Agenda 03/11/2008 Item #14A
Agenda Item No. 14A
March 11, 2008
Page 1 of 41
EXECUTIVE SUMMARY
Recommendation for the Collier County Community Redevelopment Agency (CRA) to
approve a Resolution accepting the Cultural Needs Assessment Report and recommending
the BCC create by ordinance a Cultural District Boundary within the Bayshore seetion of
the CRA; authorize the CRA staff to continue to develop an implementation package for
the District; and return with recommendations for approval.
OBJECTIVE: To receive Collier County Community Redevelopment Agency (CRA) approval
of a Resolution accepting the Cultural Needs Assessment Report and recommending the BCC
create by ordinance a Cultural District Boundary within the Bayshore section of the CRA;
authorize the CRA staff to continue to devclop an implementation package for the District; and
return with recommendations for approval.
BACKGROUND: Over the last four ycars, the Bayshore Gateway Triangle CRA has supported
the growth and expansion of the Naples Botanical Garden, the Bayshore Cultural Arts
organization and its art and cultural events, and several entrepreneurial art or cultural business
and galleries. In early 2007, a grassroots community effort came to life and quickly organized
around a common vision, a defined mission statement and a clear cut set of economic goals and
objectives.
This group and the Bayshore Cultural Alis organization are considering a restructuring process
and a merger of the two groups. They would blend their respective missions of
economic/commercial development and art/culture into the encouragement of
economic/commercial development through proactive suppOJi of art and/or cultural facilities,
programs and incentives.
Art and cultural venues have been extensively documented as viable and valuable economic
engines in redevelopment or areas undergoing revitalization as shown in the backup material
attached.
CONSIDERA TIONS: The United Arts Council (UAC) of Collier County's 'Cultural Needs
Assessment of 2002' was reviewed for content, and the Bayshore area of the CRA was
specifically identitied as a location with potcntial for cultural venues. Discussion with the UAC's
Executive Director revealed that support for art activities or cultural designation could be
supported by the UAC if a localized survey was favorable.
The CRA contracted AMS Planning & Research Corp. to conduct a "localized" Cultural Needs
Assessment for the Bayshore Drive area. On February 5, 2008, the report was reviewed by the
CRA Local Advisory Board and forwarded to the CRA for review and action. This report is
attached as Exhibit A, and the presentation slides for the CRA Commissioners are attached as
Exhibit B.
FISCAL IMPACT: To date the total expenditurc on this effort has been $20,000.00 to conduct
the Bayshore Cultural Needs Assessment. There arc no programmcd expcnditures associated
with designation of a cultural district as described in the attached boundary maps. Development
Agenda Item No. 14A
March 11, 2008
Page 2 of 41
of an implementation plan, master plan or feasibility analyses will have a fiscal impact that will
be dependent upon the BCC's actions recommended in the CRA Resolution.
GROWTH MANAGEMENT IMPACT: Policy 4.7 of the Future Land Use Element of the
Growth Management Plan states that redevelopment plans may be developed for specific areas
within the County, including the Bayshore Gateway Triangle CRA.
LEGAL CONSIDERATIONS: If the CRA adopts the CRA Resolution, it will be forwarded to
the BCC for consideration and action. If the district is approved by the BCC, the CRA legal
counsel will closely coordinate an ordinance with the County Attorney's office for BCC review.
RECOMMENDA TlON: For the CoIlier County Community Redevelopment Agency (CRA)
to approve a Resolution accepting the Cultural Needs Assessment Report and recommending the
BCC create by ordinance a Cultural District Boundary within the Bayshore section of the CRA;
authorize the CRA staff to continue to develop an implementation package for the District; and
return with recommendations for approval.
Prepared by:
David L. Jackson
Executive Director
Bayshore/Gateway Triangle Community Redevelopment Agency
Page I of I
Agenda Item No. 14A
March 11, 2008
Page 3 of 41
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number:
Item Summary:
14A
Meeting Date:
This item to be heard at 10:30 3.m Recommendation for the Collier County Community
Redevelopment Agency (eRA) to approve a Resolution accepting the Cultural Needs
Assessment Report and recommending the BCe create by ordinance a Cultural District
Boundary within the Bayshore section of the eRA; authorize the eRA staff to continue to
develop an implementation package for the District: and return with recommendations for
approval. (David Jackson, Bayshore Gateway Triangle eRA)
3/11/2008 90000 AM
Prepared By
David Jackson
Executive Director
Date
Community Redevelopment
Agency
Bayshore.Gateway Redevelopment
2/27/200811 :27:24 AM
Approved By
David Jackson
Executive Director
Date
Community Redevelopment
Agency
Bayshore-Gateway Redevelopment
2/2812008 3 :48 PM
Approved By
Marjorie M. Student-Stirling Assistant County Attorney
Date
County Attorney County Attorney Office
2128/20084:15 PM
Approved By
OMB Coordinator
Applications Analyst
Date
Administrative Services
Information Technology
2/29120087:33 AM
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
313/200810:16 AM
Approved By
James V. Mudd
Board of County
Commissioners
County Manager
Date
County Manager's Office
3/4120088:47 AM
file://C:\AgendaTest\Export\ I 02-March%20 11.%202008\ 14.%20AIRPORT%20AUTHORIT... 3/5/2008
iI.genda Item No. 14A
March 11. 2008
Page 4 of 41
CRA RESOI.L:TIOJ\ NO.08 -
A RESOLCTlON OF THF COLLIER COUNTY
COMML'NITY REDEVEI.OP\IE~T A(,E~CY (eRA)
RELA TING TO CO\I\IUNITY REDEVELOPMENT;
ACCEPTING THE BAYS I lORE CULTLRAL "PEDS
ASSESSMENT REPORT; ACCEPTING A PROPOSED
BOU'JDARY. VISION AND \1ISSION STATEMENT;
RECOMMEt\DI~G TlIE COLLIER COUNTY BOARD OF
COMMISSIOI\TRS CRL\TE BY ORDINANCE A
CULTURAL mSTRICT; AN]) DIRECTING CRA STAFF TO
DEVELOP A~ IMPLEME"iTATIOJ\ PACKAGE j-()R THE
DISTRICT; AND PROVIDING AN EFFECTIVE DATE.
\VIIEREAS, the L~njted /\.rt5 Council (lIAC) of Collier County. the County's official
local arts agency, conducted a county~wid\." Cultural Needs Assessment in 2002: and
WHEREAS. the L'Ae established a goal to 'encourage the creation. rcnO\'ution. and
<.:ldaptation of facilities for cultural activities throughout the county' with the objective to 'work
with appropriate partners to develop artist work/cxhihit space in redevelopment areas' such as
the RaysJlorc area; and
W'HEREAS, the move to create cultural arts neighborhood districts has gained
popularity in other cities and counties in Florida and the Bayshore Drivc community has
expressed strong support of creation of a cultural district in the eRA: <md
WHEREAS, the eRA Local i\d\isory Board conductcd a local cultural needs
assessment ufthe Bayshorc Drive area to document the support for art and cultural n:nues as a
revitalization and economic developmt.:I1t tool; and
WHEREAS, the local Clllt~lral '\ieeds Assessment Report C'Rt.:por(') recommends
adoption or the cultural diSTrict Mission and Vision Statements: and
WHEREAS, the Repm1 rel.:ol1uncnds that the Board of County Commissioners (Bee)
create a cultural district in the Rayshorc Drive area as an economic dcvelopment catalyst: and
WHEREAS. the Report pruposes a district noundary for the purpose of going forv.'ard
v,:ith an implementation strategy with n.:cnmmendatioos for the branding. marketing, and
promotion of the proposed district: and
\\/HEREAS, the designation or a (,;ultural district will provide al.:cess to state cultural
grants for acquisition and constlUction of art and cultural venues; and
NOW. THEREFORE. BE IT RESOl.VED BY TIlE COl.I.IER Cm.I\TY
COMMUJ\ITY REDEVELOPMENT NiDiCY. that:
A. A~_!2.~ntal1(:~
(1) The Collier County Community Redevelopment Agency (eRA) accepts the
recommendations of the Cultural Needs Assessment Report attached hereto as
Exhihit A.
(1) rhe eRA hereby accepts the Cultural District's \1ission Statement. Vision
St<ltemcnL and lhc proposed cultural district boundary as attached hl~reto as
Exhibit B.
I3. E-.ccommendation to the Board of Counl'\' Commissillners.
(1) The eRA herehy fonvards the proposed Cultural District boundary to the Bee
for the purpose of creating hy onJinance a Cultural District and Cultural Plan
v..'ith an implementation strategy including recommendations for the branding,
marketing, and promotion orthe proposed district.
Page 1 01'2
Agenda Item No. 14A
March 11, 2008
Page 5 of 41
(2) The eRA, recommends that the Bee delegate to the eRA the responsibilities to
develop an implementation plan to create a cultural plan, conduct required
feasihility analyses, develop a marketing and promotion plan for the district, and
advertise requests for leners of interest from art and cultural organizations or
venues,
c. eRA. Action SteDs. Provided the Bee designates a cultural district. the eRA
Commissioners direct the eRA. Executive Director to develop an implementation plan to create
a cultural plan, conduct required feasibility analyses, develop a marketing and promotion plan
for the district. and advertise reg uests for letters of interest from art and cultural organizations
or venues. all to be approved by the eRA.
D. Effective Date, This Resolution shall become effective immediately upon passage
and adoption. This Resolution adopted after motion. second and majority vote this D:..day of
March. 200ft
ATTEST:
DWIGHT E. BROCK
COMMLNITY REDEVELOPME1\;T
AGENCY OF COLLIER COUNTY. FLORIDA
Ry:
By:
DONNA FIAl.A. CHAlRMAN
, Deputy Clerk
AppfO'ved as to f0TI11
and legal sufficiency
l1l(J'~'~.Jill, i 1J....wfl,d ~j)~L...e..<'7J
\1arjorie' . Student-Stirling
Assistant County Attorney
Page 2 01'2
Agenda item No. 14A
March 11, 2008
Page 6 of 41
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Exhibit A
ItAI,u/ING .& 'RES ARCH
for thf! Arts and
Entertainment
Indusjri~s
S 1.17 !;.:,'rl"~:~ P,c".lC':C1~~
Collier County Community
Redevelopment Agency
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i/7>7 Rf\CJ
fC1X:; ] ,1.,?:2,fU:;<d
Bayshore Cultural District
Needs Assessment
BAYSHORE GI'TEW'Y TRI^NGLE
I! AC;J
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63EBD '. '-()'lII!IlI";
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II:;O,.,",UNITT IllIEDf:YkLOPMI<NT AGIoN!:.,
FINAL MEMO REPORT
February 2008
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Agenda Item No. 14A
March 11, 2008
Page 7 of 41
CONTACT INFORMATION
AMS Planning & Research
,,,"ww.AMS-Onlinc.com
Arthur Greenberg, Director
K147 Delmar, Suite 218
St. Louis, \10 63130
(314) 727-2KKO
Fax (314) 727 -034K
.\ Greenberg@AlvlS-Onl.i.tle.com
Agenda Item No. 14A
March 11, 2008
Page 8 of 41
Cr,//ier COI!II!Y C0JJ1mu17io Redt'lJe/(Jf'Jilm! _"{g~!!)'
Bay/hore Cullura! Dj.rtrid I\TarlJ /trJt'.umwt -- Final .HaJforaJl(t'um fu'f'ort
A:\JS ]J/a!lm.J~g c.:- fuHiJrr'lJ
Febf71ar) 2008
Introduction
In late 2007 1\]',[S Planning & Rescarch was retained by the Collier CounTy Community
Redevelopment Agency (CRA) ro documcnt necds and opportunities for an Arts/Culrural
District in the Bayshore Driyc redc\-clopmcnr an.'a. This preliminary planning step, if
deemed "feasible," would result in a rC<1l1l'st for [onnal designation by the CR.A. Board.
Ai\fS staff conducted a site visit and facilirarcJ a series of leadership inrClyiC\vs with
representatives of Collier county government, arts/cultural groups, educational institutions,
and individual artists. A "situation analysis" invoh.cd exploration of l'xisting SpJCl'S and
assets in the Barshore Dri\T area, and an "cllyiroI1lnental scan" was intended to provide
background infotlllation on cultural districts in general, and on specific arts districts in
Florida. .-\ formal workshop presentation of findings to the CR.-\ Alkisory Board and
Inclnbers of the public was held in rcbruary 2008 which n:sulted in the recommendation to
form a Cultural District in the Ban:,hore Drive area of Collier County. A summar:' of the
research findings and ~rcclfic recommendations follows.
Cultural District Definitions
~c\rb, cultural, and cntcrtaiI1111cnt districts h3\"C been defined as "a well-recognized, labeled,
tnixcd-usc arc a of a city in which a 111gh concentration of cultural facilities serves as the
anchor of attraction." They range fro111 specific, geographically defined, formally-designated,
with specific zoning ano/nr dcycl()pmctlt inccnti,'cs, to infonnally claimed, Jcscriptj\"c areas
that describe a neighborhood \vith an arts or cultural institution concentration (often \vith a
hrochure and nlap that lists the art gallcrics~ public art, and/ur other cultural assets in an
arca).
The Bayshore Redevelopment Area
Collier County's Bayshore redevelopment area consists ()f appruximate]y 1,R68 total acres.
The eRA is the owner (through acquisition) of a 17-acre site and 15 residential]ots. The
entire redeyelopmcnr area has property owned by 2,709 cntities. Residential units range from
847 single falTlily homes to 1,.124 conJominiums. There are approxinlalcly H4 vacant
conullcrcial spaces and 59 one-story stores. The total as~esst'd value of property in the
district al11QUnts to $1.03 billion of which $750.5 million is taxable (detail in the chart belo'\v).
Use ::: a ~ eg 0 ry ACRES L.iNCV/lLlJE Irv'P'JALlJE ASS"SSE:OVALLE I TAXABLE \/illJI:: sa "EET ~.)iAIR TOTALSQ
FEET
VACANT RESIDENTIAL Total 17<188 $43,928,565 $169296 $44D97862' $44,097,852 <131 431
":I:::;IUI:NIIAL I alai !J94titi $245,635,:-169 S:\I)~,l41.375 $4Y~307808: $4'11:'83,949 4.385.024 3,G55.251J
VACANT COMMERCIAL 78,92 $35,966.215 $65.985 $37033.200 $37.033,200 0 0
COMMFRCIAl TOlal 31229 $110,569880 $70,239084 $180,706,914 $180.49:1.438 1.178,999 1,1B6,794
INDUSTRIAL Total 12.66 $8,140.986 $5,195,853 $13,336,8391 $13.335,839 123.424 123.424
VACANT INSTITUTIONAL TOlal 155.54 $12.271,9S6 $0 $12,271,951i $0 0 0
INSTITUTIONAL Total 4425 $11653,957 $11.639,854 523,293,811 $1.739,724 125,397 131.099
GOVERNMENT Total 86.17 $31,552,148 $198.646,977 $229,932,051 $749.801 1<18,397 154,~
MISC~lLANEOUS Total 109.16 $1.5B8,980 $16.249 $1,605.254 $1508804 1,240 1240
Grand Tolal 1868.5 $502308,057 $651,215,674 $.034,585.695 $750,543617 5.962.912 5252,592
Source: Collier County Appraiser
Pel!;/' J
Agenda Item No. 14A
March 11, 2008
Page 9 of 41
Collier Dmn(y Community Redcl'e!opment Agen~)'
B,!)'Jhore Cultural Dis/rid 1\ieeds AJscJJment - 1 (illa/ Alcmorandum Rt'P(jrl
..41\;15 Plmwinf!, v.... ReJean:h
Febma'J 2008
Existing Assets in Bayshore
There are a few existing cultural assets in the area including the site of the :L\:"aplcs Botanical
Garden site (165 acres) for which a capiral fundraising campaign is underway. Thc Bayshore
Coffee Company hosts frequent music events in its cafe spacc, and the Real McCaw
resraurant has a loyal following. 'n,e Easr Naples Community Park and Center are locatcd in
the Bayshore district; fmure plans for the area include a new Middle School and some 5,000
new residences arc anticipated to be den:1opcd '\vithin 1 tnile of the site. Bayshore Cultural
Arts currently produces programs and events in the area; a few artists ha'\'e developed or are
renting studio space.
Unlike many culturalllistricts, the Bayshore area lacks existing buildings that \-vould be
suitable for renovation or adaptive rc-use as cultural venuc:s. fvluch of the existing housing
stock is not conducive for development as artist livc-\vork spaces, and land costs are
reportedly rising. SOlne artists arc flocking- to other developing cultural "nodes" in the
county such as office condominiunls in the nearby Triangle redl'yclnpmcl1t area, and in an
industrial area north of Pine Ridge there arc 15-20 art.ists' studios and galleries with
occasional coordinated gallery openings and related programming (e.g., open studio tours).
The existing County codes in the nay shore area don't 31]0\1,7 "customers" into priyak homes
so arrists arc not able to sell work out of their live/\\'ork sptlces (though this is not
considered a major dra\vback).
Environmental Scan
AMS has iJcntified more than 75 officially~designated or informally~claimed "\rts/Cultural
Districts around the U.S. Many are home to Pirst "-light (alcohol~free New Year's Eve)
celebrations, walking tours, performing arts venues, specialty signagc, and regular special
events. Some notable districts are found in c01nmunities such as Tucson, Arizona; Buffalo
Place, New York; Mobile, Alabama (Cathedral Square Arts District); SacramentD, California;
San .Antonio, Texas; Phoenix, Arizona; Santa Barbara, California; and in Houston, Texas.
The consultants sought to identify cultural districts in Florida to serve as frames of reference
for the proposed District in Collier County. Below are thumbnail descriptions of these
districts; nlore detailed descriptions have been submitted under separate cover.
. Th~ Tallahassee Capitol Downtown Cultural I)istrlct
was created "to increase attendance and stinlulate
downto\vn dcvcloplllcnt." The area's Convention &
Visitors bureau nlappcd 2H existing cultural venues,
sites, and public art installations, and in 1992
downtown zoning was revised to pr01l1ote the goals
of tnixed uses, residential development, and
"walkability." \"ihile arts uses are not specifically
identified they are sc:en as compatible with the IT-zoned uses.
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((,llu', Count;; C.f)ti1mlllli[~ I"V:dcI1r/o/,ti1clll /(~tn~)'
Bd)'Jborr Ci/!uml DlJlnd :\!:t'd., A,'-Jwti1mf Find! MC!i1lm.lIuilltJJ 'Kr,/,o!1
.'HIS PlaJlllill,f!, c.'" ReJi:ur.:h
Agenda Item No. 14A
March 11, 2008
Page 10 of 41
February 2008
. In St. Petersburg- me City promotes a D<-nvntown Cultural District, though it is not
officially-designatcd. The Downtown Arts Association is a non-profit group of
galleries and museums that publishes a brochure and sponsors monthly gallery walks.
;\s in Tallahassee, the City has re-written zoning codes to encourage arts act;,'ity. In
St. Petnsburg the zoning coues facilitate creating an "..;\rts Overlay District"
an)'\vhere in the city which provides for eel-tain arts activities in residential areas (c.g.,
small businesses, limited arts fabrication, etc.), subject to the appro'\~al of a majority
of area property uwners.
. In 'ramp" the Cultural Arts District was identified
in the ZO(11 l\lastcr Plan. Though not officially
designated by legislation, the ~istrict i~ u~ed at' a
descripu\'e term for de~:elopn1ent and planning of
arts venues in a particular arca of town in which
rhc Tampa Bay Pcrfonmng c\rts Cenrer (PAC), Art
l\IuSCUIT1, Ri\cn.valk, and History Center are located.
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. 5ara>ora creared a Culhlral Park '\Iaster Plan in ::>007 which
('nlbodje~ a yi~ion for transformatlon of an existing area (with
cuncelltration of art~ \Tnucs) intu a cultural di:-;trtct. The City
owns land ,,'hose prcdcHnin:ant existing use is currently for
parking. The IS.yelr !\hstcr Plan addresses a market analysis,
yisioning charette, and cost estimates for a range of bndscape
imprC)\-eIl1cnts and prugramnung.
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. "'haM Beach's Cultural Arts :-.reighborhood District Oyerlay ("CA:-.rnO") was
designated in Z006 by a Blue Ribbon Commirtee that inyoh-ed arusts, properly
..,,''1:...".. .. . owners, and ueyeIopers. The oyerlay
,.:~pql..;;~~;'~J:-:"~"> 'was bunched to preyent the "pricing
!., '~.:..-:~:-' out" of artists. ]t consists of tax
benefits and zuning inccntiycs for
property owners who can rent to
artisrs, \Vri1Crs, musicians, dancers,
and desi.Sl"ners, and includes zoning
incentives for ne\v de\'clopmcnt,
rehabilitation or new construction
w-ith sl1uller residential units than normally alluwed If set 3~1(lcs are lnade for
conuncrcial work space or affordable housing.
Page J
Agenda Item No. 14A
March 11, 2008
Page 11 of 41
Lol/j~r CONnl)' Communi!)' Redet.tlopmwl A~J;rn0!
J3ayshore Culiural Distrid ]\,,~eeds A.uessmenl ~ Final A-temorandum Report
hylS Phnnin,g & Rmard)
f,bmao 2008
.
Orlando's Downtown Arts District was desi,,'11ated by the city in 2000 with the
same boundaries as the eRA. A management entity, Downtown Arts District lnc.,
was created 'W~th funding from rhe city, eRA, and rhe L;;~:;', ',".. ' . .' ... &;l
Downtown Dcvelopmcnr Board. DAD Inc. helps arts r'~:'l'rfti,.;~ I" ':"k'
groups move into the district through the provision of'~~:":,'.::I"~";~:~I~'" ~'l
grants for rcnt subsidics and facility improvcmcnts; it also -c'lli~. "....!i.,i"iiII. '. i,:
sponsors special arts/cultural cvcnts. The city also ~! "It'!f :'i..J.:I!,.,., .:..t
employs mformal mccnoves for new development and __>, 1 L~ t,l
encourages art.s-related cOlnponents by developers. Sf; ; {I-"
Representatives of the district report that the arts district
designation is s~en as encouraging new development - "people "\vant to be associated
"\vith the arts district."
.
The Bradenlon Village of the .Arts was created in a fannerly run-down residential
area known for drugs and prostitution problems. The arts disu"ict was clcsiJ-:..,matcd in
2000 with the misslon "To build a community 'where artists live and work while
enhancing quality of life and creating a harmonious enyironment." Zoning was
changed to allow residential and busine~~es so artists could buy and renovate, live,
\\'ork and sell from homes/~tuJi()s. There are now some 275 h()nH.~s and 40 galleries
in the Village; property yalues have
skyrocketed and tax revenues are way up.
\X/hile the progranl started with artists it
has since expanded to inelude
tcst:-lurants, a hookstore, and llC\V retail
deyelopments. The City has programs to
encourage development and grants for
fa~ade improvement and landscaping. The additional state Enterprise Zone
designatjon allows for state tax incentives. According to representatives of the
village, "tlle zoning change was the key to deyeloping the arca. lt would still be a
SlUll1 without the zoning change."
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. 1'he Overlay Ord.inance was designed to "encourage a
desired mix of appropriate home occupation and
home business uses oriented toward, or supporting a
visual or cultural arts theIne while Inaintaining the
residential character of the underlying residential
neighborhoods." Any proposed home occupation or
home business use related and contributing dircctly to
an arts theIne nlay be approved. Perm..itted uses
include fine arts and crafts creation and sales (painting, sculpture. photography,
design, hand.icrafts, gallery), and Eating/Drinking Establishments (cafes, coffee
shops, bakeries). Specific issues addressed in the ordinance include parking, storage,
signage, live-work space parameters, accessory d\velling units, lot and occupancy
~tandards. etc. (The sample onlinancc has been subnlittuJ under separate cover).
P,~gl' -/.
Agenda Item No. 14,1\
March 11, 2008
Page 12 of 41
Col/ier Cou/if)' eOfJltJ1/wity Redcl'clopmenl_L:1,~e!l~1
Br!)Jhore Cul/um/ Di.,ln-/.'! j\'eedr ASJfJJmen! - Fmal Alemor,wdum REport
.4AJS PlllltnilZ( c..-~ NJfl-m/J
Ff.'hf1lal} 2008
Cultural District Monograph
Americans for the Arts (AFT'!'), a national arts service/membership organization. published
a monograph covering cultural districts in \vhich several key points issues arc discussed:
. .:\5 seen in the case Shldies summarized above, zoning is vcry ilnpottant, and can
help raise a'\varcncss and get elected officials on board. \v'ithout zoning changes
artists often are priced out.
. Districts \vithout zoning (and/or official deSIgnation) can also be effecti\~e in tenns
of public relations and marketing value. ~larkers. sih"Tf.1agc, directions to and SiJ;,T11S and
banners within the district are often the dOlnain of local Chan1bers of Commerce
and/or Downro\\>o As::;ociation or Convention & Visitors Bureaus.
. Snlall spaces in benvcen developed anchor sites are important - "People don't want
to walk by el11pty lots or \Tacant buildings." Some distncts have progralTIS such as
Tucson's "PhantOlTI Callcrics" in \\,hich art displays arc installed in empty
storefronts to creme the sense of continuity on a strcetscapc.
· It is rec01nmended that small business inceno\'cs, not just for arts developments, are
abo important, for entities such as cafes and bookstores. Rehabilitation fax breaks
arc often offered; in Providence, Rhode Island, no sales tax is levied on the sale of
art work to encourage arts aCt1\Oitr.
· Strong leadership and a 1nanagC1l1ent orgamzation can be key to success; arts
councils, neighborhood or downtown associations, and other entities pursuing
n1arkering, coordination, progralnlning (~al1ery hops, fest1,oals) and so on can pru\.ide
anitnation to a District.
. Public or non-profit and/ or artist ownership of space can pren~nt n"ictions and
serve as a foil for rising rents.
Artist Space Development "Making the Case"
Another important study rdated to artist housing and stuJio space in cultural districts '\vas
published by LlNC (l.cveraging Im'estll1ent in Creati,'ity) in 2007. The report notes that
while there is little fonnal documentation of cconOl1lJC ill1pact of artist space oevc..:lop111cnts,
there is an1ple anecdotal evidence that suggests a range of impacts:
. Physical impacts (e5pcci~lly in rcdcvcloprncnt areas) are described that .include
dccreasctl blight, beautification, animation of V:1cant property, increase in pedestrian
and autoll1otive traffic, and historic prcscIY:1tion of builuings.
. Social impacts often include increased arts-based programtning, opportunities for
cultural participation, diverslfication of low incon1c COllllTIU1uties, youth
f)(J~~e ')
Agenda Item No. 14A
March 11, 2008
Page 13 of 41
Co/lier CuUIl!Y Communi!>' &dct'clopmcnt A,gcni)'
Bqyxhore Cu/tural DiJ!riCI j\Tcr:ds ASSCJ!;mcnl- Final :.\lemorandum Repan
.AAIS Planning & RCHan;h
February 2008
development, promotion of ethnic pride, and increased inter-gcnerational
interact1on.
. Finally. econom.ic unpacts tnight include promotion or formation of creative clusters,
increase in real estate values (revitalization, then gentrification), and an increase in
job opportunities,
Livc-\X/ork space artist developments often increase pedestrian traffic, strectscapes take on a
new, lively character, and other neighborhood development typically follows within three
years. That development in turn helps generate other cultural activity and creates a general
increase in visitors to an area. Cultural district projects often SCt"'i"C as catalysts for overall
ndghborhood n.Titalizauon; the communities that evoke .within a project boundary often
spread into the surrounding area, breathing !1C\V cncrgy and st.ability into the entire
community.
Example: First ArtSpace Development in Florida
ArtSpace is a non-profit developer that works with cotnmunities to create artist housing
projects. Their first project in the state of Plorida is the
Sailboat Bend Artist Lofts near downtown Fort
Lauderdale. The l.)-acrc tract is o\,vncd by the Fort
I.auderdale School District; the $13 million projecr is a
partnership involving Artspace, the Broward County
Cultural Diyision, and Lennar Homes, creating 37 new
units of affordable live/work space for artists and their
families. The housing units are available to families earning
50%-60% of area median income. Within 3 weeks of
opening there are reported to be some 269 artists on a waiting list for the units.
(~
i,
!.~
Needs Assessment
A!'vIS underrook a survey of Collier County-based arrs and cultural organizations through
lists provided by the t;nited Arts Council (C,'\'C) of Collier County. A total of 12
organizations completed the web-based surve)' in which they idcntlfied specific space needs
that might bt~ accolnrnodated in a Bayshore Cultural District, \vhich are summarized below:
. Paradise Coasrmen, a barbershop chorus, is seeking performance space (of 350-1 ,000
seats) as well as rehearsal and storage space and administrative offices.
. Opera Naples is intcrestcd ill performance space in the range of 1,400-1,500 scats
. (;ulfshorc Playhouse is sL'L'king to create.: a resident theater venue of 400 550 scats
P,~~e (,
Agenda Item No. 14A
March 11, 2008
Page 14 of 41
Co/lit'r Coullt) Community Rf'{jel,pjvP!JJI'n! Agcnq
Bt!;'Jhore Cultural Di.rlrid ;\fr:eds AJJcJ.\menl- Fina! Memorandum KejJ()rl
A\1J' P/annil{~ e-'" NJeardJ
Fe/;ruar~)' 2008
· The Bach Ensemble is in need of performance (500-1,000 seats) and rehearsal space
. Naples Orchestra & Chorus requires pcr[ormancc space
· Naples Concert Band has reported nenls for rche3r~al space and a music library
. :.Japlcs Opera Society is also interesTed in using pcrforn1ancc space (of ,)00-/00
scats) and room for rehearsals and offices
. Theatre Zone wou1J utili7C performance space of 200-S0n scats as well as rclx:arsal
space and a production shop
. ()thcr groups include Classic Chamber Concerts (ncClls a pcrfonnancc "cnue of 250-
500 seats and offices)..!azz Ensemhles (150-250 scat theater), and the l'nited Arts
CounciJ itself (room for offices and meetings).
Specific Opportunities for a Bayshorc Cultural District
The series oflcadership intcryiews undet"taken at the outset of the project identified the
interests of Jnan)' individuals for an alternative to 1'-.~aples' Fifth ~\\'enuc gallery "scene" as
many expressed a desire to see the Bayshore area transformed into an artist-focused "funky"
arts district. !\Iany co!nrnents were recei'n:~d about specific facilities needs and opportunities
and also the strong interest for a mix of entertainment, retail spaces, special events, bike
paths, sidcwalks, and regular C\Tnts (such as a farmer's !\larket).
,\s in some other cultural districts nationally, therc may be an opportunity to dcvclop
affordable housing that is designated for artists, A total of fifteen units in the Arboretum
project are slated to be "affordable," defined as someone earning GOO/f) of median income.
Workforce housing in Collier County is defincd as affordable by thuse earning up to 80% of
l11cdian household inco111e (c.g., $30,000 family of one, $63,900 median income for average
homehold of 2.7 people). It may be desirable to dcsignate some of these affordable units as
artist housing.
Specific dcvelopnlcnt opp()rtunitics arc afforded by the sites owned by the eRA. A nunlber
of per[onnance and visual arts facilities concepts have been put forv.:ard by '~arious
organizations in the conunul1ity; one or 11101'e of tbese 1lught have the ability to
~lcconlnlodatc some of the identified needs of the dozen or so organizatjons v.;ho indicated,
through the nceds asseSSlnent, an interest in locating perfonnance, exhibit, rehearsal, :Hld/ or
oftice space in a future Bayshore cultural district. (hher dc,'elopnlent concepts "\\'ould
involve ::lssenluling a package of some of the 15 housing lots OW1H.'U by the eRA to create an
artist live work studio complex.
Pa,~(' 7
Agenda Item No. 14A
March 11, 2008
Page 15 of 41
co/h'er County Communi(y Ruletl/:/opmenl Ageni)'
Ba)'Jhrm Cultural Dis/n'e! j\,"eeds A.m:JJment - Fz'"a/ Alemorandum fuport
A\1S Planning c-~ RcJeanh
F,bruary 2008
One group that has indicated a desire to explore options for development at the eRA's 17-
acrc sitc is Gulfshore Playhouse, contemplating a new site for its proposed 550-seat
repertory theater venue with extensive education spaces. Other iueas (in the carll' stages of
development) have been suggested such as an "International Pcrfonning Arts" facility and
for a multi-disciplinary Collicr County Cultural/Creative Center. A fcw individuals suggested
there may be the potential for creation of an Arts Entrepreneurship Incubator. (It was not
\1,.-ithin the scope of this prelinunary needs assessment study to evaluate feasibility or viability
of any of these specific ideas; methods for entertaining and evaluating specific proposals are
included in the recoffiluencled next steps section).
Recommendations
Ir is recommended by the Consultants and CR,\ Advisory Board that a mission statement, as
follows, be adopted by the CR_A. Board to guide the future designation and development of a
Cultural District within the Bayshore redevelopment area:
To Jlimu/a/e ecollomir derdopmen/ I:)' ell(()J(rr{~i,~~ cltl/lIra! and artJ adi!II/)' in the area.
Vision
The CR.A Ad\'isol'Y Board has also put forrh a vision statement for the future Districr:
_"I resional. cultural. edHa/riMa! and /Cn!1?l1{Ji171J10:t (11'('(1 that Juppm1.r ('ommuni(y adir'itiu, mltural and arb'
clIent.f, and liNI UJork y!udioJ while cllhandtlg the roidm/ial dlanu1er of the !fIldettyinc~ r!c~~hhf}rh()()d
Next SICps
Ai\TS recommends that following fonnal designation by the CR.'\. Board that these next steps be
pursued:
. TIle CR.A should issuc a Request for Exprcssions of Interest (RfCI) or Request for
Proposals (RFP) for arts! culrural organizations to de\'clop performancc and! or
exhibit venues at rhe CR.A.-owned 17-acre site along Bayshol'e Drive, Culrural
organizations would be invited to propose development scenarios. The eRA rrllght
share in the costs (on a matching basis) of individualtnarket and/or feasibility
analyses for individual proposals.
. A detailed Master Plan for the Disrrict should be underraken c()\,cl'ing urban desit,>11
considerations, '\vay-fInding and sigtlage, public art, and other built environment
components. 'l1,is effort should be closely coordinatcd with the CIL\'s Corridor
De\'clopmcnt Concept Plan and other eR;\ planning efforts.
Pi{~t 8
,~,genda Item No. 14,11.
March 11, 2008
Page 16 of 41
roIlier CrlflJlt) COIIJ!JlHlti() RtdCl'~'!(jpm/'IJI., l~t!l:j
H?p/lorr Cul.1ural TJi.,)n"d ,\'ced., A...,{'JSmC'N! - Final Memorandum Rtpun
.4J-1S P!alln;n..~ C:"'ReiCun:b
Pdmw,:)' l008
· A specific study of the individual artist nlarket demand for live, live-work, and
studio-cxhihir spacc should be undertaken to further quantify, and prm-idc
dcvdoptncnt p<lramctcrs, for future artist space projects.
· i\ \Iarkcting and Promotion Plan for the District, covering programming, special
events, materials, and other components shoulJ be developed based on primary
market research \vith potential audience and visitor segments. The plan should
include partnerships and coopcratlyc opportunities as \\'(:11 as "branding:" approaches
such as through brochures, advertising, logo de~ign, puhlic relations, web sites, and
so forth.
. Consideration should be giycn in the future for a management entity and a stable
funding source to proyicJc for continued research, planning, and implementation of
the District.
The proposed boundaries of the Bayshorc Cultural District are found on the fol1()\ving page.
l\~~e 9
Agenda Item No. 14A
March 11, 2008
Page 17 of 41
Collier County Community Redevelopment Agen~)'
Bqphore Cultural Dis!n"ct ~"l\ieedJ /lJJtJ".rment - Final A1::morandum Report
AM> Planning & Researc/}
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BAYSHORE G,'TEW,Y TRIANGLE
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COMMUNITY tIlI'DEVlLDPM!;NT AGENCY
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Agenda item No. 14A
March 11, 2008
Page 18 of 41
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Agenda Item No. 14A
March 11, 2008
Page 19 of 41
for the Arts and
Entertainment
Industries
8147 Delmar Boulevard
Suite 218
St louis, MO 63130
314.7272880
fax 314.7270348
Collier County Community
Redevelopment Agency
Bayshore Cultural District
Needs Assessment
BAYSHORE GATEW Y TRI'NGLE
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February 2008
Connecticut
Missouri
California
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Agenda Item No. 14A
March 11, 2008
Page 20 of 41
CONTACT INFORMATION
AMS Planning & Research
www.AMS-Online.com
Arthur Greenberg, Direcror
8147 Delmar, Suite 218
St. Louis, MO 63130
(314) 727-2880
Fax (314) 727-0348
""' C;reenberg@.\!'vlS-Online.com
Agenda Item No. 14A
March 11, 2008
Page 21 of 41
Collier Count>' Com!llllni()' Rcdewlopment Ageno'
Bq)'Shore Cultural Distnct I\Teeds Assessment - Fina! AJrmorandum &pOft
AidS Planning e.-"" Research
Febmaf)' ::008
Introduction
In late 2007 AMS Planning & Research was retained by the Collier Counry Communiry
Redevelopment Agency (CRA.) to document needs and opportunities for an Arts/Cultural
District in the Bayshore Drive redevelopment area. This preliminary planning step, if
deemed "feasible," would result in a request for formal designation by the CRA. Board.
AMS staff conducted a site visit and facilitated a series of leadership interviews with
representatives of Collier counry government, arts/cultural groups, educational institutions,
and individual artists. A "situation analysis" involvcd exploration of existing spaces and
assets in the Bayshore Drive area, and an "environmental scan" was intended to provide
background information on cultural districrs in general, and on specific arts districts in
Florida. A formal workshop presentation of findings to the CRi\ Advisory Board and
members of the public was held in January 2008 which resulted in the recommendation to
form a Cultural District in the Bayshore Drive area of Collier Counry. A summary of the
research findings and specific recommendations follows.
Cultural District Definitions
Arts, cultural, and entertainment districts have been defined as "a "\vcll-recognized, labeled,
mixed-use area of a ciry in which a high concentration of cultural facilities serves as the
anchor of artraction." They range from specific, geographically-defined, formally-designated,
"'~th spccific zoning and/ or development incentives, to informally claimed, descriptive areas
that describe a neighborhood with an arts or cultural institution concentration (often ",~th a
brochure and map that lists the art galleries, public art, and/ or orher cultural assets in an
area).
The Bayshore Redevelopment Area
Collier County's Bayshore redevelopment area consists of approximately 1,868 total acres.
The CRA. is the owner (through acquisition) of a 17 -acre site and 15 residential lots. The
entire redevelopment area has property owned by 2,709 entities. Rcsidential units range from
847 single family homes to 1,324 condominiums. There are approximately 84 vacant
commcrcial spaces and 59 one-story stores. The total assessed value of propcrty in the
district amounts to $1.03 billion of which $750.5 million is taxable (detail in the chart below).
Use Category ACRES LAND VALUE IMP VALUE ASSESSED VALUE TAXABLE VALUE sa FEETUIAIR TOTALSQ
FEET
VACANT RESIDENTIAL Total 174.88 43928566 $169,296 44,097862 44 097 862 431 431
RESIDENTIAL Total 894.66 $245635369 $365241.376 $492307808 $471.583949 4385024 3655256
VACANT COMMERCIAL 78.92 $36966215 $66985 $37033200 $37033200 0 0
COMMERCIAL Total 312.29 $110569880 $70.239084 $180706914 $180493438 1178999 1186794
INDUSTRIAL Total 12.66 $8140986 $5.195853 $13.336839 $13336839 123424 123.424
VACANT INSTITUTIONAL Total 15554 $12271.956 0 $12271956 $0 0 0
INSTITUTIONAL Total 44.25 11653957 11639854 $23,293.811 $1739724 125397 131099
GOVERNMENT Total 86,17 31552148 198646977 $229932.051 $749801 148397 154348
MISCELLANEOUS Total 109,16 1588980 16249 $1605254 1508.804 1240 1.240
Grand Total 1868.5 $502308057 $651215674 $1034585.695 $750543617 5.962912 5252.592
Source: Collier County eRA
Pa,ge 1
Co!lifr COlmty COIJJlJJl{f/ilj' &dNll'lopmml A,gmo'
Bq)'.rhore Cul/um! D,slnd }\~rrdr .'lJJI'.r.wlCl1/ - Filld!.HeJJJommhf//llvpm1
Ai\JS PI(/fllli!l,-~ G.... RtJMrdJ
Agenda Item "0. 14A
March 11, 2008
Page 22 of 41
Frbmm] 2008
Existing Assets in Bayshore
There are a few existing culrural assets in the area including the site of the Naples Botanical
Garden site (165 acres) for which a capital fundraising campaign is underway. The Bayshore
Coffee Company hosts frequent music events in its cafe space, and d,e Real McCaw
restaurant has a loyal follmving. The East Naples Communiry Park and Center are located in
dle Bayshore district; furure plans for the area include a new lVlidclle School and some 5,000
new residenccs are anticipated to be developed 'W1thin I mile of the site. Bayshore CuI rural
.,'\rts currently produces programs and events in the area; a few artists have developed or are
renting srudio space.
Unlike many cultural Districrs, the Bayshore area lacks existing buildings that would be
suitable for reno\'ation or adaptive re-use as cultural venues. Much of the existing housing
stock is not conducive for development as artist live-work spaces, and land costs are
reportedly rising. Some artists are Hocking to other developing cultural "nodes" in the
county such as office condominiwTIs in the nearby Triangle redevelopment area, and in an
indusu-ial area north of Pine Ridge there are 15-20 artists' studios and galleries with
occasional coordinated gallery openings and related programnung (e.g., open srudio tours).
The existing County codes in the Bayshore area don't allow "customers" into priyate homes
so artists are not able to sell work out of their live/work spaces (though this is not
considered a major drawback).
Environmental Scan
/lMS has identified more than 75 oftlcially-designared or informally-claimed Arts/Cultural
Districts around the V.S. ;\[an)' are home to First Night (alcohol-free C\Icw Year's Eve)
celebrations. \valking tours, perfornung arts yenues, specialty signage, and regular special
events. Some notable distlicts are found in C0t11mU1-llties such as Tucson, Arizona; Buffalo
Place, New York; Mobile, ,\labama (Carhedral Squarc "\rrs District); Sacramento, Califomia;
San Antonio, Texas; Phoenix, .-\rizona; Santa Barbara, (:alifornia; and in IIouston, Texas.
The consultants sought to identify cultural districts in Florida to SctTe as frames of reference
for the proposed Dist11ct in Collier Count), Below are thumbnail descriptions of rhese
districts; 1nure detailed descl-iptions have been submitted under separate cover.
· The Tallahassee Capitol Downtown CuI rural Districr
was created "to increase attendance and stimulate
downtown de\Teloplncnt." The area's Con\Tennon &
Visitors bureau mapped 28 existing cultural venues,
sites, and public art installations, and in 1 ~92
downtown ZOl-llng was revised to promote the goals
of mixed uses, residential dC\TeloplTIent, and
'\valkability." \Xl1ile arts uses are not specifically
identified they are seen as c01111xltible v..ith the rC~7.oned uses.
.
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Bq)'Jhore Cultural Distnd j\;eeds Assessment - Fina! Memorandum Rrport
A.AI5 P fanning C'" Raean'h
Agenda Item No. 14A
March 11, 2008
Page 23 of 41
February' 2008
. In SI. Petersburg the City promotes a Downtown Cultural District, though it is not
officially-designated. The Downtown Arts Association is a non-profit group of
galleries and museums that publishes a brochure and sponsors monthly gallery walks.
As in Tallahassee, the City has re-written zoning codes to encourage arts activity. In
St. Petersburg the zoning codes facilitate creating an "Arts Overlay District"
anywhere in the city which provides for certain arts activities in residential areas (e.g.,
small businesses, limited arts fabrication, ctc.), subject to the approval of a majority
of area property owners.
. In Tampa the Cultural Arts District was identified
in the 2001 Master Plan. Though not officially
designated by legislation, the District is used as a
descriptive term for development and planning of
arts venues in a particular area of town in which
the Tampa Bay Performing Arts Center (PAC), Art
Museum, Riverwalk, and Histoty Center are located.
. Sarasota created a Cultural Park Master Plan in 2007 which
elnbodies a \~ision for transformation of an existing area (\\1.th
concentration of arts venues) into a cultural district. The City
owns land whose predominant existing use is currently for
parking. The 1S-year Mastcr Plan addresses a market analysis,
visioning charette, and cost estimates for a range ()f landscape
improvements and progJ'amming.
. Miami Beach's Cultural Arts Neighborhood District Ovcrlay ("CANDO") was
designated in 2006 by a Blue Ribbon Committee that involved artists, property
owners, and developers. The overlay
was launched to prevcnt the "pricing
out" of artists. It consists of tax
benefits and zoning incentives for
property owners who can rent to
artists, writers, musicians, dancers,
and designers, and ineludes zoning
incentives for new development,
rehabilitation or new construction
with smaller residential units than normally allowed if set asides are made for
commercial work space or affordable housing.
Page 3
Collier COllll1)' CO!1l1lJlflll!} &dcf)flopment Agency
Bq)'Jhorr Gt/lural Dislnd .i.Vccds AJHJ.i'1JJrfl! - Filial AlmJomndu11I Ivpon
/1\1S Planning c.'" Rncanv
,Agenda Item No. 14A
March 11, 2008
Page 24 of 41
Frbroary 2008
Orlando's Downtown Arts Districr was designated by the city in 2000 with the
same boundaries as the eRA. A management entity, Downtown Arts District Inc.,
was created with funding from the city, C~ 'l, and the
Downrown Development Board. D."D Inc. helps arts
groups move into the district through the provision of
grants for rent subsidies and facility improvements; it also
sponsors special arts/ culmral events. 111e city also
employs informal incentives for new developtnent and
encourages arts-related components by developers.
Representatives of rhe district report that the arts district
designation is seen as encouraging new development - "people want to be associated
\\rJ.th the arts district. >l
.
The Bradenton Village of the .\rts was created in a formerly run-down residential
area known for drugs and prostirution problems. 'jne arts district was desii,'TIatcd in
2000 ,,~th the mission "To build a communit)' where artists live and work willie
enhancing quality of life and creating a harmonious en\'ironment." Zoning was
changed to allow residential and businesses so artists could buy and renovate, live,
work and sell from homes/studios. 'n1ere are now son1C 275 homes and 40 galleries
in the Village; property values havc
skyrocketed and tax revenues are way up.
\\l111e the program started ,,~th artists it
has since expanded to include
restamants, a bookstore, and ne\v retail
de\'elopments. Thc City has programs to
encourage development and brrants for
fa,ade improvement and landscaping, The additional state Enterprise 7:one
desit,:Tflation allows fur state tax incenti\'es. According to reprcsentati\'es of the
village, "the zoning change was the key to developing the area. It would still be a
slum \\rJ.thout the zoning change."
.
mi11..a''''
,~ ll{--r~e
~--~
GJi thc:; mrts
The Overlay Ordinance \Vas designed to "encourage a
desired mix of appropriatc home occupation and
home business uses oriented to\vard, or supporting a
\'isual or cultural arrs theme while maintaining the
residential character of the underlying residential
neighborhoods." Any proposed hon1e occupation or
hcnne business use rdated and contributing directly to
an arts theme Iliay be approved. Permitted uses
include fine arts and crafts creation and sales (painting, sculphlrc, photography,
design, handicrafts, b'2llcry), and Eating/Drinking Establishments (cafes, coffee
shops, bakeries). Specific issues addressed in the ordinance include parking, storage,
sif,rnage, live-\vork space paran1Cters, accessory dwelling units, lot and occupancy
standards, ete. (The satllple ordinance has been submitted under separate cover).
Pr{gl>-I
Agenda Item No. 14A
March 11, 2008
Page 25 of 41
Collier Coullty Comnmni!)' &delJe!opmel1! A,genry
BC!)'shore Cultural Distnct J."",i'eedr ASJfJJNlenf - Final}'lemorandum fuport
A\1S Planning e.'" Rrsearch
February 2008
Cultural District Monograph
Americans for the Arts (AFTA), a national arts service/membership organization, published
a monoh"aph covcring cultural districts in which several key points issues are discussed:
. As seen in the case studies summarized abo"v"e, zoning is very important, and can
help raise awareness and get elected officials on board. \X!ithout zoning changes
artists often are priced out.
. Districts \1lithout zoning (and/ or official designation) can also be effective in terms
of public relations and marketing value. Markers, signage, directions to and signs and
banncrs within the district are often the domain of local Chambers of Commerce
and/or Downtown Association or Convention & Visitors Bureaus.
. Small spaces in between developed anchor sites are important - "People don't want
to walk by empry lots or vacant buildings." Some districts have programs such as
Tucson's "Phantom Gallerics" in whieh art displays are installed in empry
storefronts to create the sense of continuity on a strcerscape.
. It is recommended tbat small business incentives, not just for arts developments, are
also important, for entities such as cafes and bookstores. Rehabilitation tax breaks
are often offered; in Prm'idence, Rhode Island, no sales tax is levied on the sale of
art work to encourage arts activity.
. Strong leadership and a management organization can be key to success; arts
councils, neighborhood or downtown associations, and other entitics pursuing
marketing, coordination, programming (gallery hops, festivals) and so on can prm'ide
animation to a District.
. Public or non-profit and/ or artist ownership of space can prevents evictions and
sel'Ve as a foil for rising rents.
Artist Space Development "Making the Case"
Another important study related to artist housing and studio space in cultural districts was
published by LlNC (Leveraging Investment in Creativity) in 2007. The report notes rhat
while rhere is litde formal documentation of economic impact of artist space developments,
there is ample anecdotal ev'idcnce that suggests a range of impacts:
. Physical impacts (especially in redevelopmcnt areas) are described that include
decreased blight, beautification, anilnation of vacant property, increase in pedestrian
and automotive traffic, and historic preservation of buildings.
. Social impacts often include increased arts-based programming, opportunities for
cultural participation, diversification of low income cOITilllunities, youth
P(t~f5
Collii'r County COJJIJJJtlllitr Rcdt/!elopmml/lgf!l0'
B,!)'s!)(}rr Cllltllral Distn'ct ."\Teeds AS.IPJJIJ!i'flt - Fillr;1 i.\1elllrmmdufIl Nporl
A""15 Planning & N.fearrh
Agenda Item No, 14A
March 11. 2008
Page 26 of 41
Februao' 2008
development, promotion of ethnic pride, and increased inter-generational
interaction.
. Finally, economic illlpacts might include promotion or formation of creative clusters,
increase in real estate values (revitalization, then gentrification), and an increase in
job opportunities.
Live- Work space artist developments often increase pedestrian traffic, streetscapes take on a
new, lively charactcr, and other neighborhood developmenr t"pically follows within three
years. Thar development in turn helps gcnerare other cultural activity and creates a general
increase in visitors to an area. Cultural district projects often serve as catalysts for overall
neighborhood revitalization; the cOll1munities that evoke \\':ithin a project boundary often
spread into the surrounding area, breathing new enerh'Y and stability into the entire
community.
Example: First ArtSpace Development in Florida
ArtSpace is a non-profit developer that works \\':ith COllllllunities to create artist housing
projects. Their first project in rhe state of F101ida is the
Sailboat Bend Artist Lofts near downtown Fort
Lauderdale. The 13-acre rract is owned by the Fort ".
Lauderdale School Disrrict; the 513 million project is a
partnership invoking Artspace, the Broward Counrv
Cultural Division, and Lennar !--I0111(,S, creating 37 new
units of affordablc live/work space for artists and rheir
families. The housing units are available to families earning
50%-60% of area median income. Within 3 weeks of
opening there are reported to be some 269 artists on a waiting list for the units.
Needs Assessment
AMS undertook a survey of Collier County-based arts and cultural organizations through
lists provided by the United Arts Council (Ui\C) of Collier County. A total of 12
organizations complcted the web-bas cd sUlTey in which they identified specific space needs
that lnight be accomn10dated in a Bayshore Cultural District, \vhich arc sUlnmal':ized below:
· Paradise Coastmen, a barbershop chorus, is seeking performance space (of 350-1,000
seats) as well as rehearsal and storage space and administrative offices.
· Opera Naples is interested in perfonnance space in the range of 1,400-1,500 seats
. (~ulfshore Playhouse is seeking to create a resident theater venue of 400-550 seats
Pf{?/6
Agenda Item No. 14A
March 11, 2008
Page 27 of 41
Collier COHllt)" Communi!}' RtdclJe/op!JleJlt A,--Wnry
BC!)'shore Cultural DiJtn'd !\.Teedr Asses-Imen! - Finol.Memorandum &porf
A.\1S Planning & Research
February 2008
. The Bach Ensemble is in need of performance (500-1 ,000 seats) and rehearsal space
. Naples Orchestra & Chorus requires performance space
. Naples Concert Band has reported needs for rehearsal space and a music library
. Naples Opera Society is also interested in using performance space (of 300-700
seats) and room for rehcarsals and offices
. Theatre Zone would utilize performance space of 200-500 seats as well as rehearsal
space and a production shop
. Other groups include Classic Chamber Concerts (needs a performance venue of 250-
500 seats and offices), Jazz Ensembles (150-250 seat theatcr), and the Unitcd Arts
Council itself (room for offices and meetings).
Specific Opportunities for a Bayshore Cultural District
The series of leadership interviews undertaken at the ourset of the project identified the
interests of many individuals for an altcrnative to Naples' Fifth Avenue gallery "scene" as
many cxpressed a desire to see the Bayshore area transformed into an artist-focused "fun1.-y"
arts district. Many comments were received about specific facilities necds and opporrunities
and also the strong interest for a mix of entertaimnent, retail spaces, special events, bike
paths, sidewalks, and regular events (such as a Farmer's Market).
As in some other culrural districts nationally, there may be an opporrunity to develop
affordable housing that is designated for artists. A total of fifteen units in the Arborerum
project are slated to be "affordable," defined as sotneone earning 600/0 of median income.
Workforce housing in Collier County is defined as affordable by those earning up to 80'/'0 of
median household income (e.g., $30,000 family of one, $63,900 median income for average
household of 2.7 people). It may be desirable to designate some of these affordable units as
artist housing.
Specific development opportunities are afforded by the sites owned by the CRA. A number
of performance and visual arts facilities concepts have been put forward by various
organizations in the community; one or more of tilese might have the abiliry to
accon1ffiodate S01ne of the identified needs of the dozen or so organizations who indicated,
through the needs assessment, an interest in locating performance, exhibit, rehearsal, and/or
office space in a furure Bayshore cultural district. Other development concepts would
involve assembling a package of some of the 15 housing lots own cd by the CR.:\ to crcate an
artist live-work srudio complex.
Pa;.ge 7
CollieT Co/ml)' CON//lIIllll!)' RedtlJi'lojJJIlr'llt /lgmo"
Bq)'Jhon' Clfltllml Di.r1lid ~Ymls AJJ('wJJmt ~ Fillal.\1l'lmmmdllJ/I Rep0l1
A.\1S Plallllil{g G~ H.fJfdTdJ
Agenda Item No, 14A
March 11, 2008
Page 28 of 41
FdmltUJ' 2008
One group that has indicated a desire to explore options for development at the CRA.'s 17-
acre site is Gulfshore Playhouse, contemplating a new site for its proposed 550-seat
repertory theater venue "'~th extensive education spaces. Other idcas (in the early stagcs of
development) have been suggested such as an "International Performing Arts" facility and
for a multi-disciplinary Collier County Culrural/Creative Center. A few indi\~dua]s suggested
there may be the potential for creation of an Arts Entrepreneurship Incubator. (It was not
within the scope of this preliminary needs assessment srudy to e\'a!uate feasibility or \~ability
of any of rhese specific ideas; methods for enrerraining and evaluating specific proposals are
included in the recommended next steps section).
Recommendations
It is recommended by the Consultants and CRA. ""dvisory Board that a mission statement, as
follows, be adopred by the CR" Board To guide rhe fururc designation and development of a
Cultural District \vithin the Bayshore rede\Teloptnent area:
To stimulate eiVlJOmlt rlel'c!op!JJC!!//!Y ('!lmllragiJ(~ mllum! and m1J adir'i(y in the arca.
Vision
The CRA c\dvisory Board has also put forth a vision statement for the future j)isrrict:
./1 regional, cultllra!. educdtiona/ dnd r!ntertdinlJleJlt am.J Ihdl .mpport.r (ot11!J1l1ni!J ddit'itieJ, ,1/ltll,.a/ dlld dt1.f
Cl'ent.r, and lil)e/ JJJork .rludiOJ u,j,zje CIlhd/ldllg the reJidmlidl durader ~llhc lf11dC/?)'ing ncighborhood.
Next Steps
Al\JS recommends that follo\ving formal designation by the eRe-\. 130ard that these next steps be
pursued:
. ]11c CRA should issue a Reguest for Expressions of Interest (RFEI) or Reguest for
Proposals (RFP) for arrs/ cui rural organizations to develop performance and/or
exhibit venues at rhe CRA-owned 17~acre site along Bayshorc Dri\'e. Cultural
organizations would be invited to propose dtTelopment scenarios. The CRA. might
share in rhe costs (on a marching basis) of indi\'idual markct and/ or fcasibility
analyses for individual proposals.
. A detailed Master Plan for the District should bc underraken coYCring urban design
considerations, '\vay-finding and si,S111age) public art, and other built cl1yiro1ltnent
componcnts. This effort should be closely coordinared ,,~th the CR:\'s Corridor
De\'elopment Concept Plan and other eRA planning efforts.
p(~g(' 8
I
Agenda Ilem No. 14A
March 11, 2008
Page 29 of 41
Collier Coun!.y COJJI!J11Jllif)' Rtdevelopmmf .ARenCII
Bc1)'shore Cultural Vir/nel j\Teeds AsseSJJJJent ~ Fina/l'vIemOral1dJfm Report
A..\;15 Planning e:.-"" &.rearth
Febrnary 2008
. A specific study of the individual artist market demand for live, live-work, and
studio-exhibit space should be undertaken to further quantify, and provide
development parameters, for future artist space projects.
. A Marketing and Promotion Plan for the District, covering programming, special
events, materials, and other components should be developed based on primary
market reseatch with potential audience and visitor segments. The plan should
include partnerships and cooperative opportunities as well as "branding" approaches
such as through brochurcs, advertising, logo design, public relations, web sites, and
so forth.
. Consideration should be given in the future for a managcment entity and a stable
funding source to provide for continued research, planning, and implementation of
the District.
The proposed boundaries of rhe Bayshore Culrural District are found on the following page.
Page 9
Agenda Item No. 14A
March 11, 2008
Page 30 of 41
Collier C:Olfl!!J' COlfJ!lJlfIli(J' RtdcIJc!op1Jl('!J! .' 19enq
Bt(y.rhore CII/lum! Di.,lrid i.\:ecdr AJJ/'HIJlf'!/t - FIlla! .\lemora!!dufJJ Rtpol1
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BAYSHORE GATEW"Y TRIANGLE
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COMMUNITY f1rD[VElOPMENT AGENCY
This map was created by the Bayshore Gateway
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February 15, 2008.
Pagl'10
A end a Item No. 14A
March 11, 2 8
Page 31 of 1
Collier County Community
Redevelopment Agency
Bayshore Cultural District
Need Assessment
Board Presentation
March 11, 2008
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The Process
. Overall Goal of Study
. Document needs and opportunity for a Cultural
District in Bayshore Redevelopment area
. Scope of Work
. Situation Analysis
. Leadership Interviews, Site Visits
. Needs Assessment
. Web Survey, Interviews
. Environmental Survey
. Public Presentation & Comments
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)\genda Item No. 14.1\
March 11, 2008
Page 32 of 41
Situation Analysis
. 1,gOO-acre District
. Primarily residential units
. Commercial sites along Bayshore Drive
. CRA ownership
. 17 -acre site
. Potential for cultural venues
. 15 residential lots
. Cultural Assets
. Naples Botanical Garden site
. Bayshore coffee company
. A few artists' studios
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Environmental Survey
. 75+ Arts and Cultural Districts
. From officially designated to informally claimed
. Case Studies on Florida Districts
. Tallahassee
- Capitol Downtown Arts District
- Railroad Square Art Park
. St. Petersburg Downtown Cultural District
. Tampa Cultural Arts District
. Miami Beach Cultural Arts Neighborhood District Overlay
(CAN DO)
. Sarasota Cultura! Park Master Plan
. Orlando Downtown Arts District
. Bradenton Village of the Arts
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Environmental Survey (cont'd.) ,
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CANOO Miami
Sailboat Bend Artist Lofts
Ft. Lauderdale
Orlando
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Environmental Survey (cont'd.)
. Venues
. Performance, gallery, artists live/work and studio/sales
. Offices (arts incubators)
. Regular and Special Events
. Gallery hops, First night celebrations
. Marketing and Promotion
. Public Art, Streetscapes, Signage, Banners
. eRA Incentives
. Tax benefits, density allowances, grants and subsidies,
fac;:ade improvements
. Zoning overlays
. Management and coordination
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Agenda Item No. 14A
March 11, 2008
Page 34 0141
Environmental Survey (cont'd.)
. Artist Space Development
. Evidence suggests range of impacts
. Physical (decreased blight)
. Social (serving at-risk youth, underserved populations)
. Economic (real estate values, creative "clusters")
. Projects are catalysts for neighborhood revitalization
. Stability, new energy, private investment
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Needs Assessment
· Facility needs identified by 12 organizations
. Performance, Exhibit, Office, Classroom, Meeting spaces
Paradise Coastmen
Opera Naples
Gulfshore Playhouse
The Bach Ensemble
. Naples Orchestra & Chorus
. Naples Concert Band
Naples Opera Society
. Theatre Zone
Classic Chamber Concerts
Jazz Ensembles
. United Arts Coullcil
Boy Scouts
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Needs Assessment (cont'd.) f
A
8
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. Focus on District potential has led to
several potential development concepts
. On eRA-owned 17 -acre site and/or housing lots
. Gulfshore Playhouse repertory theater venue
. "International Performing Arts" facility
. Collier County Cultural/Creative Center (CCCC)
. Artist Live-Work Space Development
. Arts Entrepreneurship Incubator
t~lii),wn~'.1W.]!OOi _ '!lH1~m~!i:~~i~~lill!Jjill):1ill'wmll!l1t~[iI!t;m~!!!p.iW!~ii~!ii#ii~mlli~;:~tiillfilt:mi!tJ!fi~N:~;lit~ill!!C~~2:~~;)!:i"'~:!!':B::tr1:'t~::rt:Yl!';-.
Recommendations
. Proposed Boundaries would encompass
. CRA's 17-acre site
. Development of future cultural center
. Selected residential lots
. Potential development of artist live-work space
. Naples Botanical Garden
. Commercial sites along Bayshore Drive
. Potential for galleries, cafes, specialty retail
. Designation will allow eRA to utilize
incentives for next steps and:
. Access state funding up to $500,000
. Access other potential funding sources
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Agenda Item No, 14A
March 11, 2008
Page 36 of 41
Recommendations (cont'd.)
Proposed Cultural District Boundary
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Agenda Item No. 14A
March 11, 2008
Page 37 of 41
Proposed
Cultural
District
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Major Roads
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BAYSHORE G!,TEW Y TRIANGLE
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COMMUNlTY RfDEVELOPMENT AGENCY
nuS, map was created by the Bayshore Gateway
Triangle Community Redevelopment Agency
Februari 15, 2008
Recommendations (cont'd.)
Agenda Item No. 14A
March 11, 2008
Page 38 of 41
. Proposed Mission
. To stimulate economic development by
encouraging cultural and arts activity in the area.
. Vision
. A regional, cultural, educational and entertainment
area that supports community activities, cultural
and arts events, and live/work studios while
enhancing the residential character of the
underlying neighborhood.
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Next Steps
. RFEI or RFP for 17-Acre Site
. Cultural organizations would propose development scenarios
. Detailed Master Plan
. Urban Design Considerations
. Coordinate with Corridor Development Concept Plan and other CRA
planning efforts
. Feasibility Analyses
. Artist market demand
. Cultural and/or Performing Arts Center
· Marketing and Promotion Plan
. Primary Market Research
. Partnerships and cooperative opportunities
. Brochures, advertising, logo design, public relations
+ Programs and events
· Future Management and Funding
· Strategies for securing a stable, dedicated source of money
,l~~i;:iJltl~~lli~ _____.. !i~-::?B:c;_rms:~i&lii~Wliift~w::::tii\{'!li[1l!~'r!i:li:Iiff:'!~m'~~~~Je!t::;'Sii!![\~.2:~X~!::::~~:r~:';:'k~c; ;""';.~.e' ,,_"~'_("' _
~
NATIONAL
ENDOWMENT
fOR THE ARTS
. -
F' r,
PRESS RElEASE .
**~*
~ G * NATIONAL .
'* OVERNORS
1c * ASSOCIATION i
"'*..j(.lf-
tates
Immediate Release
Contact: Victoria Hutter, NEA, 202/682-5692
Kimber Craine, NASAA, 202/347-6352
Catherine Sebold. NGA. 202/624-7787
Governors Association Recognizes the Arts as
Major Economic Development Tool
Washington-- The $37 billion nonprofit arts industry is a potent force in economic
development nationwide, according to an issue brief released by the National
Governors Association (NGA). Blending summaries of economic impact studies,
federal and state statistics and best practices, the policy brief details how governors
and other state leaders can use the arts to unite communities, create economic
opportunity and improve the quality of life. Thi5 report on the arts was prepared by
the NGA 's Center for Best Practices, whose role is to provide governors with
innovative ideas and examples of excellence in state government.
'The arts not only add an important and unique dimension to our lives, but we
have found that the arts are a concrete economic development asset, as well,
enhancing states' abilities to artract knowledgc-workers, building livable
cOlnmunities and giving states a c()1npetitive edge in the new economy, "said
Michigan Governor John Engler. Our studies indicate that every dollar we invest
in the state's Council for Arts and Cultural Affairs, results in $10 of in-state direct
spending. II
The arts and cultural life of a region are often taken into consideration by
companies and workers when deciding where to relocate, according to the NGA
brief. They also contribute to a region's "innovation habitat" by nurturing new jobs,
new forms of knowledge and vibrant public spaces.
The policy brief documents the sizable revenues that governments reap from arts
activities ~90 million at the local level, $1.2 billion at the state level and $3.4
billion at the federal level. It suggests these numbers are in part the result of the
broad popularity of culture, citing figures that performing arts attendance alone has
grown 16 percent between 1993 and 1998 and that spending on these events is
greater than on sports or movies.
The brief includes examples of how both rural and urban communities have
succeeded in turning their cultural resources into capital assets that have sparked
their revival. For instance, the National Endowment for the Arts (NEA) awarded a
modest grant to a group of Western folklorists to hold a gathering in Elko, Nevada
in 1985 to showcase cowboy poets and their work. The idea took off and the annual
event now adds over $6 million a year to the local economy.
'We have seen again and again how a small investment in an arts organization can
pay big dividends for communities, "said Bill ]vey, NEA Chairman. 'They not only
reap financial awards, but communitics can also use the arts to create tourism,
revitalize their downtown districts, and to celebrate aspects of cultural heritage
unique to the region. "
more
Agenda Item No. 14A
March 11, 2008
Page 40 of 41
'Governors are making the arts part of their overall economic development strategy for
many reasons. The arts can provide them with tools and solutions for issues and areas
that more traditional policy instruments cannot adequately address. From catalyzing
urban redevelopment to nurturing indigenous industries in rural areas, the nonprofit arts
make a significant contribution to quality of life and sustainable growth, "says Jonathan
Katz, NASAA CEO.
The policy brief is the first in a series on best practices that integrate the arts with
economic development being developed through a cooperative agreement between the
National Governors Association and the National Endowment for the Arts with
assistance from the National Assembly of State Arts Agencies.
The National Assembly of State Arts Agencies is the membership organization of the
nations state and jurisdictional arts agencies. NASAA's mission is to advance and
promote a mcaningful role for the arts in the lives of individuals, families and
communities throughout the United States. To learn more about the role of state arts
agencies and their programs, go to NASAA s \Xl cb site at ww\v.nasaa-arts.org
The work oiNASAA and the state arts agencies is strengthened in many ways through
partnership with the National Endowment for the Arts -me federal grantmaking agency
created by Congress in 1965 to benefit all Americans. It serves the public good by
nurturing hUlnan creativity, supporting cOlluTIunity spirit and fostering an appreciation of
the excellence and diversity of our nation s artistic accomplishments. For more
information about the National Endowment for the Arts, visit the agency's Web site at
W\\'\\',:..arts. ~(1.~.
The National Governors Association, founded in 1908, is the instrument through which
the nation s governors collecrively int1uence the development and implementation of
national policy and apply creative leadership to state issues. Its members are the
governors of the 50 states, three territories and two commonwealths.
A copy of the issue brief can found at http://www,nasaa-
arts.org/new /nasaa/nasaanews/nga. shtml.
#30
National Governors Association
Agenda h~\\;eJoof4~
March 11, 2008
Page 41 of41
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Issue Brief
06/25/2001
The Role of the Arts in Economic Development
The Role of the Arts in Economic Development
The non-profit arts industry, with $36.8 billion in annual revenue, is a potent force in
economic deveiopment nationwide States and communities have integrated the arts
into their economic development arsenal to achieve a wide range of direct and
indirect economic goals. Arts programs have served as components of high-impact
economic development programs by assisting state and local government in:
.
tII AT I ON A L
ftllDOWMINT
'0_ THt UTi
. Leveraging human capital and cultural resources to generate economic vitality in under-
performing regions through tourism, crafts, and cultural attractions;
. Restoring and revitalizing communities by serving as a centerpiece for downtown
redevelopment and cultural renewal;
. Creating vibrant public spaces integrated with natural amenities, resulting in improved
urban quality of life, expanded business and tax revenue base, and positive regional and
community image; and
. Contributing to a region's "innovation habitat" by simultaneously improving regional quality
of life -- making communities more attractive to highly desirable, knowledge-based
employees -- and permitting new forms of knowledge-intensive production to flourish.
Governors can position their states to use the arts effectively by promoting new partnerships
among state agencies, communities, and the business sector and by harnessing the power of the
arts and culture as tools that unite communities, create economic opportunity, and improve the
quality of life.
Related Documents
. The Impact of Arts Education on Workforce Preparation
Related Links
. National Endowment for the Arts
. National Assembly of State Arts Agencies
Please note that this printable version may not contain the full text of any PDF files or
other attachments.
Printed from the NGA web site.
http://www.nga.org/portal/site/ngalmcnuitcm.af624995eb4 I 697a4ddcbccb50 I 0 1 OaO/?vgnc... 2/25/2008