area. Strategy 1: Create a branding strategy for the CRA area to establish a community vision and character. This strategy should coordinate with the Arts and Culture Plan and the Market Study for the CRA (see SecƟon 5.3.4, ObjecƟve 1, Strategy 5 and SecƟon 5.3.4, ObjecƟve 3, Strategy 1). Strategy 2: Create a markeƟng and communicaƟon strategy for the CRA area to communicate vision and character with effecƟve tools (e.g., website, social media, branding materials). This strategy should coordinate with the comprehensive design approach developed for the CRA area (see SecƟon 5.3.2, ObjecƟve 3, Strategy 1), as well as improved communicaƟon efforts between the CRA and the community (see SecƟon 5.3.7, ObjecƟve 1). Strategy 3: Provide CRA administraƟve materials (e.g., Advisory Board agendas, budgets, annual reports) in an accessible and easy‐to‐understand way. Strategy 4: Coordinate with the Collier County Tourist Development Council, Collier County Parks & RecreaƟon Division, and other jurisdicƟons to promote the CRA area and its local business and commercial establishments as part of tourism development efforts in the area. This should include coordinaƟon with Collier County Parks & RecreaƟon related to East Naples Community Park master planning and pickleball sports tourism. Strategy 5: Create an Arts and Culture Plan for the CRA area to incorporate into the overall CRA area vision. This effort should: Consider prior arts and culture planning efforts, such as those related to the Bayshore Cultural District (ResoluƟon No 2008‐60). Incorporate an inventory of exisƟng arƟsƟc and cultural features of the community to elevate. Include a comprehensive public realm design approach for the CRA area and sub‐areas (see SecƟon 5.3.2, ObjecƟve 3, Strategy 1). Consider housing needs and economic incenƟves related to arts and culture‐oriented development (see SecƟon 5.3.4, ObjecƟves 3 and 5). Include administraƟve needs of implemenƟng the plan (e.g., an arts commiƩee, addiƟonal staff). Coordinate with countywide arts and culture strategic planning efforts. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐33 5.3 Objective 2: Streamline and clarify the development process Strategy 1: Coordinate with Collier County Zoning Division to clarify LDC requirements related to development in the CRA area, parƟcularly related to: RelaƟonship of overlay zoning to base zoning RelaƟonship of various applicable codes to each other (e.g., LDC, ﬁre code, building code) Allowable uses Strategy 2: Coordinate with Collier County Zoning Division to evaluate approaches to streamline and shorten the development review process. Approaches might include: DedicaƟng County staff to review projects within the CRA area and expedite them through the development process. Improving coordinaƟon and communicaƟon between enƟƟes overseeing applicable codes (e.g., Zoning, Fire Marshall). IdenƟfying opportuniƟes to increase reliance on deﬁned criteria for development approval (as opposed to discreƟonary approval) Encouraging design‐build approaches. Strategy 3: Establish a formal role for the CRA in the development review process to facilitate development of projects in the CRA area. Clearer LDC guidance would help new uses such as microbreweries US Open Pickleball Championships at East Naples Community Park. Source: Collier County Parks & RecreaƟon Division, hƩps:// www.facebook.com/CollierParks/photos/ a.852037184807466.1073741827.118036328207559/19606389606 13944/?type=3&theater ExisƟng arƟsƟc features, such as murals, should be considered in the Arts and Culture Plan PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐34 5.3 Objective 3: Incentivize desired types of development. Strategy 1: Conduct a market study, including informaƟon on owners of second homes, which is not captured in typical data sets, to determine what development will be supported in the CRA area. Strategy 2: IdenƟfy incenƟves and targeted assistance (see Development Assistance and IncenƟves Examples) for a range of development and redevelopment, including consideraƟon of the following types of development and addiƟonal desirable development supported by the market study: Local neighborhood commercial establishments Social enterprises and business opportuniƟes for those with tenuous livelihoods Larger catalyst development projects Arts‐oriented development Strategy 3: Evaluate and amend as needed current grant program offerings to reﬂect new incenƟves and assistance approaches from SecƟon 5.3.4, ObjecƟve 3, Strategy 2. Objective 4: Capitalize on current and potential real estate and development opportunities. Strategy 1: Facilitate tenancy, development, and redevelopment, parƟcularly for opportuniƟes along US 41, Linwood Ave and neighboring non‐ residenƟal areas, and Bayshore Dr, through incenƟves and communicaƟon efforts (see Development Assistance and IncenƟves Examples). Strategy 2: ConƟnue to facilitate exisƟng catalyst project opportuniƟes on the Mini Triangle and 17‐ Acre sites (see Map 5‐3‐10) to strengthen and solidify development interest in the CRA area. Efforts might include assisƟng with coordinaƟon of property owners in target areas, negoƟaƟng desired ameniƟes to be incorporated into proposed development, and providing incenƟves (see Development Assistance and IncenƟves Examples). Strategy 3: Evaluate alternaƟve funding opportuniƟes, such as private funding and donaƟons, for capital projects. Strategy 4: Assess development opportuniƟes for the AcƟvity Center area, including the Courthouse Shadows site. Strategy 5: Evaluate concepts to expand the CRA boundaries . ConsideraƟons might include the incorporaƟon of new development opportuniƟes, such as areas along Thomasson Drive, and the incorporaƟon of County parks. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐35 5.3 Development Assistance and Incentives Examples Density/intensity increases Impact fee offsets or payment over Ɵme TIF rebates and TIF money for infrastructure Land acquisiƟon through CRA for targeted needs, such as parking and stormwater infrastructure, and to facilitate redevelopment Tenant aƩracƟon and relocaƟon support Micro‐enterprise incubator and technical assistance support in partnership with other local enƟƟes PotenƟal Partnership OpportuniƟes for Micro‐Enterprise Incubator Incubators can provide workspace and assistance to micro‐enterprises, parƟcularly small businesses, looking to get their start in the CRA area. The CRA could potenƟally partner with exisƟng efforts or collaborate on new efforts to support the work of incubators. For example, the Naples Accelerator (hƩps://naplesaccelerator.com/) provides office space and ameniƟes and connecƟons to local economic resources to assist its member businesses. There may also be interest from other local enƟƟes, such as St. MaƩhew’s House, in partnering to start a new incubator. Such partnerships can bring together organizaƟons to pool capacity and funding to carry out incubator efforts and can also be used to support arƟsts and arts‐oriented development, a key aspect of the CRA’s vision. Other Partnership OpportuniƟes: Business AssociaƟons The CRA encourages businesses operaƟng in the area to form associaƟons and business districts to coordinate development efforts and potenƟal funding tools such as MSTUs. Such associaƟons can also serve as important partners to the CRA in its implementaƟon of development assistance and incenƟves. Areas where these associaƟons might be parƟcularly beneﬁcial are among the Bayshore Drive businesses, the Mini Triangle are property owners, and the property owners along Linwood Avenue and Kirkwood Avenue. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐36 5.3 Development and Redevelopment Potential Figure 5‐3‐5 provides a general indicaƟon of the development opportuniƟes in the CRA area, showing vacant land acreage and the corresponding number of vacant parcels by land use type that could potenƟally be developed and indicaƟng that most of the vacant acreage is residenƟal. Map 5‐3‐9 indicates where these parcels are located. As the map indicates, the parcel sizes can run fairly small, so assembly may be a consideraƟon for developers. The background analysis for the Redevelopment Area Plan also indicates a sizable number of parcels with structures, parƟcularly single‐family and mobile homes, that might beneﬁt from upgrades to improve their structural condiƟon. These efforts should take into account any potenƟal increases in prices and costs when units are upgraded to avoid pricing out residents who ﬁnd the new price and cost points unaffordable. Total Vacant Acreage: 186 Figure 5‐3‐5: Vacant Land Acreage DistribuƟon by Land Use Type . *Note: A 32.5‐acre parcel northwest of the Bayshore/Thomasson intersecƟon is coded as Vacant InsƟtuƟonal but is owned by MaƩamy Naples LLC. (Source: 2017 Florida Department of Revenue) PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐37 5.3 Map 5‐3‐9: Vacant Land Parcels in CRA Area . Note: Vacant insƟtuƟonal land northwest of Bayshore Dr/Thomasson Dr intersecƟon is coded as Va- cant InsƟtuƟonal but it owned by MaƩamy Naples LLC. (Source: 2017 Florida Department of Revenue) PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐38 5.3 Development & Real Estate Opportunities The CRA can facilitate development, redevelopment, and tenancy of vacant spaces through incenƟves and improvements to the surrounding areas. Map 5‐3‐10 and corresponding images show some of the key opportuniƟes in the CRA area; note that the Mini Triangle site and the 17‐Acre Site contain parcels currently owned by the CRA. Linwood Avenue commercial corridor redevelopment Gulfgate Plaza office tenant opportunity Del’s 24 redevelopment opportunity Bayshore Drive commercial corridor redevelopment (including Halde‐ man Creek Entertainment District near Creek) Courthouse Shadows redevelopment 1 4 3 2 5 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐39 5.3 3 2 Map 5‐3‐10: Development & Real Estate OpportuniƟes with Non‐ResidenƟal ExisƟng Land Use; Data source: 2017 Florida Department of Revenue LINWOOD AVE BAYSHORE DR 4 5 1 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐40 5.3 Collier County Mobile Home Upgrade Program Collier County Community & Human Services Division currently oversees a program that uses State Housing IniƟaƟves Partnership (SHIP) program funds to replace mobile homes with more sturdy single‐family modular homes in response to hurricane damage. In Everglades City, these homes are elevated on sƟlts. The Bayshore Gateway Triangle CRA may be able to reﬁne this pro‐ gram to meet the needs of the community to encour‐ age replacement with a more suitable building type for the area. Residential Renovation & the FEMA 50% Rule The FEMA 50% Rule requires that any exisƟng building within an idenƟﬁed FEMA Flood Zone will have to be upgraded to meet current ﬂood standards if improve‐ ments are made that are in excess of 50% of the struc‐ ture value. When determining structure value, only the value of the improvement itself (exclusive of land value) is considered. During the building permit review pro‐ cess, the County will require anyone located within a ﬂood zone to go through a review process to ensure that proposed improvements are not worth in excess of 50% of the building value. The CRA may consider devel‐ oping partnerships/grants to assist in replacing struc‐ tures to encourage bringing exisƟng buildings up to code and maintain affordability. Impact Fee Deferral for Income-Restricted Units Several ciƟes and counƟes in Florida, including Collier County, offer impact fee incenƟves for affordable and/ or workforce housing. In Collier County, for‐purchase and rental units for households with incomes less than 120% of median income in the county qualify for impact fee deferrals. Deferrals are equivalent to up to 3% of the prior year’s total impact fee collecƟons, a cap insƟ‐ tuted to minimize revenue lost through the program. Objective 5: Incorporate protections in de- velopment efforts to enhance existing community character and support existing CRA area residents. Strategy 1: Establish assistance programs and incenƟves to protect and enhance exisƟng com‐ munity‐oriented uses and local neighborhood commercial and single‐family neighborhoods off the main corridors. Assistance and incenƟve dis‐ tribuƟon might account for building age, struc‐ tural quality, and means of property owners. Strategy 2: In coordinaƟon with the Collier Coun‐ ty Affordable Housing Advisory CommiƩee, pro‐ mote strategies to maintain current affordable housing availability in the CRA while improving baseline quality condiƟons. Strategies to consider include: Community land trust CoordinaƟng with Collier County Com‐ munity & Human Services Division for mobile home upgrades and replace‐ ments with alternaƟve unit types (see Housing Assistance and IncenƟves Exam‐ ples) ResidenƟal renovaƟon loan/grant pro‐ gram Encouraging use of Collier County’s im‐ pact fee deferral program for income‐ restricted units (see Housing Assistance and IncenƟves Examples) PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐41 5.3 The County also limits to 225 the number of rental units receiving deferrals. Impact fees are deferred for owner‐ occupied units unƟl the owner sells, reﬁnances, or moves out of the home, at which Ɵme fees are due with interest. Rental unit fees are deferred for a 10‐year pe‐ riod. Historically, this level of deferral has allowed the program to defer impact fees on approximately 100 homes per year. A pilot program for payment of impact fees by installments collected through property tax bills (as an alternaƟve to making the enƟre payment up‐ front) was also planned for the Immokalee CRA area. The Bayshore Gateway Triangle CRA could support or replicate the County’s program to defer fees in the Bayshore Gateway Triangle CRA area; this approach could also be used to incenƟvize other types of desired development, as well. Case InformaƟon Source: Tindale Oliver (August 2017), Impact Fee Incen‐ Ɵves for Affordable/Workforce Housing. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐42 5.3 5.3.5 Transportation, Connectivity, & Walkability Having a variety of transportaƟon opƟons that are easy and desirable to use are important for all who live and work in the CRA area. TransportaƟon systems not only cater to local needs between the CRA area and places such as Downtown Naples and local work‐ places, but also to more regional traffic moving through the CRA area on major roadways. In light of the various needs, this secƟon aims to ensure safety, comfort, and convenience for various modes within and connecƟng with the CRA area. Ensure safety, comfort, and convenience for various modes within and connecting with the CRA area. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐43 5.3 Objective 1: Increase safety, comfort, and connectivity for active transportation modes (e.g., walking and biking). Strategy 1: Create a strategy to implement discrete transportaƟon improvements and more comprehensive Complete Streets corridor improvements. Strategy 2: The effort undertaken for Strategy 1 should include development of a sidewalk master plan with inclusion of the following: Visibility assessment related to landscaping ConsideraƟon of connecƟons to neighboring parks (see SecƟon 5.3.3, ObjecƟve 1, Strategy 1 and Strategy 6 in this secƟon) CoordinaƟon with roadway and infrastructure improvements planned and/ or approved for implementaƟon, including those that may stem from this Redevelopment Area Planning process or other agency planning and implementaƟon efforts (e.g., County and CRA stormwater master planning). Strategy 3: IdenƟfy opportuniƟes to coordinate transportaƟon capital improvements with County/ MPO improvements along major arterials. Strategy 4: Pilot transportaƟon improvements, such as elements of Complete Streets corridor improvements, elements of Bayshore Dr road diet (traffic lane consolidaƟon), reduced turning radii at intersecƟons to slow traffic, and addiƟonal pedestrian crossings, with temporary installaƟons. These efforts should incorporate community input and feedback to gauge response to more urban‐ style development and any parƟcular concerns to address or opportuniƟes on which to capitalize. These installaƟons can be incorporated into community events that include educaƟonal elements on, for example, Complete Streets, the Vision Zero effort to eliminate bicycle and pedestrian fataliƟes, and roundabouts. Strategy 5: Based on input from temporary installaƟons from Strategy 4, move forward with veƫng of Bayshore Dr road diet concept scenarios and traffic analysis. Strategy 6: Evaluate opportuniƟes for a north/ south bicycle and pedestrian connector in the eastern Bayshore area with connecƟons to Sugden Park and East Naples Community Park (see SecƟon 5.3.3, ObjecƟve 1, Strategy 1). What are Complete Streets? Streets that “serve the transportaƟon needs of transportaƟon system users of all ages and abiliƟes, including pedestrians, bicyclists, transit riders, motorists, and freight handlers. A transportaƟon system based on Complete Streets principles can help to promote safety, quality of life, and economic development.” ‐ FDOT, CompleƟng Florida’s Streets, hƩp://www.flcompletestreets.com/files/FDOT‐ CompleteStreets‐Brochure.pdf. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐44 5.3 Existing Transportation Conditions Map 5‐3‐11 highlights exisƟng transportaƟon condiƟons idenƟﬁed by ﬁeldwork. Roadways in the CRA area range from large arterials carrying regional traffic to small neighborhood streets, many of which dead‐end throughout the CRA area. During ﬁeldwork, cyclists were noted on the sidewalks of larger arterials such as Davis Boulevard and Airport Pulling Road, and many bikes were parked at Gulfgate Plaza off of US 41. The MPO and FDOT also idenƟﬁed Airport Pulling Road and US 41 as high bike/pedestrian crash corridors. RelaƟve to other streets, Bayshore Drive has a number of improvements, including bike lanes, sidewalks, and transit shelters, yet it sƟll experiences a lack of parking. There are limited pedestrian connecƟons to parks from streets off Bayshore Drive; one connecƟon is at Republic Drive. Note that these exisƟng condiƟons are a general, preliminary assessment, with more detailed measures of exisƟng condiƟons such as trip counts and traffic modeling anƟcipated as part of follow‐up strategy– and project‐speciﬁc evaluaƟon prior to a decision to implement. Divided arterial with street‐fronƟng parking Bayshore Drive with sidewalks and bike lanes Dead‐end neighborhood street Cyclist on sidewalk of arterial Bus shelter at Bayshore Drive and Thomasson Drive Pedestrian bridge to East Naples Community Park 1 3 2 4 5 6 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐45 5.3 1 2 3 4 5 6 Map 5‐3‐11: ExisƟng TransportaƟon CondiƟons with Roadway ClassificaƟons PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐46 5.3 Bicycle & Pedestrian Curb extensions General bike accessibility Pedestrian crossing(s) Bike lanes General connecƟvity, walkability North/south connecƟvity East/west connecƟvity Sidewalk(s) Wayﬁnding LighƟng Road diet (lane reducƟon) Traffic Traffic circulaƟon along corridor, including intersecƟons Traffic calming Connect street Parking Commercial parking Parking including boat parking Specific Transportation Needs & Considerations Fieldwork, discussions with CRA staff, public outreach, and speciﬁc project recommendaƟons from the 2018 Blue Zones Project/Dan Burden East Naples Discovery Report informed locaƟon‐speciﬁc, discrete transportaƟon needs and consideraƟons in the CRA area (Map 5‐3‐12). Many of these needs and consideraƟons will be addressed through Complete Streets projects recommended in this Redevelopment Area Plan. Other transportaƟon improvements such as addressing sidewalk and bike infrastructure gaps, providing parking infrastructure, and providing wayﬁnding signs will be addressed through separate project recommendaƟons. Note that “Major Corridors” are designated based on highways, minor arterials, and major arterials in the area. “Needs Corridors” are designated where needs idenƟﬁed are generalized along the length of a roadway segment (related needs are those where labels intersect the corridor on Map 5‐3‐12). 1 2 3 1 2 Major Corridor Needs Corridor 1 2 3 4 5 6 7 8 9 10 11 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐47 5.3 4 8 3 2 2 8 DAVIS BLVD BAYSHORE DR 7 THOMASSON DR HAMILTON AVE 2 1 1 1 1 1 3 1 3 1 2 1 2 1 10 2 7 7 7 6 7 6 9 5 2 1 11 10 AIRPORT RD S Map 5‐3‐12: TransportaƟon Needs & ConsideraƟons PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐48 5.3 Regional & County Transportation Projects The projects shown in Map 5‐3‐13 are those idenƟﬁed in the Collier Metropolitan Planning OrganizaƟon’s Fiscal Year 2017/18 to 2021/22 TransportaƟon Improvement Program (which also features the Collier County ﬁve‐year program) and the trail recommendaƟons from the Comprehensive Pathways Plan update process. These projects will thus be overseen by regional and county transportaƟon agencies. The full set of recommendaƟons from the Comprehensive Pathways Plan, once ﬁnalized, should also be considered in conjuncƟon with transportaƟon planning and improvements led by the CRA. Major Corridor FDOT TIP Projects US 41 resurfacing US 41 signal Ɵming improvements Davis Boulevard resurfacing 1 3 MPO Pathways Plan Proposed Trail Improvements Naples Bay Greenway (Sun Trail) 2 County TIP Projects Davis Boulevard/Airport Pulling Road intersecƟon improvement PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐49 5.3 DAVIS BLVD BAYSHORE DR THOMASSON DR NAPLES BAY GREENWAY (SUN TRAIL) 3 1 2 AIRPORT PULLING RD Map 5‐3‐13: Regional & County TransportaƟon Projects PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐50 5.3 Potential CRA Complete Streets Projects & Trails Complete Streets is an approach to comprehensive corridor improvements tailored to the size and land use context of the corridor. This approach can address many of the major needs and consideraƟons idenƟﬁed in Map 5‐3‐13, including traffic calming, sidewalks, bike lanes, lighƟng, wayﬁnding, on‐street parking, and landscaping. Complete streets improvements can also be coordinated with other infrastructure improvements, such as water main, ﬁre suppression, and drainage upgrades. The CRA can take the lead on Complete Streets projects, focusing on the streets listed below categorized. Fieldwork, staff discussions, public outreach, and prior planning efforts informed which streets were targeted for these improvements. Map 5‐3‐14 shows recommended projects for neighborhood streets and busier corridors (“Major Complete Streets”). Suggested improvements for Major Complete Streets corridors may include changes to the roadway for vehicles (such as the addiƟon of on‐street parking). Neighborhood Complete Streets & Trails recommendaƟons focus primarily on improvements for pedestrians, cyclists, and other acƟve transportaƟon (see the remainder of SecƟon 5.3.5 for examples of suggested improvements). ConnecƟvity in terms of desƟnaƟons and network connecƟons was a key consideraƟon in selecƟon and prioriƟzaƟon of these projects. Note that the length of the bicycle and pedestrian trail will depend on consideraƟons such as available right‐of‐way; the SecƟon 5.4 capital planning provides an esƟmate for a secƟon between East Naples Community Park and Sugden Regional park. Also note that the Kirkwood Avenue “connecƟon” between Pine Street and Shadowlawn and the Pine Street “connecƟon” between Davis and Linwood refer to proposed roadway extensions that that do not have exisƟng right‐of‐way. Major Corridor Major Complete Streets Linwood Avenue—Phase I Shadowlawn Drive Bayshore Drive (north of Thomasson Drive) Thomasson Drive Commercial Drive Kirkwood Ave/Kirkwood Ave ConnecƟon to Shadowlawn Drive Pine Street ConnecƟon 2 Neighborhood Complete Streets & Trails Bay Street Linwood—Phase II Danford Street Hamilton Avenue Jeepers Drive Republic Drive Bayshore Drive (south of Thomasson Drive) Bicycle/Pedestrian Trail 1 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐51 5.3 HAMILTON BAY ST JEEPERS LINWOOD AVE SHADOWLAWN DR 1 DAVIS BLVD 2 BAYSHORE DR THOMASSON DR 2 COMMERCIAL DR 2 BICYCLE & PEDESTRIAN 1 AIRPORT PULLING RD DANFORD REPUBLIC DR KIRKWOOD AVE PINE ST 2 Map 5‐3‐14: PotenƟal Complete Streets Projects PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐52 5.3 Character Images for Complete Streets Improvements and Connections The following images illustrate Complete Streets elements from prior planning efforts for Bayshore Dr and Complete Streets improvements elsewhere. These efforts and examples inspired the renderings of possible transformaƟons for Linwood Ave, Bayshore Dr, and Jeepers Dr (shown in Figures 5‐3‐6 through 5‐3‐9) suggested as part of this Redevelopment Area Plan update effort. As corridors for potenƟal commercial redevelopment, the Linwood Ave and Bayshore Dr renderings highlight an emphasis on ample sidewalk space along the landscaping and storefronts. Linwood Ave might promote a more modern design style for lighƟng and streetscape features as shown in Figure 5‐3‐6 and potenƟally further inspired by the modern style images on page 5‐3‐ 22. Bayshore Dr might retain the exisƟng style of streetscape elements in the lighƟng and signs. These renderings can provide a starƟng point for Complete Streets designs of other busier corridors (see “Major Complete Streets” on Map 5‐3‐ 49), with the Linwood Ave design parƟcularly suited as a basis for the suggested re‐designs of Commercial Dr and Kirkwood Ave. As a less traveled residenƟal street type, Jeepers Dr shows how people biking, walking, and playing can share the street space with cars accessing residences. Given that many streets dead‐end and do not allow for through traffic, more simpliﬁed pedestrian infrastructure may be promoted over formal sidewalks. For example, the pedestrian space in the PotenƟal cross secƟon for Bayshore Dr road diet, as proposed in Trebilcock’s 2017 Parking Needs Analysis. ExisƟng cross secƟon is four‐lane road with bike lanes and sidewalks Complete Streets improvement examples (LeŌ image source: Wikimedia Commons) PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐53 5.3 Figure 5‐3‐6: PotenƟal Cross SecƟon of Linwood Ave rendering might be indicated with road paint. The swales have also been retained for water quality consideraƟons, but incorporate vegetaƟon to improve the visual appearance of swales. Porous pavement may also be an opƟon for the areas where swales are represented, which might require different maintenance costs (an aspect that would be addressed with a more detailed follow‐up design evaluaƟon as noted below). LighƟng in provided on one side given the limited road space, similar to improvements made on Lunar St in the CRA area. This type of design might serve as a starƟng point for the re‐ design of other neighborhood Complete Streets projects (see Map 5‐3‐49). Note that these proposed cross secƟons are only intended for general, iniƟal illustraƟve purposes; ﬁnal designs would need to account for a more detailed study and analysis of factors including engineering consideraƟons, impacts, miƟgaƟon needs, and potenƟally the increase of alternaƟve transportaƟon methods (see ObjecƟve 2, Strategy 1 of this secƟon for examples). For example, a follow‐up analysis of a lane reducƟon proposal on Bayshore Drive would need to account for impacts to Level of Service standards on the roadway and on connecƟng roadways such as US 41, air quality, freight and evacuaƟon routes, and a variety of other factors. It would also study whether addiƟonal easements would be needed or desired for a re‐design. PiloƟng temporary versions of these improvements also provides a way to vet the design. This plan accounts for this follow‐up analysis need and piloƟng with budgeted items for a Bayshore Drive technical feasibility study, a Complete Streets ImplementaƟon Plan that would provide a next‐level feasibility analysis for these projects, and a Bayshore Drive pilot project with opportuniƟes for addiƟonal pilots as part of the “other” non‐capital projects budget item (see SecƟon 5.4 for more informaƟon). PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐54 5.3 Figure 5‐3‐8: PotenƟal Cross SecƟon for Jeepers Dr Figure 5‐3‐7: PotenƟal Cross SecƟon for Bayshore Dr PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐55 5.3 Figure 5‐3‐9: PotenƟal Aerial Rendering for Jeepers Dr PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐56 5.3 Objective 2: Increase and enhance alternative vehicle mode options within and connecting with the CRA area. Strategy 1: Evaluate opportuniƟes for alternaƟve transportaƟon methods (e.g., golf carts, electric shuƩles, other neighborhood/electric vehicles, shared and/or autonomous vehicles, bikeshare, water‐borne transportaƟon), including consideraƟons for partnerships with neighboring communiƟes. Strategy 2: Coordinate with Collier County Public Transit & Neighborhood Enhancement Department for transit service and faciliƟes improvements (e.g., more frequent service and transit stop shelters). Strategy 3: Evaluate opƟon to expand TransportaƟon Concurrency ExcepƟon Area (TCEA) to include enƟre CRA area. Objective 3: Improve parking options in commercial areas. Strategy 1: Evaluate parking concepts for the Bayshore Dr and Mini Triangle/Linwood Ave commercial areas, which may include: Shared parking with shuƩle service, parƟcularly to meet peak‐season demand Reduced design requirements for parking On‐street parking as part of the Bayshore Dr road diet Parking garages Parking miƟgaƟon fee (development pays for construcƟon of public parking in lieu of providing parking spaces) ConsideraƟons for changes in alternaƟve transportaƟon methods such as those noted in ObjecƟve 2, Strategy 1 of this secƟon. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐57 5.3 Transportation Concurrency Exception Area (TCEA) Policy 5.4 of the TransportaƟon Element in the Growth Management Plan created the South US 41 TCEA. This designaƟon allows commercial and residenƟal developments an excepƟon to meeƟng transportaƟon concurrency standards, which relate to the Ɵming and programming of necessary transportaƟon faciliƟes to ensure they are generally provided in a Ɵmeframe comparable to the development. (see Policy 5.3 of the Capital Improvement Element for more details). The strategies developers can use to obtain the excepƟon are intended to reduce trips or miles traveled in single‐occupancy vehicles, such as incenƟves and ameniƟes to promote transit, carpooling, telecommuƟng, walking, and biking. This Redevelopment Area Plan reinforces these strategies by promoƟng mixed‐used and urban land use types that support alternaƟve transportaƟon (see SecƟon 5.3.2). ObjecƟves 1 and 2 of this secƟon also promote improved faciliƟes for walking, bilking, and transit use. A potenƟal opƟon to further align the redevelopment efforts of the CRA and the goals of the TCEA is to expand the TCEA to include all of the CRA area, expanding the excepƟon applicability to further encourage alternaƟve transportaƟon. South US 41 TCEA (Source: Collier County Growth Management Plan, TransportaƟon Element, Map TR-4) PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐58 5.3 Downtown Naples Mobility and Connectivity Study This study, completed in 2017, included a recommendaƟon for an improved bicycle and pedestrian pathway on the Gordon River Bridge (5th Avenue/US 41) that connects Downtown Naples and the Triangle area. The proposed design calls for narrower travel lanes and removal of the road shoulder to increase the bicycle and pedestrian pathway to 14 feet on either side of the bridge. If implemented, the responsibility for carrying out the project would be FDOT. Proposed typical secƟon for Gordon River Bridge bicycle and pedestrian improvement from 2017 Downtown Naples Mobility and ConnecƟvity Study (Source: City of Naples, hƩps://www.naplesgov.com/sites/default/ﬁles/ﬁleaƩachments/streets_amp_stormwater/project/3351 city_council_presentaƟon_201710_ﬁnal_revisions.pdf) Objective 4: Improve transportation connections with Downtown Naples. Strategy 1: Coordinate with the City of Naples to explore and partner on transportaƟon improvements and approaches serving both Downtown Naples and the CRA area noted in ObjecƟve 2, Strategy 1 of this secƟon. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐59 5.3 5.3.6 Infrastructure Infrastructure can be key to facilitaƟng development, providing the services communiƟes need to funcƟon. Certain infrastructure, such as for stormwater management, is parƟcularly important in the CRA area, which grapples with natural environmental factors including storms and ﬂooding but also beneﬁts from a healthy natural environment due to quality of life factors and tourism. As a result, the framework for this secƟon aims to provide effecƟve infrastructure that preserves environmental and neighborhood design quality through coordinated improvement planning and funding. Provide effective infrastructure that preserves environmental and neighborhood design quality through coordinated improvement planning and funding. Objective 1: Ensure that infrastructure provided will effectively achieve its primary purpose without significantly compromising environmental and neighborhood design quality. Strategy 1: Develop a stormwater master plan for comprehensive infrastructure improvements that incorporates consideraƟon for the following: Flood plain designaƟons, including FEMA ﬂood designaƟons and Coastal High Hazard requirements Building and site plan design to respond to ﬂooding Primary, secondary, and terƟary infrastructure improvements (both short‐ and long‐term) PotenƟal for a bicycle and pedestrian pathway in easement of north/south drainage ditch along Sugden Regional Park Shared maintenance and maintenance funding between County and CRA Water quality Use/design of right‐of‐way areas on local streets, including an evaluaƟon of turf block (see page 5‐3‐58) InnovaƟve techniques to pilot in CRA area, including green infrastructure Strategy 2: Coordinate stormwater infrastructure planning with design of new parks (see SecƟon 5.3.3, ObjecƟve 1). Strategy 3: Integrate green infrastructure improvements into landscaping and drainage improvements, including those funded by the Bayshore BeauƟﬁcaƟon MSTU. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐60 5.3 Green Infrastructure Examples Green infrastructure aims to reduce stormwater runoff and treat it closer to its source while providing environmental, social, and economic beneﬁts. The following examples create surfaces or collecƟon structures that allow stormwater to inﬁltrate the underlying or surrounding ground. They also can help manage stormwater ﬂows and improve water quality of runoff and oŌen can be combined with vegetaƟon and landscaping. InﬁltraƟon basin/retenƟon pond – shallow basins or ponds that collect stormwater and can allow it to inﬁltrate the underlying ground Permeable pavement – pavement that allows water to ﬂow through and inﬁltrate the underlying ground Rain garden – shallow planted basins that allow water to inﬁltrate the ground Bioswales – vegetated or soŌ‐lined channels that collect and convey, slow, and clean water and let it inﬁltrate into the ground Vegetated planter boxes and bulb‐outs– inﬁltraƟon areas with raised edges that can be incorporated into roadway design features Tree planƟngs Vegetated inﬁltraƟon area in roadway bulb-out in PalmeƩo, FL at 10th Ave W and 5th St W (Source: Google Maps, hƩps:// www.google.com/maps/@27.5151522,- 82.575633,3a,60y,118.29h,75.57t/data=!3m6!1e1!3m4! 1slahgGjvzSzLDetQ43h5HQg!2e0!7i13312!8i6656) Kissimmee Lakefront Park rain gardens (Source: City of Kissimmee, hƩps://www.kissimmee.org/Home/Components/News/ News/2208/263?backlist=%2F) RetenƟon pond ameniƟes in Tampa at E Dr MarƟn Luther King Jr. Blvd and N 19th St (Source: Google Maps, hƩps://www.google.com/maps/@27.9815571, -82.4391844,3a,60y,90t/data=!3m6!1e1!3m4!1sQJ3uI3LDTatc2Vr7pkfflg!2e0!7i13312!8i6656) PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐61 5.3 Objective 2: Coordinate with other jurisdictions and government entities for infrastructure planning and funding. Strategy 1: IdenƟfy addiƟonal funding opportuniƟes to supplement capital improvements funds (e.g., grants). Strategy 2: Document the project prioriƟzaƟon strategy to upgrade water lines and ﬁre suppression systems in coordinaƟon with the City of Naples. Strategy 3: As part of the stormwater master plan (ObjecƟve 1, Strategy 1 of this secƟon), coordinate with Collier County Stormwater Management to integrate CRA stormwater infrastructure planning with County stormwater planning efforts. Strategy 4: As part of the stormwater master plan effort (ObjecƟve 1, Strategy 1 of this secƟon), coordinate with Collier County Zoning Division to create right‐of‐way design guidelines for development that coordinate with Complete Streets concepts for neighborhood streets. Strategy 5: Coordinate with Collier County agencies and uƟlity providers to idenƟfy and improve other infrastructure including sanitary sewer lines, roadways that fail to meet minimum standards, and electrical uƟliƟes idenƟﬁed to be placed underground or relocated. Turf block, shown in the right-of-way area immediately bordering the street in the photo above, has been used in certain developments in the Bayshore neighborhood to allow for use of right-of-way space for park- ing. This opƟon should be evaluated as part of the right-of-way design consideraƟons in the stormwater master plan update. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐62 5.3 Need for culverts for ﬂooding, RetenƟon pond area improvements needed—lighƟng, security, barriers/gates to direct car traffic, pump improvements for ﬂooding issues Flooding issues and need for drainage Flooding issues and need for drainage on side streets off of Bayshore Drive. Note that Pine Tree Drive, Andrews Avenue, and Woodside Avenue have been idenƟﬁed as below County standards (involving for example sufficient right‐of‐way, drainage, paving, or similar elements) in ResoluƟon 2011‐097. These streets should be a focus in stormwater and infrastructure planning to bring them up to standards. Flooding issues and need for drainage on Holly Avenue. Holly Avenue also idenƟﬁed as below County standards and in need of road engineering improvements (see Item 4 above). PalmeƩo Court idenƟﬁed as below County standards and in need of road engineering improvements (see item 4 above). Upgrades needed to sanitary sewer capacity in the Triangle area to support new development. OpportuniƟes to place overhead electric uƟliƟes on Linwood Avenue and Commercial Drive underground or relocate them. Infrastructure—Stormwater, Roadway Engineering, Sanitary Sewer, Electric Stormwater and ﬂooding are major challenges in the CRA area, requiring special aƩenƟon be paid to stormwater management projects. The CRA has already overseen a successful drainage improvement project on Karen Drive, and moving forward, will coordinate with the County Stormwater Management SecƟon. Map 5‐3‐15 shows where further stormwater management improvements are needed based on public outreach. AddiƟonal needs should be idenƟﬁed through an updated stormwater master plan for the area. Other idenƟﬁed infrastructure needs on the map include upgrading certain roads to meet County standards, upgrading capacity of sanitary sewer infrastructure in certain areas, and placing underground or relocaƟng overhead electric uƟliƟes in certain areas. 1 2 3 4 5 6 7 PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐63 5.3 6 7 9 1 2 3 4 5 6 7 Map 5‐3‐15: Infrastructure Needs—Stormwater, Roadway Engineering, Sanitary Sewer, Electric PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐64 5.3 Water Infrastructure The City of Naples provides water and water infrastructure for the CRA area, which also supports ﬁre suppression systems such as ﬁre hydrants. The ﬁre suppression infrastructure can inﬂuence the insurance raƟngs for an area. On a scale of 1 to 10 (with 1 being the best), the CRA area currently has an Insurance Service Office (ISO) raƟng of 4. according to the Greater Naples Fire Rescue District. In pracƟce, the District typically assigns raƟngs of 4, 9, or 10. The City is currently in the process of upgrading neighborhood water lines to support hydrants for ﬁre suppression. Areas highlighted in red on Map 5‐3‐16 indicate water mains that do not meet the standard ﬁre ﬂow requirements determined by the City of Naples’ potable water model. These mains have potenƟal for replacement to upgrade for ﬁre ﬂow improvements. However, note that other secƟons of the water mains in the CRA area are older and will need to be replaced eventually. There is conƟnued interest on the part of the CRA to idenƟfy and obtain grants to complete this work in partnership with the City of Naples. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐65 5.3 Map 5‐3‐16: Water Infrastructure Areas highlighted in red indicate water mains that do not meet the standard ﬁre ﬂow requirements determined by the City of Naples’ potable water model. These mains have potenƟal for replacement to upgrade for ﬁre ﬂow improvements. However, note that other secƟons of the water mains in the CRA area are older and will need to be replaced even‐ tually. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐66 5.3 5.3.7 Process The substance of the CRA’s planning and implementaƟon is important, as is the way it carries out this planning and implementaƟon. In view of the diversity of communiƟes living and working in the CRA area, this secƟon lays out a framework to carry out CRA area planning and implementaƟon efforts to engage and serve the various communiƟes within the CRA area. Carry out CRA area planning and implementation efforts to engage and serve the various communities within the CRA area. Objective 1: Improve approaches and tools for communicating with communities in the CRA area and the general public. Strategy 1: As part of the markeƟng and communicaƟon strategy (see SecƟon 5.3.4, ObjecƟve 1, Strategy 2), evaluate communicaƟon mechanisms and tools that will most effecƟvely communicate with the various communiƟes in the CRA area. Strategy 2: Coordinate with schools and other community partners to improve outreach and communicaƟon between the CRA and harder‐to‐ reach populaƟons. Strategy 3: Provide mulƟ‐lingual communicaƟons and materials. Strategy 4: Create a CRA‐speciﬁc Capital Improvement Plan to idenƟfy, prioriƟze, and effecƟvely communicaƟon near‐term capital improvements . Coordinate with MSTUs operaƟng in the CRA area for relevant capital improvement projects. Objective 2: Ensure a targeted and balanced distribution of CRA planning and implementation efforts. Strategy 1: Account for both need‐based and geographic consideraƟons in the distribuƟon of planning and implementaƟon efforts. Strategy 2: IdenƟfy street blocks for targeted comprehensive improvements, with a focus on blocks that have already received some improvements and consideraƟon for balanced distribuƟon of these targeted blocks throughout the enƟre CRA area. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐67 5.3 Strategy 3: Update rules and procedures for the CRA Advisory Board for legal consistency and with consideraƟon given to a balanced distribuƟon of planning/implementaƟon efforts and diverse representaƟon. Objective 3: Coordinate with MSTUs in the area and explore opportunities for new MSTUs. Strategy 1: Incorporate Haldeman Creek and Bayshore BeauƟﬁcaƟon MSTU Advisory Boards into planning and implementaƟon processes for CRA improvements. Strategy 2: Explore the opƟon of creaƟng an MSTU for capital improvements in the Triangle area north of US 41. 5.3.8 Character Areas In addiƟon to a diversity of communiƟes in the CRA area, there is also a diversity of built character. This secƟon tailors the themaƟc goals, objecƟves, and strategies of the previous secƟons to speciﬁc character areas within the CRA area as a whole. The character areas numbered on the Map 5‐3‐17 are deﬁned by the land use characterisƟcs discussed in the preceding maps. Key focus nodes, intersecƟons, and corridors within the character areas that have potenƟal for redevelopment are noted on the map with the asterisks and doƩed lines. For each Character Area, a brief descripƟon is provided as well as a focus for redevelopment efforts to prioriƟze framework elements for each area. PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐68 5.3 1 2 3 4 5 6 7 Focus Corridor Focus Development Node/IntersecƟon Mini Triangle/Davis The Mini Triangle, including CRA‐owned parcel, is a major commercial redevelopment opportunity and Focus Development Node Corridor commercial along Davis Linwood Avenue another potenƟal area for redevelopment. Shadowlawn Primarily a residenƟal neighborhood with mix of apartments/duplexes and single‐family homes around Shadowlawn Elementary Borders US 41/Bayshore Drive Focus IntersecƟon (asterisk), a gateway between north and south secƟons of CRA area Airport Pulling Mix of corridor commercial, larger big‐box style retail, and County Center Part of area currently designated as an AcƟvity Center in Future Land Use Map Tamiami Corridor commercial and residences, including two major malls, Gulfgate Plaza and Courthouse Shadows) Borders US 41/Bayshore Drive Focus IntersecƟon (asterisk), a gateway between north and south secƟons of CRA area Windstar ResidenƟal is primarily condos and single‐ family homes in gated communiƟes Includes golf course designated as a commercial use North Bayshore Focus Corridor along Bayshore Drive with neighborhood commercial (including Haldeman Creek Entertainment District near Creek) Mix of mulƟ‐ and single‐family residenƟal Focus IntersecƟon at Bayshore/Thomasson with planned roundabout CRA‐owned Focus Development Node (17‐ Acre Site) South Bayshore Primarily single‐family residenƟal neighborhood with Naples Botanical Garden Wetland consideraƟons for development PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐69 5.3 2 3 4 5 6 7 BAYSHORE DR LINWOOD AVE 1 Map 5‐3‐17: Character Areas PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐70 5.3 Focus of Redevelopment The following provides a focus of redevelopment for each Character Area based on the speciﬁc characteris‐ Ɵcs described for Map 5‐3‐17 and the most relevant strategies. 1. Mini Triangle/Davis Urban‐style mixed use commercial redevelop‐ ment, including capitalizaƟon on the Mini Triangle as a catalyst development site and urban‐style parking soluƟons Park development at retenƟon pond site Complete Streets design and commercial redevel‐ opment along Linwood Ave and other nearby commercial roadways; pedestrian scale street de‐ sign between Mini Triangle, Linwood Ave, and the proposed retenƟon pond park Improved access to Mini Triangle development from US 41, Davis Blvd, and Linwood Ave MulƟ‐modal connecƟvity: Across Davis Blvd Between Mini Triangle, Linwood Ave, pro‐ posed retenƟon pond park, and eastern Triangle neighborhood To Downtown Naples potenƟally via Davis Blvd, US 41, and Gordon River Bridge im‐ provements AddiƟonal infrastructure improvements: sanitary sewers, electrical, stormwater 2. Shadowlawn ResidenƟal structural enhancement and upgrades Avoidance of incompaƟble uses TransiƟonal elements between different uses Inﬁll development on vacant residenƟal lots Flooding and drainage on neighborhood streets Complete Street improvements along Shadow‐ lawn Drive 3. Airport Pulling TransiƟons between residenƟal neighborhoods and commercial development Eventual street enhancements, parƟcularly con‐ necƟvity across Airport Pulling Rd Commercial façade improvements 4. Tamiami ConnecƟvity to Downtown Naples via US 41 Redevelopment of Courthouse Shadows Tenant opportunity at Gulfgate Plaza 5. Windstar Complete Streets and MSTU improvements along major community roadways, including Bayshore Drive, Thomasson Drive, and Hamilton Avenue Access to Bayview Park 6. North Bayshore Corridor commercial development along Bayshore Drive, including Haldeman Creek Entertainment District near Creek and creaƟve parking soluƟons Larger redevelopment opportuniƟes of 17‐Acre Site and Del’s 24 property Arts and culture‐oriented development TransiƟonal elements between corridor commer‐ cial and residenƟal areas in along Bayshore Drive and Thomasson Drive Development of vacant residenƟal lots Complete Street design along Bayshore Drive and PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐71 5.3 Thomasson Drive, including Bayshore Drive/ Thomasson Drive roundabout Neighborhood Complete Streets and trails ConnecƟons between Sugden Regional Park and CRA area Water main and ﬁre suppression upgrades Flooding and drainage on neighborhood streets 7. South Bayshore Mobile home and single‐family home residenƟal improvements, upgrades, affordability Development of vacant residenƟal lots Access to Bayview Park ConnecƟons between CRA and uses to the east, including East Naples Community Park Wetland, ﬂooding, and site preparaƟon considera‐ Ɵons for development Roadway improvements to meet County engineer‐ ing standards Neighborhood Complete Streets PLANNING FRAMEWORK & ELEMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐3‐72 5.3 This page is intenƟonally leŌ blank. PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐1 5.4 5.4.1 Prioritization of Projects & Initiatives The CRA will need to evaluate and implement or coordinate on a number of capital improvement projects and planning, administraƟve, and regulatory iniƟaƟves to carry out the framework of goals, objecƟves, and strategies presented in SecƟon 5.3. Since these projects and iniƟaƟves cannot be evaluated and carried out all at once, this secƟon presents a prioriƟzaƟon plan in terms of amount of funds programmed and project/iniƟaƟve Ɵming. A key consideraƟon for prioriƟzaƟon is the amount of funding available for these projects and iniƟaƟves, discussed more in SecƟon 5.4.2. Other prioriƟzaƟon criteria to consider that were primarily highlighted in the public outreach process include: Funding availability from dedicated or outside sources (aside from CRA funds) Magnitude of anƟcipated impact and mulƟplier effects Whether planning has already been undertaken or completed Other consideraƟons that received sizable posiƟve responses during the public outreach process included: Project Ɵming consideraƟons independent of prioriƟzaƟon (e.g., Haldeman Creek dredging should account for Ɵmeframe of sediment build‐ up, a stormwater master plan should be completed before stormwater improvement projects) Ability to address health/safety concerns AddiƟonal consideraƟons recommended by the project team based on the Redevelopment Area Plan update process include: Degree of need Geographic distribuƟon of projects in the CRA area PrioriƟes idenƟﬁed during public outreach for the Redevelopment Area Plan 5.4.2 Financing Plan The primary funding source for the CRA is Tax Increment Financing (TIF) revenue generated by the property within the CRA area. The Bayshore Gateway Triangle CRA area is able to use County ad valorem tax revenues generated above the base‐year amount (the increment) to apply to projects and iniƟaƟves idenƟﬁed in this Redevelopment Area Plan. Figure 5‐4‐1 shows the historic revenue trends and projected revenues through 2048 based on a low growth scenario that follows the County’s historic growth trends with a 4.8% assumed growth rate, a medium growth scenario that assumes a 5.2% growth rate, and a high growth scenario that assumes a 5.7% growth rate. For more informaƟon on the development of growth scenarios, methods of revenue calculaƟon, and detailed revenue tables, see SecƟon 5.6. Certain parts of the CRA area are also designated as Municipal Service Taxing Units (MSTUs), which uƟlize an addiƟonal ad valorem tax for speciﬁc purposes. The CRA can evaluate the opportunity to coordinate with the MSTUs to provide eligible projects proposed in this CRA plan. The Bayshore BeauƟﬁcaƟon MSTU, created in 1997, applies to most of the CRA area south of US 41 (see Map 5‐4‐1); revenues from this tax are focused on streetscape and right‐of‐way improvements (including right‐of‐way maintenance), with some addiƟonal provisions for use of funds on other public realm improvements in the MSTU area. Figure 5‐4‐2 shows projected revenues through 2048 using the same growth scenarios developed for the TIF revenue calculaƟons (see SecƟon 5.6 for more informaƟon and detailed revenue tables). A Haldeman Creek MSTU (see Map 5‐4‐2) was created in 2006 for maintenance dredging and navigaƟonal marker maintenance within the MSTU boundary. Figure 5‐4‐3 shows projected revenues through 2048 using the same growth scenarios developed for the TIF revenue calculaƟons (see SecƟon 5.6 for more informaƟon and detailed revenue tables). Other potenƟal funding sources that may be idenƟﬁed to supplement the funds above include grants and funding from partnerships (other agencies and private PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐2 5.4 Map 5‐4‐1: Bayshore BeauƟficaƟon MSTU Area Note: includes a boundary extension on Thomasson east of the CRA boundary that was pending approval during the development of this Redevelop‐ ment Area Plan. PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐3 5.4 Figure 5‐4‐1: CRA TIF Revenue Scenarios Figure 5‐4‐2: Bayshore Beau. f caƟon MSTU Revenue Scenarios Figure 5‐4‐3: Haldeman Creek MSTU Revenue Scenarios PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐4 5.4 Map 5‐4‐2: Haldeman Creek MSTU Area PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐5 5.4 funders). There may also be opportuniƟes in the future to take on addiƟonal debt to pay for capital projects with a plan for repayment. More informaƟon on coordinaƟon and partnerships, including those for funding opportuniƟes, is discussed in SecƟon 5.4.4. 5.4.3 Projects & Initiatives Prioritization Based on available funding and prioriƟzaƟon consideraƟons, the following sets out the phasing for recommended projects and iniƟaƟves with descripƟons. Note that the sunset date for the TIF Trust Fund is in 2060 (42 years), while the funding Ɵmeframe for this plan is for 30 years through 2048 . AddiƟonally, this plan should be re‐evaluated regularly (e.g., every ﬁve years) to keep it relevant and updated if redevelopment circumstances evolve. This Plan does not obligate any funding to any projects listed. This Plan provides a guide and list of both capital and non‐capital projects that tax increment revenues can fund if approved by the CRA and allocated through the standard operaƟng and procurement guidelines adopted by the Collier County Board of Commissioners. Projects may require addiƟonal veƫng and piloƟng to beƩer understand technical feasibility, impacts, and broader County implementaƟon prioriƟes prior to approval for implementaƟon. To this end, planned projects include technical feasibility studies and pilot projects. As a result, this capital and non‐capital funding plan is subject to change as it is re‐evaluated. AddiƟonally, the Plan sets a framework based on current condiƟons but also allows for ﬂexibility in the phasing of projects based on funding opportuniƟes and community prioriƟes idenƟﬁed in annual work plans and capital improvement project lists. Table 5‐4‐1 summarizes projected revenues for the 30‐year plan period for various funds operaƟng in the CRA area (including MSTUs). Note that following the successful sale of the Mini Triangle property anƟcipated in the ﬁrst ﬁve years, it is expected that the CRA will have addiƟonal funds of $350,000 available that are currently being held in reserve due to loan requirements. Figures 5‐4‐4 through 5‐4‐6 summarize capital and non‐capital project costs for different increments of the 30‐year plan period, followed by Tables 5‐4‐2 through 5‐4‐4 which provide a detailed list of projects and iniƟaƟves. Table 5‐4‐5 compares projected revenues to esƟmated costs to show deﬁcits and surpluses. Note that the capital planning includes a built‐in deﬁcit to indicate where other agencies would likely help fund projects or other revenue sources might be sought. Regarding maintenance costs, maintenance of standard capital improvements is anƟcipated to be provided and funded by relevant County agencies, while maintenance for capital improvements above and beyond County standards are anƟcipated to be funded by the CRA. Short Term (1-5 years) Capital Projects Linwood Ave Complete Street Phase I – major Complete Street improvement between Commercial Dr and Wild Pines Ln including on‐ street parking, lighƟng, sidewalk widening, and any addiƟonal needed infrastructure improvements Thomasson Dr and Hamilton Ave Improvements – Bayshore BeauƟﬁcaƟon MSTU anƟcipated to fund project, but any shorƞall could trigger partnership with CRA funding porƟon Republic Dr Complete Streets Improvements – neighborhood‐level Complete Streets improvements between Bayshore Dr and East Naples Community Park, including lighƟng, PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐6 5.4 possible sidewalk expansion, any necessary drainage improvements, and an improved pedestrian bridge connecƟon to East Naples Community Park Danford St Complete Streets Improvements – neighborhood‐level Complete Streets improvements between the end of the roadway and Hamilton Ave General Parks Improvements in Bayshore Area— general item to address connecƟons to parks and ameniƟes, including any associated with the 17‐ Acre Site and Sugden Regional Park Community Safety/Clean‐Up and Neighborhood IniƟaƟves General Improvements—general item to address capital improvements from Community Safety & Clean‐Up Strategy and Neighborhood Focus IniƟaƟves; may include projects idenƟﬁed based on neighborhood interest to coordinate with the Sheriff’s Department and Code Enforcement to educate and provide small capital improvements Land AcquisiƟon for a Community Land Trust—may support maintenance of current affordable housing availability in the CRA area while improving baseline quality condiƟons; may also support housing for arƟsts Bay St Complete Street Improvements – neighborhood‐level Complete Streets improvements between Hamilton Ave and the end of the roadway Surface Parking Lot in Bayshore Area – to increase available commercial parking General Road Engineering Improvements on Pine Tree Dr and Andrews Dr – to bring these roadways up to minimum County standards Jeepers Dr Complete Street Improvements – neighborhood Complete Streets improvements between Bayshore Dr and Sugden Regional Park, including walk lane striping, upgraded bioswales, lighƟng, and a pedestrian connecƟon to Sugden Regional Park Gateway IntersecƟon Design Improvements at US 41/Shadowlawn Dr/Bayshore Dr – sign improvements in the right‐of‐way and median areas with an opportunity to showcase public art Street Sign/Wayﬁnding Improvements in CRA area – signs to address branding and bicycle/pedestrian movement Sidewalk/Bicycle Infrastructure Program – program to address gaps in the pedestrian and bicycle infrastructure networks that are not addressed through Complete Streets improvements Other General MulƟ‐Modal Improvements—for addiƟonal mulƟ‐modal ameniƟes (e.g., bus shelters) Stormwater Infrastructure Upgrades/ Improvements Sanitary Sewer Line Upgrades in Triangle Area – to increase capacity Water Line and Fire Suppression Upgrades—to address infrastructure age and ﬂow requirements Non-Capital Expenditures Ongoing OperaƟng Expenses for CRA, including staff and administraƟon costs Process Improvements – updated bylaws for CRA Advisory Board Land Development Code Updates‐ based on recommendaƟons from CRA Plan Update Mini Triangle Development – funding for incenƟves and other needed support for the development of the Mini Triangle 17‐Are Development—funding for incenƟves and other needed support for the development of the 17‐Acre Site. Gateway Property Development – funding for potenƟal incenƟve in support of the project at the apex of Davis Boulevard and Us 41. Stormwater Master Plan Update – idenƟfy primary, secondary, and terƟary improvements needed in the CRA area with a prioriƟzaƟon plan PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐7 5.4 Arts and Culture Plan for CRA Area Complete Streets ImplementaƟon Plan Bayview Parking Study – concepts and outreach in coordinaƟon with Parks & RecreaƟon Division Community Safety & Cleanup Strategy – strategy to address code enforcement issues and community safety Branding Strategy MarkeƟng and CommunicaƟon Strategy – strategies to communicate outcomes from the branding effort and connect with the various communiƟes in the CRA area (including hard‐to‐ reach groups) with updated tools including the website, e‐blast templates, markeƟng materials, etc. Market Study/Economic Proﬁle Bayshore Dr Pilot project – for Complete Street implementaƟon Water & Fire Update Strategy – documentaƟon of what mains and hydrants will be updated and phasing Triangle RetenƟon Pond Feasibility Study – ﬁnalized design and engineering for passive park improvements Other Non‐Capital OperaƟons and Study Expenditures—may include a study to expand the CRA boundary, non‐capital costs associated with Community Safety & Clean‐Up Plan, non‐capital costs from Neighborhood Focus IniƟaƟves, or other expenditures that may arise in the future and are not yet idenƟﬁed. Grants and Programs ResidenƟal Grant/Loan Programs – for structural improvements to single‐family homes Commercial Façade Program – for areas that are not a major focus for commercial redevelopment but that can be enhanced with exterior façade and structural improvements Wall & Fence Funding – for transiƟonal structures between incompaƟble uses Public Art Funding –for public art pieces and events Economic Development IncenƟves Program – for economic development incenƟves related to SecƟon 5.3.4 of the Redevelopment Area Plan Bayshore Bicycle/Pedestrian Feasibility Study Mobile Home Replacement Fund ‐ for transiƟon of mobile homes to modular homes or other appropriate structures Community Land Trust Housing ConstrucƟon Other Affordable/Workforce Housing Investments Mid Term (6-15 years) Capital Projects Triangle RetenƟon Pond Improvements ‐ implementaƟon of passive park improvements at the pond site with any necessary drainage and connecƟvity improvements Land AcquisiƟon for Two Pocket Parks (small neighborhood parks) Community Safety/Clean‐Up and Neighborhood IniƟaƟves General Improvements Land AcquisiƟon for a Community Land Trust Surface Parking Lot in the Mini Triangle area to support commercial uses Development of MulƟ‐Purpose Facility/Structure— may occur on currently CRA‐owned 17‐Acre Site; potenƟal uses of the facility/structure may include a CRA office and/or arts/incubator space Bicycle and Pedestrian Trail ‐ along Sugden Regional Park Drainage Ditch to provide north/ south connecƟvity Commercial Parking Garage on Bayshore Dr ‐ possibly on surface lot included in short‐term capital projects for commercial parking PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐8 5.4 Bayshore Dr Complete Street – major Complete Street improvement between US 41 and Thomasson Dr, including possible lane reducƟon, on‐street parking, and any addiƟonal needed infrastructure improvements Kirkwood Ave Complete Street—Complete Street improvement potenƟally similar to Linwood Ave Phase I with potenƟal Shadowlawn Dr connecƟon Commercial Dr Complete Street—Complete Street improvement potenƟally similar to Linwood Ave Phase I Linwood Ave Complete Street Phase II— neighborhood Complete Street improvements between Wild Pines Ln and Airport‐Pulling Rd Shadowlawn Dr Complete Street – major roadway Complete Street improvement between Davis Blvd and US 41, including lighƟng and any addiƟonal needed infrastructure improvements Gateway IntersecƟon Design Improvements – signage and potenƟal public art opportuniƟes for: Davis Blvd/Airport‐Pulling Rd Davis Blvd/Shadowlawn Dr Davis Blvd/US 41 Thomasson Dr/Dominion Dr US 41/Osceola Ave General Road Engineering Improvements – to bring the following roads up to minimum County standards: Woodside Ave Holly Ave Sidewalk/Bicycle Infrastructure Program Other General MulƟ‐Modal Improvements Water Line and Fire Suppression Upgrades—to address age and ﬂow requirements Stormwater Infrastructure Upgrades/ Improvements Undergrounding UƟliƟes along Bayshore Dr— between US 41 and Thomasson Dr , coordinated with the Complete Streets project and Bayshore BeauƟﬁcaƟon MSTU Non-Capital Expenditures Ongoing OperaƟng Expenses for CRA Land Development Code Updates Bayshore Dr Technical Feasibility Study – for Complete Street implementaƟon Microenterprise and Arts Incubator Study—for concepts and implementaƟon, which could include an arts focus and/or arts space Other Non‐Capital OperaƟons and Study Expenditures—other expenditures that may arise in the future and are not yet idenƟﬁed Grants and Programs ResidenƟal Grant/Loan Programs – for structural improvements to single‐family homes Commercial Façade Program – for areas that are not a major focus for commercial redevelopment but that can be enhanced with exterior façade and structural improvements Wall & Fence Funding – for transiƟonal structures between incompaƟble uses Public Art Funding –for public art pieces and events Economic Development IncenƟves Program –for economic development incenƟves related to SecƟon 5.3.4 of the Redevelopment Area Plan Mobile Home Replacement Fund ‐ for transiƟon of mobile homes to modular homes or other appropriate structures Community Land Trust Housing ConstrucƟon Other Affordable/Workforce Housing Investments PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐9 5.4 Long Term (16-30 years) Capital Projects Bayshore Dr Complete Street Improvement between Thomasson Dr and Holly Ave – neighborhood‐level Complete Street, including any drainage improvements and connecƟons to potenƟal Naples Bay Greenway Sun Trail improvements Commercial Parking Garage in Mini Triangle Area possibly on Surface Lot included in Mid‐Term Capital Projects– to address commercial parking needs Pine Street ConnecƟon—between Davis Blvd and Linwood Ave Sidewalk/Bicycle Infrastructure Program Other General MulƟ‐Modal Improvements Land AcquisiƟon and Development of 4 Pocket Parks (small neighborhood parks) Community Safety/Clean‐Up and Neighborhood IniƟaƟves General Improvements Water Line and Fire Suppression Upgrades—to address infrastructure age and ﬂow requirements Stormwater Infrastructure Upgrades/ Improvements  Underground/Relocate Overhead UƟlity Lines— Linwood Ave and Commercial Dr General Road Engineering Improvements – to bring the following roads up to minimum County standards: PalmeƩo Ct Undergrounding UƟliƟes along Bayshore Dr— between Thomasson Dr and Holly Ave, coordinated with Complete Streets project and Bayshore BeauƟﬁcaƟon MSTU Non-Capital Expenditures Ongoing OperaƟng Expenses for CRA Land Development Code Updates Other Non‐Capital OperaƟons and Study Expenditures—other expenditures that may arise in the future and are not yet idenƟﬁed Grants and Programs ResidenƟal Grant/Loan Programs – for structural improvements to single‐family homes Commercial Façade Program – for areas that are not a major focus for commercial redevelopment but that can be enhanced with exterior façade and structural improvements Wall & Fence Funding – for transiƟonal structures between incompaƟble uses Public Art Funding –for public art pieces and events Economic Development IncenƟves Program –for economic development incenƟves related to SecƟon 5.3.4 of the Redevelopment Area Plan Other Affordable/Workforce Housing Investments PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐10 5.4 Figure 5‐4‐4: Short‐term costs by project type Total Short‐Term Costs (1‐5 Years): $25.0 million Figure 5‐4‐5: Mid‐term project costs by type Total Mid‐Term Costs (6‐15 Years): $57.9 million Figure 5‐4‐6: Long‐term costs by project type Total Long‐Term Costs (16‐30 Years): $74.5 million Short Term Total Mid Term Total Long Term Total (1‐5 Yrs)(6‐15 Yrs)(16‐30 Yrs) Tax Increment Financing (TIF)$10,831,197 $39,256,457 $104,330,124 $154,417,778 Bayshore Beautification MSTU $7,403,290 $20,956,845 $48,857,829 $77,217,964 Haldeman Creek MSTU $644,865 $1,831,442 $4,277,648 $6,753,955 TotalFund Revenue Table 5‐4‐1: Summary of Projected Revenue Estimates PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐11 5.4 Land Use & Urban Design Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Gateway Intersection Design Improvements Gateway Sign ‐ Davis Blvd/Airport Pulling Rd $17,250 $17,250 Gateway Sign ‐ Davis Blvd/ Shadowlawn Dr $17,250 $17,250 Gateway Sign ‐ Davis Blvd/US 41 $17,250 $17,250 Street Sign/Wayfinding Improvements Wayfinding Sign Improvements $52,500 $52,500 $104,250 $52,500 $51,750 $0 Public Space, Parks, & Open Space Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Park Improvements Triangle Retention Pond Improvements $752,605 $752,605 Land Acquisition for Pocket Parks (2 parks)$918,750 $431,250 $487,500 Development of Pocket Parks (2 parks)$169,705 $169,705 Public Space Improvements Community Safety/Clean‐Up and Neighborhood Initiatives General Improvements $75,000 $25,000 $25,000 $25,000 $2,916,060 $25,000 $1,208,855 $682,205 Transportation, Connectivity, & Walkability Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Complete Streets ‐ Major Linwood Ave. (Phase I)$1,925,186 $1,925,186 Shadowlawn Drive ‐ Installation of Streetlights $379,500 $379,500 Commercial Drive $1,750,961 $1,750,961 Kirkwood Ave./Kirkwood Ave Connection $2,003,588 $2,003,588 Pine Street Connection $2,299,326 $2,299,326 Complete Streets & Trails ‐ Neighborhood Linwood Ave. (Phase II)$2,046,448 $2,046,448 Parking Surface Parking Lot ‐ Land Acquisition $862,500 $862,500 Surface Parking Lot – Mini Triangle Area ‐ excludes land acquisition cost $351,290 $351,290 Commercial Parking Garage (possibly on surface lot) – Triangle ‐ excludes land acquisition cost $12,374,050 $12,374,050 General Mutli‐Modal Improvements General Sidewalk/Bicycle Infrastructure Improvements $2,747,555 $430,622 $932,931 $1,384,002 Other General Multi‐Modal Improvements $862,500 $250,000 $287,500 $325,000 $27,602,904 $2,605,808 $8,614,718 $16,382,379 North of US 41 (Triangle) Sub‐Total Sub‐Total Sub‐Total Table 5‐4‐2: Capital Improvements Project Matrix—North of US 41 (Triangle) PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐12 5.4 Infrastructure Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Other Infrastructure Improvements Upgrade Sanitary Sewer Lines $1,000,000 $1,000,000 Stormwater Infrastructure Upgrades/Improvements $5,825,000 $250,000 $575,000 $5,000,000 Underground Utility Lines ‐ Linwood Avenue $931,913 $931,913 Underground Utility Lines ‐ Commercial Drive $247,443 $247,443 Water Line and Fire Suppression Upgrades $4,038,023 $482,801 $555,222 $3,000,000 $12,042,379 $1,732,801 $1,130,222 $9,179,356 Total North $43,665,594 $4,916,110 $11,505,545 $26,243,939 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases Sub‐Total Table 5‐4‐2 (continued): Capital Improvements Project Matrix—North of US 41 (Triangle) PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐13 5.4 Table 5‐4‐3: Capital Improvements South of US 41 (Bayshore) Land Use & Urban Design Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Gateway Intersection Design Improvements Gateway Sign Improvements at US 41 and Bayshore3 $15,000 $15,000 Gateway ‐ Thomasson Dr/Dominion Dr3 $17,250 $17,250 Gateway US 41/Osceola3 $17,250 $17,250 Street Sign/Wayfinding Improvements Wayfinding Sign Improvements3 $52,500 $52,500 $102,000 $67,500 $34,500 $0 Public Space, Parks, & Open Space Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Park Improvements Land Acquisition for Pocket Parks (2 parks)$975,000 $975,000 Development of Pocket Parks (2 parks)$169,705 $169,705 General Parks Development/Improvements $1,000,000 $1,000,000 Public Space Improvements Community Safety/Clean‐Up and Neighborhood Initiatives General Improvements $75,000 $25,000 $25,000 $25,000 $2,219,705 $1,025,000 $25,000 $1,169,705 Development Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Land Acquisition for Community Land Trust $1,000,000 $500,000 $500,000 Development of Multi‐Purpose Facility/Structure $2,250,000 $2,250,000 $3,250,000 $500,000 $2,750,000 $0 South of US 41 (Bayshore) Sub‐Total Sub‐Total Sub‐Total PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐14 5.4 Transportation, Connectivity, & Walkability Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Complete Streets ‐ Major Bayshore Drive Complete Street – between US 41 and Thomasson3 $2,875,000 $2,875,000 Thomason Drive and Hamilton Improvements3 $500,000 $500,000 Complete Streets & Trails ‐ Neighborhood Bicycle and pedestrian trail along Sugden drainage ditch3 $394,073 $394,073 Jeepers Drive Complete Street Improvements3 $491,849 $491,849 Republic Drive Complete Streets improvements3 $506,849 $506,849 Danford Street Complete Streets3 $689,329 $689,329 Bay Street Complete Street Improvements3 $491,849 $491,849 Bayshore Drive Complete Street ‐ Thomasson Dr/Holly Ave3 $2,600,000 $2,600,000 Parking Surface Parking Lot at Bayshore and Coco $351,290 $351,290 Commercial Parking Garage (possibly on surface lot) – Bayshore Drive $11,377,525 $11,377,525 General Road Engineering Standard Improvements General Road Engineering Improvements – Pine Tree Drive3 $346,649 $346,649 General Road Engineering Improvements ‐ Andrews Drive3 $346,649 $346,649 General Road Engineering Improvements ‐ Woodside Avenue3 $398,647 $398,647 General Road Engineering Improvements ‐ Holly Avenue3 $398,647 $398,647 General Road Engineering Improvements ‐ Palmetto Court3 $221,905 $221,905 General Multi‐Modal Improvements General Sidewalk/Bicycle Infrastructure Improvements3 $2,747,555 $430,622 $932,931 $1,384,002 Other General Multi‐Modal Improvements3 $862,500 $250,000 $287,500 $325,000 $25,600,317 $4,405,088 $16,664,322 $4,530,908Sub‐Total Table 5‐4‐3 (continued): Capital Improvements South of US 41 (Bayshore) PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐15 5.4 Infrastructure Projects Total Short Term (1‐5 Years)Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Other Infrastructure Improvements Stormwater Infrastructure Upgrades/Improvements3 $5,150,000 $250,000 $2,300,000 $2,600,000 Water Line and Fire Suppression Upgrades $6,317,221 $1,542,894 $1,774,328 $3,000,000 Underground Utility Lines ‐ Bayshore Drive3 $2,220,000 $1,430,000 $790,000 $13,687,221 $1,792,894 $5,504,328 $6,390,000 $44,859,243 $7,790,481 $24,978,149 $12,090,612 $88,524,836 $12,706,591 $36,483,694 $38,334,552 $69,915,363 $12,315,280 $21,449,912 $36,150,171 $158,440,199 $25,021,871 $57,933,606 $74,484,723 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases 3 Potentially MSTU‐eligible project; requires coordination and approval of Bayshore Beautification MSTU Advisory Board. Sub‐Total Total South Overall Capital Costs Total Non‐Capital Costs Total Total Costs Table 5‐4‐3 (conƟnued): Capital Improvements South of US 41 (Bayshore) PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐16 5.4 Project Total Short Term (1‐5 Years) Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Process Improvements – updated bylaws for CRA Advisory Board $25,000 $25,000 Staff and Operating (salaries, benefits, rent, etc.)$53,625,363 $7,110,280 $14,714,912 $31,800,171 Land Development Code Updates‐ based on recommendations from CRA Plan Update $100,000 $25,000 $25,000 $50,000 Mini Triangle Development Support $500,000 $500,000 17‐Acre Development Support $500,000 $500,000 Gateway Property Support $100,000 $100,000 Stormwater Master Plan Update $200,000 $200,000 Arts and Culture Plan for CRA $75,000 $75,000 Complete Streets Implementation Plan $50,000 $50,000 Bayview Parking Study – concepts and outreach in coordination with Parks & Recreation Division $25,000 $25,000 Community Safety & Cleanup Strategy to address code enforcement issues and community safety. $15,000 $15,000 Marketing, Branding and communication strategy – website update, e‐blast templates, marketing materials, etc. $50,000 $50,000 Market Study/Economic Profile $50,000 $50,000 Bayshore Drive Technical Feasibility Study $40,000 $40,000 Bayshore Drive Pilot project $15,000 $15,000 Water & Fire Update Strategy – document what mains and hydrants will be updated and phasing $50,000 $50,000 Triangle Retention Pond Feasibility Study $25,000 $25,000 Microenterprise and arts incubator Study for concepts and implementation $20,000 $20,000 Other non‐capital operations and study expenditures $750,000 $250,000 $250,000 $250,000 Project Total Short Term (1‐5 Years) Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Residential Grant/Loan Programs – for structural improvements to single‐family homes $750,000 $125,000 $250,000 $375,000 Commercial Façade Program $1,500,000 $250,000 $500,000 $750,000 Wall & Fence Funding – for funding transitional structures between incompatible uses $750,000 $125,000 $250,000 $375,000 Public Art – funding for public art pieces and events $450,000 $75,000 $150,000 $225,000 Economic Development – funding for economic development incentives listed in Development Section $750,000 $125,000 $250,000 $375,000 Mobile Home Replacement Fund $1,500,000 $500,000 $1,000,000 Community Land Trust Housing Construction $4,800,000 $1,800,000 $3,000,000 Other Affordable/Workforce Housing Investments $3,200,000 $250,000 $1,000,000 $1,950,000 Totals $69,915,363 $12,315,280 $21,449,912 $36,150,171 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases Non‐Capital Expenditures (Studies, Plans, Other) Grants and Programs Operations and Studies Table 5‐4‐4: Non Capital Expenditures PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐17 5.4 5.4.4 Coordination & Partnerships Many of the items listed in the SecƟon 5.3 framework and capital and non‐capital projects listed in this secƟon require the CRA to seek approval from and coordinate with other agencies and enƟƟes, which may include planning and process approval and/or coordinaƟon and idenƟfying opportuniƟes for shared funding. CoordinaƟon also includes instances in which another agency or enƟty oversees a project or iniƟaƟve directly with the CRA assisƟng. As menƟoned in SecƟon 5.4.3, the framework and projects idenƟﬁed in this plan are suggesƟons to be further veƩed prior to approval for implementaƟon. This includes review and approval from relevant County staff and elected officials. Planning and implementaƟon may also include broader coordinaƟon with agencies. Examples include coordinaƟon with the Collier MPO to share local needs that might inform a state roadway improvement, as well as coordinaƟng with other Collier County agencies on topics such as Land Development Code changes, park access, community safety, transit and transportaƟon, and stormwater. The CRA also has opportuniƟes to coordinate with the City of Naples on transportaƟon planning and water main upgrades. This type of coordinaƟon might involve design review for projects led by the CRA and seƫng up meeƟngs coinciding with regular planning and project cycles prior to ﬁnalized design phases. Key planning cycles for coordinaƟon include the TransportaƟon Improvement Program planning by the MPO and capital improvement planning for Collier County. When working with agencies to idenƟfy shared funding opportuniƟes as a part of these planning and implementaƟon processes, it is important to recognize exisƟng funding commitments, as well as limitaƟons on the use of funds. For example, road impact fees in Collier County must be used for capacity expansion, such as adding a new road or new lanes to an exisƟng road. Aside from government agencies, the CRA may also have opportuniƟes to partner with local enƟƟes such as private ﬁrms and non‐proﬁts to realize some of its strategies and projects, as well as seek private sponsorships Examples include potenƟally partnering with the Naples Accelerator , St. MaƩhew’s House, and/or the United Arts Council on a business/art incubator idea. There may also be opportuniƟes to partner with companies such as Slidr for alternaƟve vehicle transportaƟon in the area. CoordinaƟon and funding opportuniƟes may also be idenƟﬁed as part of private development projects. TIF Funding Summary Total Overall Short‐Term (1‐5 Years) Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Total Capital Costs ‐ North of US 41 (Triangle)$42,665,594 $4,916,110 $11,505,545 $26,243,939 Total Capital Costs ‐ South of US 41 (Bayshore)$44,859,243 $7,790,481 $24,978,149 $12,090,612 Total Capital Costs $87,524,836 $12,706,591 $36,483,694 $38,334,552 Total Non‐Capital Costs $69,915,363 $12,315,280 $21,449,912 $36,150,171 Total TIF Revenue $154,417,778 $10,831,197 $39,256,457 $104,330,124 Difference ‐$3,022,421 ‐$14,190,674 ‐$18,677,149 $29,845,401 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases Table 5‐4‐5: Summary of CRA Project Costs and Projected TIF Revenues PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐18 5.4 Lastly, as menƟoned at the beginning of this secƟon, the CRA should look for opportuniƟes to coordinate with the MSTUs operaƟng in the area to implement capital improvements. Table 5‐4‐6 shows the costs for projects in the CRA prioriƟzaƟon plan that may qualify for Bayshore BeauƟﬁcaƟon MSTU funds and compares them to the projected revenues for the MSTU. The comparison shows that the money available would cover these project costs with a sizable amount of funds remaining for other MSTU projects. Note that the MSTU Advisory Board would need to approve any process or funding coordinaƟon. MSTU Funding Summary Total Overall Short‐Term (1‐5 Years) Mid‐Term (6‐15 Years)1 Long Term (16‐30 Years)2 Total Capital Costs ‐ MSTU‐Eligible Projects $13,973,502 $4,121,297 $5,321,297 $4,530,908 Total Right‐of‐Way MSTU Revenue $77,217,964 $7,403,290 $20,956,845 $48,857,829 Difference $63,244,462 $3,281,993 $15,635,548 $44,326,921 1 Overall period costs increased by 15% to account for annual increases 2 Overall period costs increased by 30% to account for annual increases Note: Projects are considered MSTU‐eligible based on those that align with accepted uses of Bayshore Beautification MSTU funds according to Ordinance No. 2013‐68 Table 5‐4‐6: Summary of MSTU‐Eligible Costs and Projected MSTU Revenues PRIORITIZATION PLAN Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐4‐19 5.4 This page is intenƟonally leŌ blank. GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐1 5.5 5.5.1 Overview of Relevant Statutes Community redevelopment areas are created on the basis of a ﬁnding of blight or slum condiƟons, as noted in SecƟon 163.355 of Florida Statute. Table 5‐2‐1 provided detailed blight condiƟons for the Bayshore Gateway Triangle CRA area, summarizing informaƟon from the 2000 Plan. Table 5‐5‐1 shows how the framework in this Redevelopment Area Plan addresses the main blight factors idenƟﬁed. Related capital and non‐capital projects can also be found in SecƟon 5.4. In addiƟon, secƟons 163.360 and 163.362 of Florida Statutes contain speciﬁc requirements for community redevelopment plans. Tables 5‐5‐2 and 5‐5‐3 provide an overview of the requirements from these statutes and the locaƟon in this Redevelopment Area Plan where the relevant informaƟon can be found to saƟsfy these requirements. 5.5.2 Consistency with the County’s Comprehensive Plan This Redevelopment Area Plan sets forth a vision for the CRA area centered on fostering more urban‐style development, including mulƟ‐modal corridors, mixed use projects, and building out to allowable densiƟes. The Collier County Growth Management Plan largely supports this vision with the Bayshore Gateway Triangle Redevelopment Overlay provisions and the AcƟvity Center designaƟon. The Mixed Use overlays provided in the Land Development Code further support these efforts. Development and redevelopment are thus largely intended to be completed within the provisions of the Growth Management Plan as they exist now or indicate where future amendments may be needed in order to carry out implementaƟon of acƟon items. 5.5.3 Acquisition, Demolition/ Clearance, & Improvement In the future, the Redevelopment Agency may choose to pursue a program of property acquisiƟon and/or consolidaƟon to realize the redevelopment objecƟves. These objecƟves might relate to facilitaƟng private development and providing idenƟﬁed needed public uses. If a property is designated for acquisiƟon, the process must comply with County requirements and/ or State statutes. The Redevelopment Agency is authorized to demolish, clear, or move buildings, structures, and other improvements from any real property acquired in the redevelopment project area, subject to obtaining necessary permits. The CRA may also engage in or assist in site preparaƟon improvements on properƟes it already owns or properƟes it acquires in the future to facilitate development. Other improvements include general infrastructure and streetscape improvements that indirectly support development. See SecƟon 5.4.3 for those improvements that are planned for the CRA to fund. All of these improvements are subject to obtaining necessary permits. SecƟon 1.5 further outlines the Agency’s authoriƟes that governs this area. 5.5.4 Zoning & Comprehensive Plan Changes No Growth Management Plan or Land Development Code changes were brought through an approval process as part of this planning effort, and no Land Development Code or Comprehensive Plan changes are being adopted with the adopƟon of this Redevelopment Area Plan. However, recommended changes will be brought for iniƟal consistency review by Collier County staff and the Collier County Planning Commission following adopƟon of this plan. 5.5.5 Land Use, Densities, & Building Requirements As noted in SecƟon 5.5.4, no Land Development Code or Comprehensive Plan changes are being adopted with the adopƟon of this Redevelopment Area Plan. Consequently, the Redevelopment Area Plan will follow the land uses, densiƟes, and building requirements provided in the Growth Management Plan and the Land Development Code for the Ɵme being. However, recommended changes will be brought forth for iniƟal consistency review by Collier GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐2 5.5 Main Issue Relevant Plan SecƟon(s) Predominance of defecƟve or inadequate street layout SecƟon 5.3.5 addresses street design primarily with Complete Streets iniƟaƟves; there are addiƟonal improvements for addressing bicycle and pedestrian gaps, commercial parking need, and addiƟonal bicycle and pedestrian connecƟons. Faulty lot layout in relaƟon to size, adequacy, accessibility, or usefulness SecƟon 5.3.4 focuses on speciﬁcally on facilitaƟng private development. As part of these efforts, the CRA can acquire property to merge lots and make them more easily developed. AddiƟonally, SecƟon 5.3.2 lays out examples of mulƟ‐family residenƟal that provide examples to achieve higher residenƟal densiƟes where approved densiƟes are not realized. Unsanitary or unsafe condiƟons SecƟons 5.3.3 and 5.3.4 contain strategies to address structural upgrades and public realm clean‐up and improvements. SecƟons 5.3.2 and 5.3.4 also address residenƟal types and approaches to affordability that can address overcrowding. SecƟon 5.3.5 highlights lighƟng and other transportaƟon safety improvements, parƟcularly for cyclists and pedestrians. DeterioraƟon of site or other improvements (drainage and surface water management) SecƟon 5.3.6 focuses on infrastructure improvements, including those for stormwater. Other problems: Lack of right‐of‐way for Shadowlawn Drive improvements SecƟon 5.3.5 includes improvements for Shadowlawn Drive. Other problems: Lack of public transportaƟon SecƟon 5.3.5 includes a coordinaƟon strategy for public transit in the CRA area. Other problems: housing affordability SecƟon 5.3.4 includes example strategies to address housing affordability issues. Table 5‐5‐1: SecƟons of Redevelopment Area Plan that address blight condiƟons GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐3 5.5 SecƟon 163.360, F.S. Requirements Relevant Redevelopment Area Plan SecƟon Conformity to the Growth Management Plan SecƟon 5.5.2 Zoning and planning changes SecƟon 5.5.4 Land uses, maximum densiƟes, and building requirements SecƟon 5.3.1, Maps 5‐3‐5 and 5‐ 3‐6, SecƟon 5.5.5; for general consideraƟons to guide these requirements, see SecƟon 5.3.2 Land acquisiƟon, demoliƟon, clearance and site preparaƟon, redevelopment, improvements, and rehabilitaƟon proposed to carry out the Redevelopment Area Plan SecƟons 5.4.3 and 5.5.3 Affordable housing provision SecƟon 5.3.4‐ ObjecƟve 5 Table 5‐5‐2: SecƟon 163.360, F.S. Requirements for Redevelopment Area Plan GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐4 5.5 SecƟon 163.362, F.S. Requirements Relevant Redevelopment Area Plan SecƟon Legal descripƟon of CRA area boundaries and reason behind establishing such boundaries ResoluƟon 2000‐82, Exhibit A at end of this document and ResoluƟon 2000‐83 Approximate amount of open space to be provided shown by diagram and in general terms SecƟon 5.3.3‐Table 5‐3‐1 and Map 5‐3‐8 Property intended for parks and recreaƟon space shown by diagram and in general terms SecƟon 5.3.3‐Map 5‐3‐8 Street layout and property intended for streets shown by diagram and in general terms SecƟon 5.3.5‐Map 5‐3‐14 LimitaƟons on the type, size, height, number, and proposed use of buildings shown by diagram and in general terms SecƟon 5.3.1, Maps 5‐3‐5 and 5‐ 3‐6, SecƟon 5.5.5; for general consideraƟons to guide these requirements, see SecƟon 5.3.2 The approximate number of dwelling units shown by diagram and in general terms SecƟon 5.3.2‐Map 5‐3‐2 Replacement housing and relocaƟon SecƟon 5.3.4, SecƟon 6 Property intended for public uƟliƟes shown by diagram and in general terms SecƟon 5.3.6‐Maps 5‐3‐15 and 5 ‐3‐16 Property for public improvements of any nature shown by diagram and in general terms SecƟon 5.3.1‐Map 5‐3‐1 , SecƟon 5.4.2; addiƟonal details in SecƟon 5.3.2‐Map 5‐3‐7, SecƟon 5.3.3‐Map 5‐3‐8, SecƟon 5.3.4‐Map 5‐3‐10, SecƟon 5.3.5‐ Maps 5‐3‐12 and 5‐3‐14, SecƟon 5.3.6‐Maps 5‐3‐15 and 5‐3‐16 Neighborhood impact element describing impacts on residents of CRA area and surrounding areas in terms of relocaƟon, traffic circulaƟon, environmental quality, availability of community faciliƟes and services, effect on school populaƟon, and other maƩers affecƟng the physical and social quality of the neighborhood SecƟon 5.5.6 Publicly funded capital improvements to be undertaken in the CRA area SecƟon 5.4.2 Safeguards, controls, restricƟons/covenants SecƟon 5.5.7 Replacement housing for relocaƟon of displaced persons from housing faciliƟes SecƟon 6 ResidenƟal use element SecƟon 5.3.2, SecƟon 5.3.4‐ ObjecƟve 5 Projected costs of redevelopment SecƟon 5.4.3 Redevelopment Area Plan duraƟon and Ɵme certain for redevelopment ﬁnanced by increment revenues SecƟon 1.6 Table 5‐5‐3: SecƟon163.362, F.S. Requirements for Redevelopment Area Plan GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐5 5.5 County staff and the Collier County Planning Commission. 5.5.6 Neighborhood Impact The Redevelopment Area Plan focuses on improving structural quality of buildings, compaƟbility of uses, and urban design, as well as promoƟng more urban‐ style development and mulƟ‐modal transportaƟon. As of right now, there is housing available at lower income levels, yet this may be due to lower structural quality based on ﬁndings from the background analysis for the Redevelopment Area Plan. As improvements are made in the area, there is a potenƟal risk of property values rising to make housing substanƟally less affordable. Consequently, protecƟve measures are being considered to maintain the affordability of these units while improving their quality (see SecƟon 5.3.4, ObjecƟve 5). Temporary relocaƟon of residents in lower quality units may be required to make building improvements. An addiƟonal consideraƟon for lower income households with improvements to the CRA area is the availability of community faciliƟes and services. These uses may also risk displacement if property values increase rapidly or dramaƟcally. This Redevelopment Area Plan includes provisions to support community‐ oriented uses that include these faciliƟes and services so that they can remain a part of the community (see SecƟon 5.3.4, ObjecƟve 3, Strategy 2). With more urban‐style development and mulƟ‐modal improvements, traffic circulaƟon may change. There may be increased congesƟon on roadways and at major state road intersecƟons in making them safer for non‐ automobile modes and pursuing catalyst development opportuniƟes. Any development would need to go through the exisƟng Collier County process to assess and miƟgate for Level of Service changes on roadways. Ensuring low‐cost transportaƟon alternaƟves may also support affordable mobility for lower income households and community members. Regarding impacts on other faciliƟes, such as schools, any new development would need to go through the exisƟng Collier County process to assess and miƟgate for Level of Service changes. Regarding environmental quality, water quality is a key consideraƟon for stormwater management improvements. Water quality impacts can be evaluated through exisƟng Collier County processes. AddiƟonally, this Redevelopment Area Plan encourages green infrastructure techniques that may help provide certain levels of localized water treatment and ground inﬁltraƟon prior to arriving at major collector sites. 5.5.7 Safeguards, Controls, Restrictions, & Assurances Redevelopment acƟviƟes idenƟﬁed in this Redevelopment Area Plan will not be iniƟated unƟl they are found to be consistent with the Collier County Growth Management Plan and applicable land development regulaƟons. The Community Redevelopment Agency, working collaboraƟvely with County agencies, may propose amendments to the Growth Management Plan and the Land Use Development Code, including design criteria, building heights, land coverage, setback requirements, special excepƟons, traffic circulaƟon, traffic access, and other development and design controls necessary for proper development of public and private projects. To leverage the increment revenues, Collier County may consider non‐ad valorem assessments. For example, during the Redevelopment Area Plan update process, the County was working on a stormwater uƟlity fee that, if adopted, would apply to the CRA area. The imposiƟon of special assessments for capital improvements and essenƟal services is covered by well seƩled case law and speciﬁc statutory provisions authorizing collecƟon of non‐ad valorem assessments on the same bill as ad valorem taxes. Such provisions require extraordinary noƟce to all affected property owners. Issues concerning restricƟons on any property acquired for community redevelopment purposes and then returned to use by the private sector will be addressed GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐6 5.5 on a case‐by‐case basis to ensure all acƟviƟes necessary to perpetuate the redevelopment iniƟaƟve are advanced in a manner consistent with this Redevelopment Area Plan and any amendment to it. Such restricƟons or controls would be expected in the form of covenants on any land sold or leased for private use as provided for in the Community Redevelopment Act, SecƟon 163.380, F.S. To assure that redevelopment will take place in conformance with the projects, objecƟves and strategies expressed in this Redevelopment Area Plan, the Redevelopment Agency will uƟlize the regulatory mechanisms used by the County to permit development and redevelopment within its jurisdicƟon. These mechanisms include but are not limited to the Growth Management Plan; the Land Development Code; adopted design guidelines; performance standards; and County‐authorized development review, permiƫng, and approval processes and any other adopted codes, standards, and policies. GENERAL REQUIREMENTS Bayshore Gateway Triangle CRA Area Plan—DraŌ March 2019 5‐5‐7 5.5 This page is intenƟonally leŌ blank. TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-1 5.6 5.6.1 Tax Increment Financing The Redevelopment Area is dependent upon the use of increment revenue financing for funding. Using this method, the County froze all taxable values within the Redevelopment Area at the 2000 rate to establish a base collection amount. Millages are applied through the General Fund (001) and the Unincorporated Area General Fund (111). The future taxes collected (associated with tax base and property value increases) are placed into a separate account and designated for specific uses. The funds can be dedicated to transportation or general improvements, or placed in the general fund with the base ad valorem revenues. The analysis is based on the historical tax roll data obtained from the Florida Department of Revenue (FDOR) and population projections for Collier County obtained from the Bureau of Economic and Business Research (BEBR). Specific increases in the tax base are shown in terms of expected development and its value. This expected development is based exclusively on past patterns of activity adjusted for anticipated community redevelopment activities within the Redevelopment Area. These programmatic assumptions offer a baseline for comparison with future potential development. For this analysis, the Bayshore CRA’s current millage rates have been used, and were held constant over the planning horizon. As for the structure of the revenues which may accrue, only the taxable value(s) net of the base year taxable value is considered in calculating current or future increment revenues. The general procedures used to calculate available revenues are shown in the following calculations: • Assessed values, including new construction – Exemptions or exclusions = Current taxable values. • Current taxable values – Established base year taxable values = Net valuations subject to applicable jurisdictional millages. • Net valuations × by applicable millages = increment revenues. Pursuant to the Community Redevelopment Act, Section 163.387, F.S., the maximum revenue available to the Redevelopment Trust Fund will be 95 percent of the calculated increment revenues. Note that the first five years of projected values are obtained from Florida’s Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. The conference produces detailed projections of the “County Taxable Value” for each county in Florida. The values projected by EDR were used for each CRA tax increment scenario with the low, medium, high growth scenarios starting in 2025. For projection purposes past 2025, three different scenarios were developed that reflect different future growth rates for taxable values in the Redevelopment Area. Additional details for each scenario are presented below and in Tables 5-6-1 through 5-6-3. Scenario #1 Ad valorem revenues associated with the increment revenue financing for the Redevelopment Area were estimated using the projected growth of the taxable values for residential and non-residential developments. The average taxable values were indexed annually based on the positive correlation between population growth and taxable value increases discussed previously, along with the historical growth trends of taxable values in the Redevelopment Area, by land use. Based on these projections, if the current millage is held constant (3.5645 mils for fund 001 and 0.8069 mils for fund 111), the ad valorem taxes used for the Redevelopment Area fund are estimated to generate approximately $154.4 million between through 2048. Additional growth scenarios are presented in this report that reflects more aggressive growth rates in taxable values and potential revenues. Although more aggressive than the growth rates in Scenario #1, these scenarios still present revenue projections that can reasonably be obtained. Since 1976, the taxable value for residential property in Collier County has averaged a 10 percent annual increase, and commercial property has averaged a 9 percent annual increase. Within the CRA, taxable values (all property) have averaged a 5 percent annual increase. Scenario #2 Scenario #2 reflects increased growth rates that are consistent with the historical growth rates in taxable values for the entire CRA area. This scenario estimates slightly higher taxable value growth than Scenario #1, with a projected average annual taxable value growth rate of 5.2 percent (as opposed to Scenario #1 at 4.8 percent). As CRA properties are redeveloped, it is reasonable to assume that taxable values will increase at or above historical growth rates. Using these higher annual growth rates, the Scenario #2 increment revenue financing option would generate approximately $165.4 million through 2048. TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-2 5.6 Scenario #3 Additionally, an optimistic growth rate scenario was developed. Scenario #3 has increased growth rates that are more than Scenarios #1 and #2, bringing the average growth rate for all land uses more in line with the recent growth rates of the entire county seen over the last few years. This scenario projects the growth in taxable values for all property to average approximately 5.7 percent, annually. Using these rates, the increment revenue financing option generated approximately $183.7 million through 2048. For each of the following scenarios, the following apply: • Projected total taxable value of all properties within Redevelopment Area. Projected growth rates by land use are consistent with historical growth rates observed between 2000 and 2017 within Redevelopment Area. All figures rounded to nearest thousand. • Difference between total taxable value (Item 1) for each year and base year (2000). • For projection purposes, millage rates are assumed to remain the same through 2048. • Increment revenue by year (Item 2), divided by 1,000, multiplied by total millage rate, and reduced by 5 percent for budgeting purposes. 5.6.2 Municipal Service Taxing Units (MSTUs) There are two MSTUs that overlap with the CRA area – the Bayshore Beautification MSTU and the Haldeman Creek MSTU. The Bayshore Beautification MSTU was created to provide certain streetscape and right-of-way improvements in the CRA area generally south of US 41. The Haldeman Creek MSTU was created for maintenance dredging and navigational marker maintenance. Projected revenues for these two MSTUs are based on the same scenarios described for the TIF calculations above (see Tables 5-6-4 through 5-6-6 for Bayshore Beautification MSTU and 5-6-7 through 5-6-9 for Haldeman Creek MSTU). Note that revenues stem directly from millages (as opposed to an increment difference with a base year as in the case of the TIF revenues). TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-3 5.6 Table 5-6-1: Scenario #1 Projected TIF Revenues Notes: 1. Source: Scenario #1 projected taxable values for the Bayshore CRA. Average annual growth at 4.8%. Note that the first five years of projected values are obtained from Florida’s Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http://edr.state.fl.us/Content/ conferences/advalorem/index.cfm 2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106 3. For each fund, the tax increment for the previous year multiplied by the millage, divided by 1,000 and reduced by 5%. Note that the revenues for each year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the ta x increment change from 2017 to 2018 Fund 001 Fund 111 Fund 001 Fund 111 Total 2019 $761,806,000 $473,724,894 3.5645 0.8069 $1,398,514 $316,583 $1,715,097 2020 $810,239,000 $522,157,894 3.5645 0.8069 $1,604,162 $363,136 $1,967,298 2021 $861,111,000 $573,029,894 3.5645 0.8069 $1,768,171 $400,263 $2,168,434 2022 $914,322,000 $626,240,894 3.5645 0.8069 $1,940,438 $439,259 $2,379,697 2023 $970,752,000 $682,670,894 3.5645 0.8069 $2,120,623 $480,048 $2,600,671 2024 $1,062,117,000 $774,035,894 3.5645 0.8069 $2,311,712 $523,305 $2,835,017 2025 $1,109,715,000 $821,633,894 3.5645 0.8069 $2,621,100 $593,341 $3,214,441 2026 $1,158,389,000 $870,307,894 3.5645 0.8069 $2,782,277 $629,827 $3,412,104 2027 $1,208,139,000 $920,057,894 3.5645 0.8069 $2,947,101 $667,139 $3,614,240 2028 $1,258,967,000 $970,885,894 3.5645 0.8069 $3,115,570 $705,275 $3,820,845 2029 $1,310,871,000 $1,022,789,894 3.5645 0.8069 $3,287,685 $744,237 $4,031,922 2030 $1,363,851,000 $1,075,769,894 3.5645 0.8069 $3,463,447 $784,024 $4,247,471 2031 $1,417,909,000 $1,129,827,894 3.5645 0.8069 $3,642,854 $824,637 $4,467,491 2032 $1,473,043,000 $1,184,961,894 3.5645 0.8069 $3,825,907 $866,075 $4,691,982 2033 $1,529,253,000 $1,241,171,894 3.5645 0.8069 $4,012,606 $908,338 $4,920,944 2034 $1,586,541,000 $1,298,459,894 3.5645 0.8069 $4,202,951 $951,427 $5,154,378 2035 $1,644,905,000 $1,356,823,894 3.5645 0.8069 $4,396,942 $995,341 $5,392,283 2036 $1,704,346,000 $1,416,264,894 3.5645 0.8069 $4,594,579 $1,040,080 $5,634,659 2037 $1,764,863,000 $1,476,781,894 3.5645 0.8069 $4,795,862 $1,085,645 $5,881,507 2038 $1,826,457,000 $1,538,375,894 3.5645 0.8069 $5,000,791 $1,132,035 $6,132,826 2039 $1,889,128,000 $1,601,046,894 3.5645 0.8069 $5,209,365 $1,179,250 $6,388,615 2040 $1,952,876,000 $1,664,794,894 3.5645 0.8069 $5,421,586 $1,227,291 $6,648,877 2041 $2,017,700,000 $1,729,618,894 3.5645 0.8069 $5,637,453 $1,276,157 $6,913,610 2042 $2,083,601,000 $1,795,519,894 3.5645 0.8069 $5,856,965 $1,325,848 $7,182,813 2043 $2,150,579,000 $1,862,497,894 3.5645 0.8069 $6,080,124 $1,376,365 $7,456,489 2044 $2,218,633,000 $1,930,551,894 3.5645 0.8069 $6,306,928 $1,427,707 $7,734,635 2045 $2,287,764,000 $1,999,682,894 3.5645 0.8069 $6,537,379 $1,479,874 $8,017,253 2046 $2,357,971,000 $2,069,889,894 3.5645 0.8069 $6,771,475 $1,532,867 $8,304,342 2047 $2,429,256,000 $2,141,174,894 3.5645 0.8069 $7,009,218 $1,586,685 $8,595,903 2048 $2,501,617,000 $2,213,535,894 3.5645 0.8069 $7,250,606 $1,641,328 $8,891,934 $125,914,391 $28,503,387 $154,417,778 Revenue (3)Millage Year Tax Increment(2) Total Taxable Value(1) TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-4 5.6 Table 5-6-2: Scenario #2 Projected TIF Revenues Notes: 1. Source: Scenario #2 projected taxable values for the Bayshore CRA. Average annual growth at 5.2%. Note that the first five years of projected val- ues are obtained from Florida’s Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http://edr.state.fl.us/Content/ conferences/advalorem/index.cfm 2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106 3. For each fund, the tax increment for the previous year multiplied by the millage, divided by 1,000 and reduced by 5%. Note that the revenues for each year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the tax increment change from 2017 to 2018 Fund 001 Fund 111 Fund 001 Fund 111 Total 2019 $761,806,000 $473,724,894 3.5645 0.8069 $1,398,514 $316,583 $1,715,097 2020 $810,239,000 $522,157,894 3.5645 0.8069 $1,604,162 $363,136 $1,967,298 2021 $861,111,000 $573,029,894 3.5645 0.8069 $1,768,171 $400,263 $2,168,434 2022 $914,322,000 $626,240,894 3.5645 0.8069 $1,940,438 $439,259 $2,379,697 2023 $970,752,000 $682,670,894 3.5645 0.8069 $2,120,623 $480,048 $2,600,671 2024 $1,028,659,000 $740,577,894 3.5645 0.8069 $2,311,712 $523,305 $2,835,017 2025 $1,086,938,000 $798,856,894 3.5645 0.8069 $2,507,799 $567,693 $3,075,492 2026 $1,146,540,000 $858,458,894 3.5645 0.8069 $2,705,150 $612,368 $3,317,518 2027 $1,207,463,000 $919,381,894 3.5645 0.8069 $2,906,977 $658,056 $3,565,033 2028 $1,269,707,000 $981,625,894 3.5645 0.8069 $3,113,279 $704,757 $3,818,036 2029 $1,333,274,000 $1,045,192,894 3.5645 0.8069 $3,324,057 $752,471 $4,076,528 2030 $1,398,162,000 $1,110,080,894 3.5645 0.8069 $3,539,310 $801,198 $4,340,508 2031 $1,464,372,000 $1,176,290,894 3.5645 0.8069 $3,759,040 $850,938 $4,609,978 2032 $1,531,904,000 $1,243,822,894 3.5645 0.8069 $3,983,245 $901,692 $4,884,937 2033 $1,600,757,000 $1,312,675,894 3.5645 0.8069 $4,211,925 $953,458 $5,165,383 2034 $1,670,932,000 $1,382,850,894 3.5645 0.8069 $4,445,081 $1,006,238 $5,451,319 2035 $1,742,429,000 $1,454,347,894 3.5645 0.8069 $4,682,713 $1,060,031 $5,742,744 2036 $1,815,247,000 $1,527,165,894 3.5645 0.8069 $4,924,821 $1,114,837 $6,039,658 2037 $1,889,387,000 $1,601,305,894 3.5645 0.8069 $5,171,404 $1,170,657 $6,342,061 2038 $1,964,849,000 $1,676,767,894 3.5645 0.8069 $5,422,463 $1,227,489 $6,649,952 2039 $2,041,632,000 $1,753,550,894 3.5645 0.8069 $5,677,997 $1,285,335 $6,963,332 2040 $2,119,738,000 $1,831,656,894 3.5645 0.8069 $5,938,007 $1,344,194 $7,282,201 2041 $2,199,165,000 $1,911,083,894 3.5645 0.8069 $6,202,493 $1,404,065 $7,606,558 2042 $2,279,913,000 $1,991,831,894 3.5645 0.8069 $6,471,454 $1,464,951 $7,936,405 2043 $2,361,983,000 $2,073,901,894 3.5645 0.8069 $6,744,891 $1,526,849 $8,271,740 2044 $2,445,375,000 $2,157,293,894 3.5645 0.8069 $7,022,804 $1,589,760 $8,612,564 2045 $2,530,089,000 $2,242,007,894 3.5645 0.8069 $7,305,192 $1,653,685 $8,958,877 2046 $2,616,125,000 $2,328,043,894 3.5645 0.8069 $7,592,056 $1,718,623 $9,310,679 2047 $2,703,482,000 $2,415,400,894 3.5645 0.8069 $7,883,396 $1,784,573 $9,667,969 2048 $2,792,161,000 $2,504,079,894 3.5645 0.8069 $8,179,211 $1,851,537 $10,030,748 $134,858,385 $30,528,049 $165,386,434 Revenue (3) Tax Increment(2) Millage Year Total Taxable Value(1) TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-5 5.6 Table 5-6-3: Scenario #3 Projected TIF Revenues Notes: 1. Source: Scenario #3 projected taxable values for the Bayshore CRA. Average annual growth at 5.70%. Note that the first five years of projected values are obtained from Florida’s Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http://edr.state.fl .us/Content/ conferences/advalorem/index.cfm 2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106 3. For each fund, the tax increment for the previous year multiplied by the millage, divided by 1,000 and reduced by 5%. Note t hat the revenues for each year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the tax increment change from 2017 to 2018 Fund 001 Fund 111 Fund 001 Fund 111 Total 2019 $761,806,000 $473,724,894 3.5645 0.8069 $1,398,514 $316,583 $1,715,097 2020 $810,239,000 $522,157,894 3.5645 0.8069 $1,604,162 $363,136 $1,967,298 2021 $861,111,000 $573,029,894 3.5645 0.8069 $1,768,171 $400,263 $2,168,434 2022 $914,322,000 $626,240,894 3.5645 0.8069 $1,940,438 $439,259 $2,379,697 2023 $970,752,000 $682,670,894 3.5645 0.8069 $2,120,623 $480,048 $2,600,671 2024 $1,054,119,000 $766,037,894 3.5645 0.8069 $2,311,712 $523,305 $2,835,017 2025 $1,119,750,000 $831,668,894 3.5645 0.8069 $2,594,015 $587,210 $3,181,225 2026 $1,187,573,000 $899,491,894 3.5645 0.8069 $2,816,259 $637,520 $3,453,779 2027 $1,257,587,000 $969,505,894 3.5645 0.8069 $3,045,925 $689,510 $3,735,435 2028 $1,329,792,000 $1,041,710,894 3.5645 0.8069 $3,283,012 $743,179 $4,026,191 2029 $1,404,190,000 $1,116,108,894 3.5645 0.8069 $3,527,521 $798,529 $4,326,050 2030 $1,480,778,000 $1,192,696,894 3.5645 0.8069 $3,779,450 $855,559 $4,635,009 2031 $1,559,559,000 $1,271,477,894 3.5645 0.8069 $4,038,801 $914,268 $4,953,069 2032 $1,640,531,000 $1,352,449,894 3.5645 0.8069 $4,305,573 $974,658 $5,280,231 2033 $1,723,694,000 $1,435,612,894 3.5645 0.8069 $4,579,766 $1,036,727 $5,616,493 2034 $1,809,049,000 $1,520,967,894 3.5645 0.8069 $4,861,381 $1,100,476 $5,961,857 2035 $1,896,596,000 $1,608,514,894 3.5645 0.8069 $5,150,416 $1,165,906 $6,316,322 2036 $1,986,334,000 $1,698,252,894 3.5645 0.8069 $5,446,873 $1,233,015 $6,679,888 2037 $2,078,264,000 $1,790,182,894 3.5645 0.8069 $5,750,751 $1,301,804 $7,052,555 2038 $2,172,385,000 $1,884,303,894 3.5645 0.8069 $6,062,051 $1,372,273 $7,434,324 2039 $2,268,698,000 $1,980,616,894 3.5645 0.8069 $6,380,771 $1,444,423 $7,825,194 2040 $2,367,202,000 $2,079,120,894 3.5645 0.8069 $6,706,913 $1,518,252 $8,225,165 2041 $2,467,898,000 $2,179,816,894 3.5645 0.8069 $7,040,476 $1,593,761 $8,634,237 2042 $2,570,786,000 $2,282,704,894 3.5645 0.8069 $7,381,460 $1,670,950 $9,052,410 2043 $2,675,865,000 $2,387,783,894 3.5645 0.8069 $7,729,865 $1,749,819 $9,479,684 2044 $2,783,135,000 $2,495,053,894 3.5645 0.8069 $8,085,692 $1,830,367 $9,916,059 2045 $2,892,598,000 $2,604,516,894 3.5645 0.8069 $8,448,940 $1,912,596 $10,361,536 2046 $3,004,251,000 $2,716,169,894 3.5645 0.8069 $8,819,609 $1,996,505 $10,816,114 2047 $3,118,097,000 $2,830,015,894 3.5645 0.8069 $9,197,699 $2,082,094 $11,279,793 2048 $3,234,133,000 $2,946,051,894 3.5645 0.8069 $9,583,211 $2,169,362 $11,752,573 $149,760,050 $33,901,357 $183,661,407 Revenue (3) Taxable Value (1)Tax Increment(2) Millage Year Total TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-6 5.6 Table 5-6-4: Bayshore Beautification MSTU Scenario #1 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget Tax Year (FY)MSTU Valuation Budgeting Adjustment Millage Projected Revenue 2019 $591,115,003 95%2.3604 $1,325,504 2020 $625,527,320 95%2.3604 $1,402,670 2021 $660,034,619 95%2.3604 $1,480,048 2022 $694,831,419 95%2.3604 $1,558,076 2023 $730,024,175 95%2.3604 $1,636,992 2024 $765,674,832 95%2.3604 $1,716,934 2025 $801,819,577 95%2.3604 $1,797,984 2026 $838,478,945 95%2.3604 $1,880,188 2027 $875,663,295 95%2.3604 $1,963,570 2028 $913,375,780 95%2.3604 $2,048,136 2029 $951,615,129 95%2.3604 $2,133,883 2030 $990,376,372 95%2.3604 $2,220,800 2031 $1,029,652,374 95%2.3604 $2,308,872 2032 $1,069,434,646 95%2.3604 $2,398,079 2033 $1,109,713,336 95%2.3604 $2,488,399 2034 $1,150,478,225 95%2.3604 $2,579,809 2035 $1,191,719,137 95%2.3604 $2,672,287 2036 $1,233,425,692 95%2.3604 $2,765,809 2037 $1,275,588,082 95%2.3604 $2,860,353 2038 $1,318,196,940 95%2.3604 $2,955,898 2039 $1,361,243,853 95%2.3604 $3,052,426 2040 $1,404,721,160 95%2.3604 $3,149,919 2041 $1,448,622,279 95%2.3604 $3,248,362 2042 $1,492,941,782 95%2.3604 $3,347,743 2043 $1,537,675,538 95%2.3604 $3,448,053 2044 $1,582,820,738 95%2.3604 $3,549,286 2045 $1,628,375,926 95%2.3604 $3,651,438 2046 $1,674,341,360 95%2.3604 $3,754,510 2047 $1,720,718,577 95%2.3604 $3,858,505 2048 $1,767,510,764 95%2.3604 $3,963,431 Total -FY 2019-48:$77,217,964 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-7 5.6 Table 5-6-5: Bayshore Beautification MSTU Scenario #2 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget Tax Year (FY)MSTU Valuation Budgeting Adjustment Millage Projected Revenue 2019 $606,549,761 95%2.3604 $1,360,115 2020 $647,828,592 95%2.3604 $1,452,678 2021 $688,973,702 95%2.3604 $1,544,941 2022 $730,242,846 95%2.3604 $1,637,482 2023 $771,769,450 95%2.3604 $1,730,600 2024 $813,623,294 95%2.3604 $1,824,453 2025 $855,837,738 95%2.3604 $1,919,113 2026 $898,423,883 95%2.3604 $2,014,608 2027 $941,377,891 95%2.3604 $2,110,927 2028 $984,686,255 95%2.3604 $2,208,041 2029 $1,028,328,725 95%2.3604 $2,305,904 2030 $1,072,280,092 95%2.3604 $2,404,459 2031 $1,116,512,185 95%2.3604 $2,503,645 2032 $1,160,994,826 95%2.3604 $2,603,392 2033 $1,205,696,625 95%2.3604 $2,703,630 2034 $1,250,585,657 95%2.3604 $2,804,288 2035 $1,295,630,050 95%2.3604 $2,905,295 2036 $1,340,798,359 95%2.3604 $3,006,579 2037 $1,386,060,036 95%2.3604 $3,108,073 2038 $1,431,385,662 95%2.3604 $3,209,711 2039 $1,476,747,194 95%2.3604 $3,311,428 2040 $1,522,118,310 95%2.3604 $3,413,168 2041 $1,567,474,241 95%2.3604 $3,514,873 2042 $1,612,792,344 95%2.3604 $3,616,493 2043 $1,658,052,037 95%2.3604 $3,717,983 2044 $1,703,234,847 95%2.3604 $3,819,300 2045 $1,748,324,458 95%2.3604 $3,920,408 2046 $1,793,306,734 95%2.3604 $4,021,275 2047 $1,838,170,219 95%2.3604 $4,121,876 2048 $1,882,905,417 95%2.3604 $4,222,189 Total -FY 2019-48:$83,036,927 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-8 5.6 Table 5-6-6: Bayshore Beautification MSTU Scenario #3 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget Tax Year (FY)MSTU Valuation Budgeting Adjustment Millage Projected Revenue 2019 $618,846,476 95%2.3604 $1,387,689 2020 $666,424,041 95%2.3604 $1,494,376 2021 $714,013,673 95%2.3604 $1,601,090 2022 $761,898,751 95%2.3604 $1,708,467 2023 $810,218,308 95%2.3604 $1,816,817 2024 $859,037,223 95%2.3604 $1,926,288 2025 $908,377,891 95%2.3604 $2,036,928 2026 $958,236,209 95%2.3604 $2,148,730 2027 $1,008,590,342 95%2.3604 $2,261,643 2028 $1,059,406,499 95%2.3604 $2,375,592 2029 $1,110,642,628 95%2.3604 $2,490,483 2030 $1,162,251,104 95%2.3604 $2,606,209 2031 $1,214,180,327 95%2.3604 $2,722,654 2032 $1,266,376,232 95%2.3604 $2,839,697 2033 $1,318,783,498 95%2.3604 $2,957,214 2034 $1,371,346,270 95%2.3604 $3,075,079 2035 $1,424,008,878 95%2.3604 $3,193,169 2036 $1,476,716,929 95%2.3604 $3,311,361 2037 $1,529,416,999 95%2.3604 $3,429,534 2038 $1,582,057,896 95%2.3604 $3,547,575 2039 $1,634,590,626 95%2.3604 $3,665,373 2040 $1,686,968,643 95%2.3604 $3,782,825 2041 $1,739,148,306 95%2.3604 $3,899,831 2042 $1,791,089,012 95%2.3604 $4,016,302 2043 $1,842,753,405 95%2.3604 $4,132,153 2044 $1,894,107,627 95%2.3604 $4,247,309 2045 $1,945,121,181 95%2.3604 $4,361,701 2046 $1,995,767,160 95%2.3604 $4,475,268 2047 $2,046,022,279 95%2.3604 $4,587,959 2048 $2,095,866,709 95%2.3604 $4,699,730 Total -FY 2019-48:$90,799,046 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-9 5.6 Table 5-6-7: Haldeman Creek MSTU Scenario #1 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget Tax Year (FY)MSTU Valuation Budgeting Adjustment Millage Projected Revenue 2019 $121,367,536 95%1.0000 $115,299 2020 $128,526,521 95%1.0000 $122,100 2021 $135,704,827 95%1.0000 $128,920 2022 $142,942,896 95%1.0000 $135,796 2023 $150,262,704 95%1.0000 $142,750 2024 $157,677,032 95%1.0000 $149,793 2025 $165,193,225 95%1.0000 $156,934 2026 $172,815,346 95%1.0000 $164,175 2027 $180,545,373 95%1.0000 $171,518 2028 $188,383,756 95%1.0000 $178,965 2029 $196,329,988 95%1.0000 $186,513 2030 $204,382,850 95%1.0000 $194,164 2031 $212,540,650 95%1.0000 $201,914 2032 $220,801,394 95%1.0000 $209,761 2033 $229,162,805 95%1.0000 $217,705 2034 $237,622,632 95%1.0000 $225,742 2035 $246,178,462 95%1.0000 $233,870 2036 $254,827,995 95%1.0000 $242,087 2037 $263,568,960 95%1.0000 $250,391 2038 $272,399,253 95%1.0000 $258,779 2039 $281,316,833 95%1.0000 $267,251 2040 $290,320,002 95%1.0000 $275,804 2041 $299,407,206 95%1.0000 $284,437 2042 $308,577,110 95%1.0000 $293,148 2043 $317,828,658 95%1.0000 $301,937 2044 $327,161,143 95%1.0000 $310,803 2045 $336,574,094 95%1.0000 $319,745 2046 $346,067,305 95%1.0000 $328,764 2047 $355,641,019 95%1.0000 $337,859 2048 $365,295,793 95%1.0000 $347,031 Total -FY 2019-48:$6,753,955 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-10 5.6 Table 5-6-8: Haldeman Creek MSTU Scenario #2 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget Tax Year (FY)MSTU Valuation Budgeting Adjustment Millage Projected Revenue 2019 $124,558,218 95%1.0000 $118,330 2020 $133,140,017 95%1.0000 $126,483 2021 $141,695,436 95%1.0000 $134,611 2022 $150,277,871 95%1.0000 $142,764 2023 $158,914,679 95%1.0000 $150,969 2024 $167,620,097 95%1.0000 $159,239 2025 $176,400,756 95%1.0000 $167,581 2026 $185,258,652 95%1.0000 $175,996 2027 $194,192,721 95%1.0000 $184,483 2028 $203,199,877 95%1.0000 $193,040 2029 $212,275,571 95%1.0000 $201,662 2030 $221,414,344 95%1.0000 $210,344 2031 $230,610,047 95%1.0000 $219,080 2032 $239,856,126 95%1.0000 $227,863 2033 $249,145,751 95%1.0000 $236,688 2034 $258,472,054 95%1.0000 $245,548 2035 $267,828,164 95%1.0000 $254,437 2036 $277,207,234 95%1.0000 $263,347 2037 $286,602,686 95%1.0000 $272,273 2038 $296,008,161 95%1.0000 $281,208 2039 $305,417,647 95%1.0000 $290,147 2040 $314,825,418 95%1.0000 $299,084 2041 $324,226,118 95%1.0000 $308,015 2042 $333,614,832 95%1.0000 $316,934 2043 $342,987,111 95%1.0000 $325,838 2044 $352,338,908 95%1.0000 $334,722 2045 $361,666,688 95%1.0000 $343,583 2046 $370,967,365 95%1.0000 $352,419 2047 $380,238,358 95%1.0000 $361,226 2048 $389,477,595 95%1.0000 $370,004 Total -FY 2019-48:$7,267,918 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-11 5.6 Table 5-6-9: Haldeman Creek MSTU Scenario #3 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget Tax Year (FY)MSTU Valuation Budgeting Adjustment Millage Projected Revenue 2019 $127,106,206 95%1.0000 $120,751 2020 $136,994,758 95%1.0000 $130,145 2021 $146,888,010 95%1.0000 $139,544 2022 $156,844,298 95%1.0000 $149,002 2023 $166,892,038 95%1.0000 $158,547 2024 $177,044,257 95%1.0000 $168,192 2025 $187,305,175 95%1.0000 $177,940 2026 $197,673,490 95%1.0000 $187,790 2027 $208,144,221 95%1.0000 $197,737 2028 $218,709,954 95%1.0000 $207,774 2029 $229,361,500 95%1.0000 $217,893 2030 $240,088,574 95%1.0000 $228,084 2031 $250,880,014 95%1.0000 $238,336 2032 $261,724,194 95%1.0000 $248,638 2033 $272,609,257 95%1.0000 $258,979 2034 $283,523,220 95%1.0000 $269,347 2035 $294,454,148 95%1.0000 $279,731 2036 $305,390,372 95%1.0000 $290,121 2037 $316,320,528 95%1.0000 $300,505 2038 $327,233,622 95%1.0000 $310,872 2039 $338,119,195 95%1.0000 $321,213 2040 $348,967,293 95%1.0000 $331,519 2041 $359,768,601 95%1.0000 $341,780 2042 $370,514,490 95%1.0000 $351,989 2043 $381,196,966 95%1.0000 $362,137 2044 $391,808,847 95%1.0000 $372,218 2045 $402,343,563 95%1.0000 $382,226 2046 $412,795,427 95%1.0000 $392,156 2047 $423,159,430 95%1.0000 $402,001 2048 $433,431,416 95%1.0000 $411,760 Total -FY 2019-48:$7,948,927 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-12 5.6 5.6.3 Underlying Assumptions The following charts show underlying population and tax value trends that inform and contextualize the revenue projections calculations presented in this section. Figure 5-6-1 shows that the rate of population growth for Collier County has decreased sizably since 2002/2003, with a more gradual decrease projected out from 2017/2018 for the next few decades. In terms of historic tax value growth rates since 2000, Figure 5-6-2 shows that there was an increase during the lead up to the recession, followed by a drop during the recession itself. In recent years, the rate has gradually risen. Given the sizable changes during the lead-up to the recession and the recession itself, the model used to generate TIF projections was matched to longer historical trends in County taxable values, from the 1970s through 2003/2004 historical taxable value for Collier County. Figure 5-6-3 shows the historical trend used for guidance in blue; this trend is continued for comparison to projection calculations (in this case, for the low revenue projections, shown by the grey line through 2048). The orange line indicates historic data that was excluded from the historic trend basis since it was considered an anomaly. Figure 5-6-1: Population Growth Rate Trends and Projections (2000-2045) Source: BEBR, Volume 51, Bulletin 180, January 2018 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-13 5.6 Figure 5-6-2: Trends in Tax Value Growth Rates (2000-2017) Source: Florida Property Valuations and Tax Databook & EDR Ad Valorem Revenue Estimating Conference Figure 5-6-3: Historic and Projected TIF Revenue Trend Comparison for Low Revenue Projection Source: Florida Property Valuations and Tax Databook & EDR Ad Valorem Revenue Estimating Conference y = 67,809,839.76x2 -717,793,067.39x + 6,145,364,420.48 R² = 0.95 $0 $50,000,000,000 $100,000,000,000 $150,000,000,000 $200,000,000,000 $250,000,000,000 $300,000,000,000 $350,000,000,000 TAX INCREMENT & MSTU ESTIMATES Bayshore Gateway Triangle CRA Area Plan—Draft March 2019 5-6-14 5.6 Conclusion With the recovery from the recession of 2008, the CRA area is poised for revitalization via investment, development, and redevelopment. With this update, the CRA will be able to continue the general mission of redevelopment that it set out when the Bayshore Gateway Triangle redevelopment area was first created in 2000. The CRA can move forward with the more detailed planning and evaluation for the suggested implementation items of this Redevelopment Area Plan with the guidance of the overall vision, allowing for change and also protecting and enhancing what defines the area and makes it unique.