Proposed by the City’s Underground Utilities and Public Infrastructure (UUPI) Department, the project aims to improve walkability and road safety from West Tennessee Street to Brevard Street, spanning four blocks.

The project focuses on the intersections on North Adams Street, given the existing sidewalks. By making the intersections tighter, the UUPI claims drivers will be forced to pay more attention to the crosswalks ahead, lessening the chances of pedestrian-vehicular accidents. In addition, due to the corners being sharper, vehicles must take the turn at a slower pace. The enlargement of the curb also provides more space for the accessibility ramps to make smoother transitions along the road.

This project also aligns with the Downtown Community Redevelopment Plan, which aims to increase pedestrian mobility, create a cohesive design throughout the streetscape area, and support the objective of housing and neighborhood preservation.

While the project includes the intersections on Virginia, Carolina, Georgia, and Brevard streets, chair member Curtis Richardson raised the question of whether there would be safeguards at the intersection of Adams and Tennessee Street. It was answered that they would discuss the possibility of tightening the intersection and identify whether some of the turn lanes are necessary. 

The UUIP noted this would be a prime time to work on the project, due to North Adams Street being identified on the city’s road resurfacing list occurring in 2029. With the removal of asphalt to complete this project, there would not be as much to resurface in the future. Thus, suggesting the city would be saving money if the project is approved.

The City of Tallahassee is also investing in new water and sewer utility services located underneath sections of North Adams Street, granting the opportunity for design improvements while the road is already under construction.

The preliminary timeline for the project is as follows: design from Spring 2026 to Fall 2027, bidding in Winter 2027, and beginning construction in Spring 2028. After construction is completed, the city will then resurface North Adams Street in 2029.

Item 7.01 The CRA voted 5-0 to authorize $600,000 for the Osceola Street Sidewalk Project. The sidewalk will connect existing sidewalks on Osceola Street and Martin Luther King Jr. Blvd and will span approximately 1,300ft (0.25 miles)

Item 7.02 The CRA voted 5-0 to authorize an amount not to exceed $159,417.00 for the Bond Community Health Clinic, Inc. located at 1549 S Monroe Street to assist exterior improvements.

Item 7.3 The CRA voted 5-0 to approve renaming of the current Frenchtown heritage hub located at 524 N. Martin Luther King Blvd in honor of James A. Bellamy.

Item 8.01 The CRA voted 5-0 to allocate $250,000 for activation of Exterior Spaces as part of the C.K. Steele Plaza Revitalization Project located at 111 W. Tennessee Street which includes a multi-use park, ADA compliance, seating, bike racks, landscaping and event amenities.

Item 8.02 The CRA voted 5-0 to approve the funding request in the amount of $2.5 million for the Monroe Downtown Sidewalk Enhancement Project spanning S Monroe Street from Jefferson Street to Park Avenue and N Monroe Street from Park Avenue to Call Street skipping the Chains of Parks block.

Item 9.01 The CRA voted 5-0 to adopt Tallahassee Community Re-Development Agency Project Funding Programs Revisions. Three new programs will be introduced: Facade assistance and community enhancement (FACE), Commercial Property Improvement Program (CPIP), and New Construction Assistance Program. These will aim to fill gaps present in the previous funding programs such as limited dollar for dollar match for small project funding, the application process being too tedious for small scale projects, and medium and large-scale project funding being limited to interior renovations.

Item 10.01 The CRA voted 5-0 to adopt the proposed FY 2025 CRA Operating and Capital Budget.

Greater French Town/Southside FY 2025 CRA Budget

Downtown FY 2025 CRA Budget

The CRA voted 4-1 (Mayor Dailey against) for staff to explore options related to funding the redevelopment of Railroad Square which was damaged when tornadoes moved through the area.

The agreement is with Global City, a real estate development organization that has completed a number of similar projects in the southeastern United States.

The application submitted to the CRA includes details for the construction of a 7-story, 300-unit development of workforce housing at 309 West Tennessee Street. Based on the conceptual layout, the development would consist of 10,000 square feet of ground floor retail, and a parking garage. 

The mix of apartments would include 100 studio units, 100 one-bedroom units, and 100 two-bedroom units.  The studio units are expected to average 400 square feet, the one-bedroom units would average 700 square feet, and the two-bedroom units would average 1,100 square feet. 

According to documents, the targeted tenant preference would be given to police officers, firefighters, teachers, medical professionals, and public sector employees making between 80% and 140% of the area median income for Leon County.  To reach stabilization, meaning 95 percent leased, Global City may need to lease units outside of the targeted tenant preference. This would occur only after diligent marketing efforts have been made to find workforce tenants.

The rental rates for the targeted tenants would be capped at 35 percent of household income.  Global City is proposing a restrictive covenant be placed on the land, putting in place the rent limitations which could only be changed with the City’s approval.  A property management company would be selected to manage the property, including approving tenants’ applications, and rental rates.        

For the proposed development, Global City is partnering with Bethel Missionary Baptist Church (Bethel), who will be an equity partner in the development.  Bethel owns the development site and is requesting $7.5 million for the property.  Currently, the property is vacant and being used as a parking lot. 

Financials

Based on the development budget, the total project cost is estimated at nearly $100 million.  Developers are seeking seven percent (7%) of the cost from the CRA in the form of a $7 million loan from the Downtown (DT) District. 

According to staff, a $7 million loan would allow the DT CRA to have adequate funds for other programs and projects through 2034.

In addition, Global City is seeking tax exemption from ad valorem taxes in order to seek tax-exempt bond financing.  Once the development is complete the tax-exempt bond financing will assist in settling the construction debt and equity, and the CRA loan.  The partnership with Bethel, a nonprofit organization, is needed to pursue such financing.  As an equity partner, Bethel will own the multi-family development once tax-exempt bond financing is secured.  This is anticipated to take place in early 2028.

Projected Timeline

Planning documents indicate the timeline for the project is in its preliminary stages.  Once major financing is in place, a definitive schedule will be provided.  As proposed, the estimated construction start date of the project is October 2024, with substantial completion by mid-2026.  The project tentative timeline is as follows:

Joint Venture Closing – June 2023
Land Closing – October 2023
Permit Application – February 2024
Substantial Completion – July 2026
Stabilization – August 2027

The Frenchtown Neighborhood First Plan was developed by the Frenchtown Community Action Team (CAT). The plan addresses six key neighborhood priority areas: Housing, Economic Development and Community Reinvestment, Neighborhood Safety and Crime Prevention, Health and Resident Empowerment, Placemaking and Neighborhood Image, and Land Use and Transportation.

The Frenchtown CAT has developed and adopted an initial investment plan for the funding and implementation of the project. The initial investment totals approximately $5,571,838.

In developing the investment plan, the members of the CAT were guided by the neighborhood’s priorities as reflected in the feedback survey on the draft plan and three major themes that have been advanced to move Frenchtown Forward: Preserve Character, Transform Community and Empower Residents. The table below summarizes the investment plan by priority areas and funding sources.

It is anticipated that the Frenchtown CAT will present a follow-up investment plan for the remaining balance ($2,015,000) of the $6.4M to the CRA Board at a future date.

The agreement is between the CRA and the Frenchtown Quarters & Marketplace, LLC, a Florida limited liability company whose mailing address is 2850 Tigertail Avenue, 8thFloor, Miami, Florida 33133.

The development concept includes two four-story mixed-use buildings with a total of 130 affordable residential units, approximately 21,000 square feet of ground-floor retail space and up to 292 residential and retail parking spaces.

The total cost of the project could reach $40 million.

The urgent care clinic on the southwest corner of Tennessee Street and Martin Luther King Blvd (initially proposed as part of the development) has been removed from the project and may proceed separately.

The proposal also includes efforts to identify fresh food options for ground-floor retail space. The developer is also exploring the possible relocation of the Neighborhood Medical Center to ground-floor retail space in the development.

The grant funds have been tentatively programmed at $1.0 million per year starting in FY 2023 and ending in FY 2028, with a $500,000 final payment in FY 2029.

The agreement with the developer includes terms labeled as “community benefits.” These benefits include:

• Employment Recruitment in the GFS District. The developer will advertise job openings with local job placement programs and will encourage its commercial tenants to do the same in an effort to hire residents from the GFS District for employment opportunities within the development.
• Coordination with TEMPO. At least 100 days prior to the commencement of construction, the developer will meet with City of Tallahassee TEMPO (Tallahassee Engaged in Meaningful Productivity Opportunity) staff to identify opportunities to employ and/or offer training opportunities for youth participating in the TEMPO program.
• Fresh Food Option. The developer shall make a good faith effort to secure tenants in the commercial space for a public market or fresh food option.
• Apprentice Program. The developer shall place a minimum of two apprentices from Diversity & Inclusion/Disadvantaged Worker Programs in all the various trades during construction of the development.
• Resident Assistance Programs. The developer will provide employment assistance, financial management and adult literacy training programs for residents within the development.
• Sustainability. The development will be certified as a Green Building.
• Radon Testing. Radon testing will be included throughout the development, if required by a lender or other funding entities.
• MWSBE Participation. During construction of the project, the developer shall endeavor to achieve the City of Tallahassee Minority/Women Small Business Enterprise aspirational goal of a minimum of 23 percent of certified MWSBE participation (not less than 14 percent Black and 9 percent Women) in construction-related sub-contracts based on the CRA financial contribution to the project.

The grant funds have been tentatively programmed at $1.0 million per year starting in FY 2023 and ending in FY 2028, with a $500,000 final payment in FY 2029.

The first installment $1.0 million will be paid at closing of all loans necessary for the project. The second installment of $1.0 million will be paid one year from the date of the first payment and is contingent upon completion of 50% of construction of the project.

The CRA Board consists of the Mayor of Tallahassee and the four Tallahassee City Commissioners.

At the direction of the CRA Board, the New Home Infill Program was developed to help alleviate the shortage in availability of affordable housing and provide a pathway to home ownership for low- to moderate-income residents. With support from the Greater Frenchtown/Southside (GFS) Citizens Advisory Committee, the City and CRA Board designated six vacant parcels in the GFS District where homes can be built as part of the program.

“We know there’s a high demand for affordable housing in our community, and we want to get residents into new homes as quickly as possible. Moving forward with construction now helps us speed up the process and give residents an opportunity to see their future home before buying,” CRA Board Chair Dianne Williams-Cox said.

The CRA Board commissioned the design of house plans and facades that fit into the aesthetic of the established neighborhoods. It also approved Florida Developers and Tallahassee Lenders’ Consortium as pre-qualified contractors to build the homes. Six total designs have been approved from three architectural firms and include plans for two- and three-bedroom homes.

A budget of $885,000 has been allocated to the New Home Infill Program, and construction of the six speculative homes is expected to be completed by the end of this summer. Four homes will be built in Greater Bond and two homes will be built in Greater Frenchtown.

The CRA vote to fund the improvements will be taken up at the January 28th meeting.

The proposed infrastructure projects are estimated to cost a total of $1.1 million. If these projects are approved by the CRA Board, the funding will come from the Fiscal Year 2021 Master and Reserve Funds.

The bicycle and pedestrian improvements are estimated to cost a total of $472,000, and there are three different projects. The first is extending the sidewalk along the east side of MLK Jr. Blvd. between Bloxham St. and Blount St.

The second project is replacing the 68 wooden benches in the Downtown District with black, metal benches. This project aims to install longer-lasting benches that require less maintenance. The wooden swing bench on the southeast intersection of Adams St. and College Ave. will not be replaced, and this project is estimated to cost $87,000.

The third improvement project is to replace the light fixtures along the Chain of Parks on East Park Ave. between Gadsden St. and Bronough St. The lights are currently Acorn fixtures, and both the poles and the fixtures will require replacement to meet the City’s goal of moving away from the Acorn design. The project is estimated to cost $260,000.

The two potential parking enhancement projects are estimated to cost a total of $655,000. The projects are improving the Kleman Plaza parking garage and plaza and the 650 West Gaines St. parking lot. Improving Kleman Plaza and the parking garage is estimated at $185,000 and improving the Gaines St parking lot is estimated to cost $470,000.

The CRA executive director has approved $35,000 in funding to be used on four smaller infrastructure projects. The approval of these items will be reported to the CRA Board at its Jan. 28 meeting.

The first smaller infrastructure project is to add a crosswalk on Bronough St. on the north side of the intersection with Jefferson St. This is estimated to cost $10,000. The second project is to create an ADA pedestrian route map for the Downtown District, which is estimated to cost $10,000. The third project is to reset the uneven pavers at the crosswalk on the southeast corner of the intersection of Bronough St. and College Ave., and it is estimated to cost $8,000. The fourth project is to install a concrete pad with pavers on the northeast corner of Monroe St. and College Ave. This is estimated to cost $7,500.

Loved by Jesus Family Church presented the idea for the incubator center to the Citizen’s Advisory Committee (CAC) back in August. In September, the church submitted a $750,000 funding request to the CRA to cover project startup costs, including design and construction. If approved, the funding would come from the Medium and Large Capital Project Master and Contingency Fund.

The Center would aim to serve teen and young adult job seekers. The 25,000 square foot space would be comprised of five different components, including a music recording and production studio, centers for vocational training and micro-business development, event space and low-cost leasing space for developing businesses. Potential community partners include the TCC Workforce Development Center and the FAMU Small Business Development Center.

The Citizen’s Advisory Committee (CAC) met on Dec. 7 to discuss the project and “was supportive of the concept but wanted to ensure the project was poised for future success,” staff reports. The CAC recommended that the church obtain a market study to gauge the need for the services as well as their expected revenues. The CAC also recommended that the CRA provide $60,000 for project planning design as well as $15,000 for a market analysis, totaling $75,000.

At the CRA meeting, Board members expressed concerns about the $750,000 cost as well as the Towne South property.

“From a business standpoint, much like all other applications, in fact, every application that’s come before the CRA, the applicant is responsible for 75% of the cost. The City of Tallahassee and the CRA is the last stop, not the first stop,” said Mayor John Dailey.

Other Board members expressed concerns about starting the project on private property. Commissioner Dianne Williams-Cox said she would be on board if it were a city-owned building.

The CRA Board did approve the CAC’s $75,000 funding recommendation 4-1, with Mayor John Dailey dissenting.

The developers of the project requested the extension because the COVID-19 pandemic has impacted and delayed the receipt of loan approval from the Department of Housing and Urban Development.

The original timeline of construction was made in June 2018, and it required the developer to obtain all necessary permits and begin construction of the project by July 2020. In April 2020, the CRA approved an extension to begin construction by December 2020. The developer requested another extension from the City Commission to require all necessary permits and begin construction by June 2021 and to complete construction by December 2023.

Previously, in May 2018, the Community Redevelopment Agency Board approved several changes to the design of the project, including a tree protection zone around a large live oak tree at the corner of North Monroe Street and West Virginia Street.

At the Oct. 28 meeting, Commissioner Dianne Williams-Cox asked if the tree will be impacted by construction. Urban forester Mindy Mohrman said there will be an impact on the tree, but there is a plan to keep the impact minimal and ultimately improve the tree’s health.

The revised plan also calls for 224 units of studios, apartments, townhouses and retail space along Monroe street.

Pictures of the 4Forty North project can be seen here.

The termination follows a CRA workshop on Monday night in Frenchtown where speakers were highly critical of CRA management.

For example, a member of the Frenchtown/Southside Citizen’s Advisory Committee -which advises the CRA – told city commissioners at the workshop that CRA management had not been responsive to their ideas.

In addition, a number of speakers complained about the lack of basic infrastructure in the Frenchtown neighborhood. Residents told city commissioners they needed sidewalks and street lights.

One speaker, with frustration in her voice, said the neighborhood had been waiting twenty years for basic improvements.

Regina Joseph, another speaker, asked how a $50,000 CRA grant to a business like Urban Outfitters in College Town was consistent with the CRA mission.

Jim Bellamy, a Frenchtown fixture, told city commissioners that ” I want my community to be like the others or better. There are a lot of good plans that have not been implemented, we need to get going.”

For years the CRA seemed immune to critics who viewed the Board as a rubber stamp for million dollar developments that created more campaign donations than jobs.

That was until a federal investigation into local government corruption revealed questionable dealings with CRA projects.

And now, after an indictment and an election which produced four new city commissioners, it appears that city officials are serious about changing the direction of the CRA.

One of these changes include having the CRA Executive Director report directly to the CRA Board instead of the city manager.

The CRA, which has been the focus an ongoing federal investigation into government corruption, meets today at 6:00 p.m.

In a memo to “Board Members”, Matlow outlines his ideas, which address in part, Board membership, CRA management, Board Chair appointment, and accountability.

With regards to membership, Matlow proposes that the CRA take advantage of state statute language that allows for two additional members of the community to participate as Board members.

Matlow writes that this process is used in other jurisdictions and states, “What a statement it would make to our community to let them know we value their input and this agency, is in fact, community driven.”

Matlow also would like for the CRA Executive Director to report directly to the CRA Board.

Matlow notes that state law provides for the Executive Director to answer directly to the Board and adds “At such a critical juncture, I’d like to take a more hands on approach with the CRA and work directly with the Executive Director to address community concerns and let the community know that their grievances can be addressed effectively by the Board.”

Given recent changes to the Board membership, Matlow proposes “to rotate the Chair and Vice-Chair by annual nomination in line with CRTPA, Blueprint etc. “

On accountability, Matlow is recommending that final development agreements be approved by the Board, CRA projects be ranked based on community benefit and approved projects be required to meet specific performance targets.

Matlow is also proposing an appeals process for applicants with projects that get turned down by staff and a new approach for ensuring more community access to the CRA.

The full memo is included below.

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Matlow Memo to CRA Board Members

Board Members,

There has been a lot of discussion of restoring the image of the CRA as we move into a more neighborhood-focused approach.

Between presentations and public comment, there may be less time for us to express our individual ideas so I thought I’d send them in advance of the discussion.

Board Membership 

One item that has come up in recent meetings and in Monday’s agenda refers to the original structure in the state statute that allows for two additional Board members from the community to participate.  What a statement it would make to our community to let them know we value their input and this agency, is in fact, community driven. 

CRAs in Pompano Beach, Florida City, Port Orange, Opa Locka, Palmetto, Lake Alfred, Cape Coral among others employ this practice. 

Executive Director and Agency Management 

State law provides for the Executive Director to answer directly to the Board. At such a critical juncture, I’d like to take a more hands on approach with the CRA and work directly with the Executive Director to address community concerns and let the community know that their grievances can be addressed effectively by the Board. This would require rescinding the recent September 12, 2018 decision to put the CRA under the office of the City Manager. While I think the City Manager’s office is certainly capable of overseeing this function, allowing the CRA to operate with more independence would make it more responsive to the community (if two members are added to the Board, it would create an inconsistent relationship among the members as the City Manager would only be accountable to the Board members that are also Commissioners).

This governance structure is practiced in the CRAs within Tampa, North Miami Beach, Florida City, West Palm Beach, Pompano Beach, and Delray Beach, among others. 

Board Chair 

Prior to the county leaving in May 24, 2018 the CRA chair rotated between the Mayor and the County Commission Chair. With the new makeup of the City Commission, it makes the most sense to rotate the Chair and Vice-Chair by annual nomination in line with CRTPA, Blueprint etc.

Development Agreements

At a recent Frenchtown/Southside Citizens Advisory Committee meeting there was a question concerning direct oversight of development agreements. One agreement referenced was the Big Bends Cares agreement that placed restrictions on the land uses of the Wallis Street properties and provided BBC with the right of first-refusal. It is my understanding that under current policy the final Development Agreement language is never approved by the CRA board. To add an additional level of oversight I would like to see final agreements approved by the CRA Board.

Jobs Created, Minority and Women Participation

In reviewing development agreements, many have objectives such as creating a certain amount of jobs in the area, providing certain services and minority and women participation. Of the agreements I have reviewed, these objectives are “recommendations,” but not a condition for funding. I’d like to strengthen these requirements and require verified reports.

Community Benefit 

The CAC also asked multiple questions regarding the criteria for determining the worthiness of investing in projects that will not produce TIF dollars and so called “community benefit” projects. I’d like to see us develop a clear process for ranking community benefit that includes a recommendation or numerical score assigned by the CAC.

Appeals

Another issue constantly cited is the inability of someone to have their project presented to the board or brought to the CRA Board by a single Board Member. I believe we need a clear process and criteria for staff to tell an applicant why their project was rejected, but also an appeals process for an applicant to appeal directly to the board so everyone can be assured they are getting a fair assessment.

Community Access

We still have visitors comment on the lack of accessibility in City Hall and the difficulty coming to visit. I believe the CRA is the type of agency that you should be able to drop-in to for more information. It should be located in one of the areas it serves and be easily accessible.  

Thank you for your consideration. I look forward to a productive conversation Monday evening. Per Florida Sunshine rules, please do not reply to this email.

Yours,

CRA Board Member Jeremy Matlow