Letter From The Chair
The Naples Community Redevelopment Agency (CRA) marked its 30th anniversary in 2024. Formed in 1994 under state law, the Naples CRA was established to drive public investment that would, in turn, encourage private investment and revitalize a 550-acre area of Naples that was struggling economically and lagging behind other parts of our city. The historic photos in this report offer a glimpse into the conditions the area faced back then.
By any measure, the CRA has been spectacularly successful over this period. First, it focused its attention on 5th Avenue South, then a commercial corridor filled with empty storefronts and limited investment appeal. The construction of two public parking garages and the creation of a visionary plan by the famed city planner, Andres Duany, sparked a renaissance downtown. Today, 5th Avenue South thrives as a vibrant commercial corridor, with property values soaring and generating increased tax revenue - both for the City of Naples and for further CRA investments. While watching the success of 5th Avenue South, the CRA shifted attention to the 8th Street corridor with infrastructure improvements, which also resulted in significant new investment and redevelopment.
I have had the opportunity to chair the CRA board from 2020-2022, and again in 2024 for another two-year term. In 2020, I advocated for a “pivot” in focus, to the area east of U.S.41. This area includes the neighborhoods of River Park East and West, portions of Lake Park, the commercial district between U.S. 41 and Goodlette-Frank Road, and several affordable workforce housing properties. To discover the needs and full potential of this area, the CRA brought Andres Duany’s firm DPZ Co-Design, back to Naples, to develop a master plan for the area, now known as the Naples Design District.
Completed in 2022, the Naples Design District Master Plan provides a roadmap of how to improve infrastructure and parking in the area as well as ways to encourage new private investment and pedestrian activity. Central to the plan is the proposed “Design Walk”, a pedestrian-friendly enhancement beginning with a pilot project between Central Avenue and 1st Avenue South, just west of 10th Street.
Meanwhile, the CRA began to take other steps to encourage redevelopment. We partnered with the Gulf Shore Playhouse (GSP) in the development of its new theater complex by constructing a new public parking garage for the use of both GSP patrons and the public. We have begun work on a significant infrastructure project to replace underground utilities and rebuild 10th Street, 12th Street, and 1st Avenue South. Additionally, we acquired a strategically important parcel of land on 10th Street near 1st Avenue North which could be redeveloped as workforce housing or much-needed additional parking.
Affordable workforce housing is a growing priority for the CRA. The CRA area is home to four properties that comprise the bulk of affordable rental units in the City of Naples. Two properties – George Washington Carver and Jasmine Cay – are on City-owned land, while The Jade and Stillwater Cove are privately owned but remain “affordable” based on rent levels. The CRA board has identified the retention and expansion of affordable workforce housing as a priority and continues to look for opportunities to achieve this goal, such as the current exploration of the acquisition and redevelopment of Stillwater Cove.
While our focus has expanded, the CRA remains committed to the continued success of 5th Avenue South. In the last year, the CRA partnered with the Naples Players to improve the public space around the Sugden Theater as it carried out its renovation. We also continue to work with the 5th Avenue property owners to identify public infrastructure improvements that will keep 5th Avenue attractive and a premier destination for businesses and visitors.
The Naples CRA is one of our city’s most impactful yet least well-known initiatives. Through the CRA, we have accomplished much over 30 years, with even greater potential to shape our community in the years ahead. Thanks to all the residents, volunteers, property owners, businesses, and others who are making this possible.
Sincerely,
Raymond Christman Chair
CRA
COMMUNITY REDEVELOPMENT AGENCY
This Annual Report provides a summary of the work undertaken by the Naples Community Redevelopment Agency (CRA) during FY 2024 as required by Chapter 163.387 (8), Florida Statute. This report sets forth FY 2024 CRA organization, the priorities, CRA projects and capital improvements, along with the private investment in the redevelopment area. Finally, this report includes the CRA FY 2024 budget and financial statements of investments, liabilities, income, and operating expenses.
CRA Mission Statement
To guide private and public initiatives in the redevelopment area to facilitate economic development, improve physical characteristics, and encourage investment, thus improving the quality of life for residents of the redevelopment area and the City of Naples.
City of Naples Community Redevelopment Area
About the CRA
The Naples CRA is a dependent special district created by the Naples City Council in 1994 by Resolutions 94-7098 and 94-7099 for the purpose of eliminating and preventing slum and blight, and the preservation or enhancement of the tax base in the redevelopment area.
On May 18, 1994, the City Council adopted Resolution 94-7202 approving the original Community Redevelopment Plan. On January 15, 2014, the City Council approved Resolution 14-13401 adopting the Redevelopment Plan as amended and modified. The Redevelopment Plan is designed to provide a workable program for using public resources to fund redevelopment initiatives and provide a broad vision of those initiatives. The CRA may decide to complete any activity consistent with the Plan; however, the CRA may not undertake any activity that is not in the Plan.
On March 17, 2021, City Council approved Resolution 202114616 amending the Redevelopment Plan to further facilitate the undertaking of programs and projects within defined CRA neighborhoods, and to expand the ability of the CRA to directly undertake affordable housing efforts. Upon the City Council’s
adoption of Resolution 2021-14616, the Naples CRA will exist through the end of FY 2044, thirty years from adoption, per Section 163.362 (10) Florida Statutes. The full Redevelopment Plan can be viewed on the Naples CRA website
The Naples CRA is comprised of approximately 550 acres with a wide range of residential and commercial properties. Approximately 25% of the existing acreage is residential and approximately 75% of the existing acreage is non-residential.
The Naples CRA is funded through the Tax Increment Financing (TIF) methodology. Incremental revenue is calculated based on the increase in taxable property values between the “base year”, and the current taxable value. Per the adopted Redevelopment Plan, the base year established for this purpose is 1992. The incremental increase is deposited into the Community Redevelopment Trust fund for a steady source of funds to be used to finance the projects and programs identified in the Naples Redevelopment Plan. The 1992 tax base for the Naples CRA area was $183,809,274. The taxable value for FY 2024 was $2,526,740,694.
The tax value increased from $2,059,247,727 in FY 2023 to $2,526,740,694 in FY 2024, a taxable value increase of 22.7% percent.
Taxable Value of Property In Naples Community Redevlopment Area
Base Year FY 1992 - FY 2024
$3,000,000,000
$2,500,000,000
$2,000,000,000
$1,500,000,000
$1,000,000,000
$500,000,000
$0
$183,809,274
$2,526,740,694
$3,000,000,000
$2,500,000,000
$2,000,000,000
$1,500,000,000
$1,000,000,000
$500,000,000
$0
Taxable Value of Property In Naples Community Redevlopment Area
The Past 10 Years: FY 2014 - FY 2024
Community Redevelopment Agency Board
On January 5, 1994, Naples City Council adopted Resolution 94-7099 expressly declaring City Council to be the Community Redevelopment Agency (CRA). The Chairman and Vice Chairman are designated by majority vote of the City Council. The terms of office of members of the CRA are concurrent with the terms of the Mayor and members of the City Council.
In FY 2024, the CRA Board provided leadership on issues of critical importance to the businesses and residents within the CRA district. The Board prioritized infrastructure improvements including stormwater management, utilities and streets, affordable workforce housing initiatives, increasing parking within the CRA district by the construction of the 1st Avenue South Public Parking Garage, additional landscape and lighting improvements, and the implementation of the Naples Design District Master Plan through further review of the Design Walk Pilot Project. The CRA maintained its commitment to public collaboration by inviting comments at every CRA meeting. Board members and City staff also participated in numerous meetings with residents and business owners.
We extend our sincere gratitude to past Chair McCabe and the members of the CRA Board who concluded their service this fiscal year. Your dedication, leadership, and commitment to the residents and businesses of Naples have made a lasting impact.
Thank you for your efforts in shaping the CRA priorities and serving our community with passion. We wish you all the best in your future endeavors.
During FY 2024, the CRA Board held public meetings on the following dates. The links provided will connect to the meeting agendas.
October 12, 2023
January 11, 2024
April 4, 2024
June 6, 2024
June 17, 2024
August 23, 2024
September 16, 2024
Michael McCabe
Former Chair
Term: April 1, 2020 –December 31, 2023
Perry
Council Member
Term: April 1, 2020 –April 3, 2024
Council Member
Term: April 1, 2020 –April 3, 2024
From left to right: Vice Mayor Terry Hutchison, Chair Raymond Christman, Council Member Beth Petrunoff, Council Member Bill Kramer, Mayor Teresa Heitmann, Council Member Berne Barton, and Vice Chair Linda Penniman.
Paul
Ted Blankenship
Community Redevelopment Agency Advisory Board (CRAAB)
The CRAAB was established to assist the City Council in its role as the CRA by providing public input, technical advice, and making recommendations including, but not limited to, land use, economic and cultural vitality and diversity, acquisition of properties, funding alternatives, and staffing needs for the CRA. In 2024, through monthly public meetings, the CRAAB provided recommendations to the CRA Board related to the CRA 2024 priorities, and to City Council in relation to applications for parking allocations within the CRA district.
CRAAB members serving in 2024, as pictured below, include: Gregory Palmer, Chair Mark Komanecky, Natalia Hester, Mary Waller, Vice Chair Maegan Evans, Anthony Matonti, and Patrick Ruff.
During FY 2024, the CRAAB held public meetings on the following dates. The links provided will connect to the meeting agendas.
October 23, 2023
November 27, 2023
December 11, 2023
January 22, 2024
February 26, 2024
March 25, 2024
April 11, 2024
May 20, 2024
June 24, 2024
August 26, 2024
September 23, 2024
CRA Staff
The CRA is operated under the City Manager’s Office. The City Manager, Jay Boodheshwar served as the CRA Executive Director, and the Deputy City Manager, Mari Gallet, assisted with oversight. Anita Jenkins has served as the CRA Administrator since February 2022.
Per the Redevelopment Plan, the CRA also funded three Community Police officers who provide a visible presence in the CRA district and support security for businesses, residents, and visitors. Three landscape technicians are also funded through the CRA to improve street and sidewalk maintenance within the CRA district.
Mari Gallet
Jay Boodheshwar
Anita Jenkins
CRAAB members (L to R): Greg Palmer, Mark Komanecky – Chair, Natalia Hester, Mary Waller, Maegan Evans – Vice Chair, Anthony Matonti, and Patrick Ruff.
CRA partnership supports the construction of the new Gulfshore Playhouse.
CRA Projects & Private Investment
In FY 2024, the CRA prioritized infrastructure improvements with the design of 1st Avenue South, 10th Street and 12th Street South; affordable workforce housing initiatives including the acquisition of real property located at 170 10th Street North and the approval of the Residential Improvement Program; increasing parking within the CRA district by the construction of the 1st Avenue South Public Parking Garage, additional landscape and lighting improvements, and the implementation of the Naples Design District Master Plan through the Design Walk Pilot Project.
1st Ave South, 10th Street South and 12th Street South Design Project
The CRA continued its progress in improving safety, drainage, infrastructure, and aesthetics along 1st Avenue South, 12th Avenue South and the 10th Street Corridor design. In June 2024,
the CRA received a presentation from project consultant, Grady Minor, in which two alternative designs were presented for each street. The CRA provided direction to proceed with the selected alternatives for each street. The designs simultaneously focus on stormwater management, utilities, mobility and lighting and landscape improvements.
Opportunities for Affordable Workforce Housing
The CRA objective for affordable workforce housing is clear: strategize how to create affordable workforce housing units, maintain existing units, and analyze funding strategies to implement these initiatives. The CRA aims to encourage initiatives for affordable workforce housing in the CRA district which is heavily driven by tourism, hospitality, and a seasonal influx of both residents and visitors. Continuing its efforts to advance affordable workforce housing, the CRA approved an agreement with CBRE, Inc., to monitor the real estate market and bring forth opportunities to preserve and increase housing. In addition, the CRA hosted several invited guests for a broader discussion on the status of existing affordable workforce housing projects and any future plans that may be considered, along with local experts on Collier County resources.
1st Ave S, 12th Ave S, 10th S Corridor Map
1st Ave Typical Section
Affordable Workforce Housing Map
Land Acquisition and Evaluation
In 2024, the CRA’s real estate consultant, CBRE, Inc., brought forward an opportunity to purchase a parcel of land that is adjacent to existing multi-family affordable workforce housing units. This resulted in the CRA acquiring the property located at 170 10th Street North for $4,900,000. The CRA is actively evaluating the conversion of this commercial parcel to include affordable workforce housing. While the future use of the parcel is being evaluated, CBRE is marketing the property for short-term lease.
Residential Improvement Program
With the CRA’s objective to maintain existing affordable workforce housing, in January 2024, the CRA approved a Resolution to adopt the Residential Improvement Program to assist with the preservation of existing Single-Family homes providing natural occurring affordable housing within the CRA. Qualified homeowners are eligible to submit specific home improvements expenses to receive funding through an approved application. The FY 24 Residential Improvement Program was funded with a total of $200,000, with each eligible applicant receiving up to $20,000.00. In April 2024, eligible improvements associated with the lifting of a home above flood elevation were amended into the program. To date, five active applications are in the process. Requested improvements include repairing driveways, new windows, door
installations and exterior paint. The CRA approved an agreement with Capital Contractors to perform the work.
1st Avenue South Public Parking Garage
During 2024, progress was made in the construction phase of the 1st Avenue South Public Parking Garage. In June 2024, the CRA approved a Resolution to enter an Interlocal Agreement with the City of Naples for the purpose to issue debt to finance a portion the garage funding in the amount of $15,000,000. This leaves sufficient existing fund balance to continue both FY 2024 and FY 2025 capital objectives within the CRA Fund. The 1st Avenue South Public Parking Garage brings increased parking spaces for the public and business owners within the Naples Design District and surrounding area. The public parking garage will support the parking needs of the Gulfshore Playhouse, which opened in October 2024, and other businesses within the CRA district.
Land Acquisition, 170 10th St
Land Acquistion
Cover Residential Improvement Program
1st Ave S Parking Garage
Sugden Theater Landscape and Lighting Improvements
In the fall of 2024, the landscape and lighting improvements surrounding the Sugden Theater were completed. The CRA partnered with the Naples Players to accomplish these significant improvements to the community theater located on 5th Avenue South. The estimated cost of the improvements proposed at the time of the request was over $463,000. The CRA approved a contribution of $200,000. Naples Players agreed to accept maintenance responsibility for the landscape and lighting following installation.
Sugden Landscape and Lighting
Naples Design District Design Walk Pilot Project
In 2024, the CRA and CRAAB outlined the project objectives for the alleyway activation located between Central Avenue and 1st Avenue South and between 9th Street South and 10th Street South. The Design Walk Pilot Project prioritizes improving the pedestrian experience, including art, lighting and landscape where possible, and maintaining all required parking, waste management and service access through the alleys. Project consultant, DPZ CoDesign, met with property owners adjacent to the pilot project to share design concepts and gather feedback, which were later presented along with preliminary costs at the September 23, 2024, CRAAB Meeting. The CRA will continue to review and consider the design improvement in FY 2025.
Private Investment in the CRA District
The CRA district continues to draw interest and private investment for redevelopment. This is evident from the number of new redevelopment projects brought to completion in FY 2024, projects beginning construction, and projects in the planning and review stages. The projects are distributed throughout the CRA district and involve a wide range of uses including commercial, mixed-use and residential development. This is a representation of private redevelopment activity within the CRA district and all projects may not be listed.
Construction Completed
1. 670 9th St N – Commercial
2. 1179 Broad Ave N – Single Family
3. 1114 6th Ln N – Single Family
4. 101 8th St – Mixed-Use
5. 100 Goodlette-Frank Rd – Gulfshore Playhouse
6. 445 5th Ave S – Mixed-Use
7. 455 12 St S – AC Marriot Hotel
Construction On-going
8. 1090 1st Avenue South – Public Parking Garage
9. 472 5th Avenue South – Mixed-Use
10. 192 Goodlette Frank Rd – Commercial
11. 1024 7th Avenue North – Single Family
12. 629 10th Street North – Single Family
13. 1034 7th Avenue North – Single Family
14. 180 9th Street South – Mixed Use
Projects Under Review
15. 350 7th Street North – NCH Heart Institute
16. 936 5th Avenue South – Mixed-Use
17. 1010 5th Avenue South – Mixed-Use
18. 975 6th Avenue South – Mixed-Use
19. 599 River Point Drive – Commercial
20. 500 Goodlette Frank Rd – Mixed-Use
21. 20 10th Street North – Mixed-Use
22. 852 1st Avenue South – Mixed-Use
23. 590 9th Street North – Transient Lodging
24. 1170 1st Avenue South – Mixed-Use
25. 849 7th Avenue South – Church
26. 1080 1st Avenue South – Multi-Family
27. 1054 7th Avenue North –Single Family
28. 1174 Broad Avenue North – Single Family
29. 331 8th Street South – Multi-Family
30. 633 4th Avenue South – Single Family
Design Walk Pilot Project Vision
Design Walk Pilot Project Location
30 Years of Progress: A Photo Illustration
30 Years of Progress: A Photo Illustration
CRA Budget
On August 18, 2023, the CRA Board unanimously recommended the FY 2023-24 budget for the CRA. The City Council approved the budget on September 20, 2023. At the end of FY 2022-23, the City Council reappropriated uncommitted project funds from FY 2022-23 into FY 2023-24 adjusted budget. The CRA FY 2023-24 revenue budget includes estimates for incremental revenue of $9,262,033, interest income of $154,000, and the potential for $12,000,000 from loan proceeds related to the construction of the 1st Avenue South Public Parking Garage. The CRA reserves the right to entertain any project, funding, and supplemental appropriation throughout the year to accommodate its objectives. The tables below summarize the FY 2023-24 CRA Budget. CRA FY 2023-24 Total Budget
$3,000,000
$200,000
$25,000,000
The CRA investment in 8th Street infrastructure supports private redevelopment.
Appendix A
NAPLES COMMUNITY REDEVELOPMENT AGENCY (A Component Unit of the City of Naples, Florida)
FINANCIAL STATEMENTS (unaudited)
FOR THE FISCAL YEAR ENDED SEPTEMBER 30, 2024
NAPLIES COMMUNITY REDEVELOPMENT AGENCY
(A Component Unit of the City of Naples, Florida) STATEMENT OF NET POSITION
Cash and cash equivalents
Accrued interest receivable
Total Assets
Current Liabilities
Accounts Payable and accrued liabilities
Total Liabilities
Restricted
Total net position (unaudited) September 30, 2024 ASSETS LIABILITIES NET POSITION $ Governmental Activities 18,252,346 69 ,229 18,321,575 1,341,633 1,341,633 16,979,942
Functions/Programs
Governmental activities
Economic environment
Interrest and other fiscal charges
Total governmental activities
NAPLIES COMMUNITY REDEVELOPMENT AGENCY (A Component Unit of the City of Naples, Florida) STATEMENT OF ACTIVITIES (unaudited) FOR THE FISCAL YEAR ENDED SEPTEMBER 30, 2024 Program Revenues
$ $ Expenses 16,050,743 0 16,050,743
General revenues
Property Taxes
Charges for Service 0
Intergovernmental revenue (not restricted to specific programs)
Unrestricted investment earnings
Transfer In
Total general revenues
Changes in net position
Net position, beginning
Net position, ending
Operating Grants and Contribution Net (Expense) Revenue and Changes in Net Position Governmental Activities (16,050,743) 0 $ (16,050,743) 2,288,854 6,268,525 967,282 7,590,649 17,115,310 1,064,567 15,915,375 $ 16,979,942
COMMUNITY REDEVELOPMENT AGENCY (A Component Unit of the City of Naples, Florida) BALANCE SHEET
GENERAL FUND (unaudited) September 30, 2024 ASSETS
Cash and cash equivalents
Accrued interest receivable
Total Assets LIABILITIES
Accounts Payable
Accrued payroll
Total Liabilities
FUND BALANCE
Restricted for: Community redevelopment
Total fund balance
Total liabilities and fund balance
LIABILITIES AND FUND BALANCE $ Governmental Activities 18,252,346 69,229 18,321,575 1,323,822 17,811 1,341,633 16,979,942 16,979,942 18,321,575
COMMUNITY REDEVELOPMENT AGENCY (A Component Unit of the City of Naples, Florida) STATEMENT OF REVENEUES, EXPENDITURES AND CHANGES IN FUND BALANCE GENERAL FUND (unaudited) September 30, 2024 REVENUES
balance,
15,915,375
$ 16,979,942
Revenues
Expenditures
NAPLIES COMMUNITY REDEVELOPMENT AGENCY (A Component Unit of the City of Naples, Florida) STATEMENT OF REVENUES, EXPENDITURES, AND CHANGES IN FUND BALANCE BUDGET (GAAP BASIS) AND ACTUAL-GENERAL FUND FOR THE FISCAL YEAR ENDED SEPTEMBER 30, 2024
