Submitted By: Roberto Ellis
presenter
Presentation By: Aubrey Hale
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Department: Growth Management
FORMAL TITLE:
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Resolution 2026-8 to amend each respective community redevelopment plan for the four redevelopment subareas: West Ocala, East Ocala, North Magnolia, and Downtown
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OCALA’S RELEVANT STRATEGIC GOALS:
Economic Hub, Quality of Place
PROOF OF PUBLICATION:
Notice to taxing authorities provided on November 17, 2025
Ocala Gazette - November 21, 2025
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BACKGROUND:
The Ocala Community Redevelopment Agency is responsible for developing and implementing the community redevelopment plans that address the unique needs of each of the four redevelopment subareas. The redevelopment plans provide guidelines and strategies for removing physical and economic blight and identify a vision, goals, and timetables for generating growth and new opportunities.
• Since its establishment in 1988 with the creation of the Downtown CRA subarea, the Ocala Community Redevelopment Agency (CRA) has remained focused on reinvesting tax increment revenues into economically distressed areas to encourage redevelopment.
• The addition of the North Magnolia subarea in 1999 reaffirmed the need for a stable central core, targeting key business districts and economic hubs within the city.
• The year 1988 was established as the base year for the North Magnolia CRA, aligning it with the Downtown CRA.
• While the CRA was established in 1988, its activities began to expand with greater focus and intent in the early 2000s.
• The West Ocala and East Ocala CRA subareas were added in 2015 and 2016, respectively, to build upon the Vision 2035 Plan and incorporate community feedback. These expansions further advanced redevelopment efforts by addressing conditions of slum and blight within key neighborhoods, corridors, and gateways.
The City and the CRA have continuously strived to refine this vision, as evidenced by the adoption of the Ocala 2035 Vision, the Comprehensive Plan update, and additional focus area studies/master plans. The process of updating the 2035 Vision to extend it to the year 2050 began in 2024 and is nearing completion.
o The City selected Kimely-Horn as the primary consultant with a sub-consultant, Urban 3, a financial stability consultant.
o Urban 3 conducted a study, Economics of Community Design, examining the land-value economics, property and retail tax analysis, and community design of Ocala.
This request will extend the established timeline for implementation of each respective CRA Plan by 10 years.
FINDINGS AND CONCLUSIONS:
CRA Plan Amendment
The proposed modifications will extend the implementation period for each CRA plan pursuant to Florida Statutes 163.361 and 163.362(10). The modifications are intended to support the continued revitalization of these blighted areas as the City transitions from the 2035 Vision to Vision 2050.
• CRA extensions may be approved in increments of up to 30 years from the date of the plan modification. The Downtown CRA and the North Magnolia CRA were last extended in 2018 for 30 years ending in 2038. Neither the East Ocala CRA nor the West Ocala CRA has been extended since they were created.
o The proposed amendments are in accordance with Section 163.387(2)(a), which sets a 60-year limit for the implementation of the CRA Plan for subareas created before 2002, and establishes a 40-year limit for subareas created after July 1, 2002. See attached document, CRA Impact Sheet.
§ The Downtown and North Magnolia CRA sunset year would change from 2038 to 2048.
§ The West Ocala and East Ocala CRA sunset year would change from 2045 to 2055.
o In accordance with Florida Statutes 163.346, the CRA provided notice of this public hearing to the taxing authorities on November 17, 2025. The public hearing was also advertised in the local newspaper at least 10 days before the public hearing.
o These changes will not affect the existing boundaries or alter the increment percentages currently in place.
The Ocala CRA - Championing Redevelopment
Successful redevelopment requires strategic investment directed by the CRA Plans and strong partnerships. The CRA achieves this mission through a variety of initiatives that revitalize neighborhoods, encourage private investment, and improve residents' quality of life.
• These strategies include awarding grants to leverage more private investments; Capital Improvement Projects (CIPs) such as land acquisition and infrastructure improvements; supporting Catalytic development; engaging partners through Invitations to Negotiate (ITNs), developer-driven agreements with curated City and CRA incentives.
• A list of major completed and ongoing projects partially funded by the CRA is included in the attached documents.
The Ocala CRA redevelopment efforts have transformed properties and facilities into productive assets within the CRA and its subareas. The proposed amendment to each respective plan aims to provide many benefits for successful plan implementation. These benefits are summarized in the attached document titled CRA Impact Sheet.
Staff recommend approval.
FISCAL IMPACT:
CRA Projects and initiatives will continue to be budgeted annually and approved by the Ocala CRA Board and the Ocala City Council. The Community Redevelopment Agency is projecting the following annual tax increment revenue based on growth trends in taxable property values, assuming that tax rates and the increment percentage remain unchanged. Please refer to the attached CRA Revenue Projections.
The projected average annual tax increment revenue for the additional ten years is:
• West Ocala: $6,000,226
• East Ocala: $3,323,459
• North Magnolia: $1,096,614
• Downtown: $1,801,904
PROCUREMENT REVIEW:
N/A
LEGAL REVIEW:
This Resolution will be reviewed and approved for form and legality by City Attorney, William E. Sexton.
ALTERNATIVE:
• Approve
• Approve with Changes
• Table
• Deny
RESOLUTION 2026-8
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF OCALA, FLORIDA, RELATING TO COMMUNITY REDEVELOPMENT; AMENDING OR MODIFYING THE COMMUNITY REDEVELOPMENT PLAN; MAKING CERTAIN FINDINGS AND DETERMINATIONS; APPROVING A MODIFIED COMMUNITY REDEVELOPMENT PLAN TO EXTEND THE TIME CERTAIN FOR IMPEMENTATION OF THE DOWNTOWN COMMUNITY REDEVELOPMENT PLAN, THE EAST OCALA COMMUNITY REDEVEVELOPMENT PLAN, THE WEST OCALA COMMUNITY REDEVELOPMENT PLAN AND, THE NORTH MAGNOLIA COMMUNITY REDEVELOPMENT PLAN; PROVIDING FOR THE USE OF TAX INCREMENT FUNDS; PROVIDING FOR NOTIFICATION TO THE TAXING AUTHORITIES; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS:
A. As used herein, the terms defined in Section 163.340, Florida Statutes, have the meanings as set forth therein. Further, as used herein, the "Redevelopment Act" refers to Part ID, Chapter 163, Florida Statutes;
B. Resolution No. 88-37, adopted by the Ocala City Council ("City Council") on March 15, 1988, City Council found that one or more slum or blighted areas existed within the City in the area described in the Resolution (the "Downtown Redevelopment Area"), and that the rehabilitation, conservation or redevelopment, or combination thereof, of such area was necessary in the interest of public health, safety, morals or welfare of the residents of the City. Pursuant to such Resolution, the Downtown Redevelopment Area became the City's Community Redevelopment Area;
C. Resolution No. 88-48, adopted by City Council on April 12, 1988, City Council created the Community Redevelopment Agency ("Agency"), and designated the City Council as the Agency pursuant to Section 163.357, Florida Statutes;
D. Resolution No. 88-52, adopted by City Council on May 24, 1988, the City adopted a Community Redevelopment Plan for the Downtown Redevelopment Area;
E. Resolution No. 2000-07, adopted by City Council on November 2, 1999, the City modified the Community Redevelopment Plan. The modification included a change to the Community Redevelopment Area boundary designating a part of the Redevelopment Area as the "Downtown Redevelopment Area," and the other part as "North Magnolia Redevelopment Area," and the adoption of the "North Magnolia Redevelopment Area Community Redevelopment Plan'' dated June 22, 1999 as the redevelopment for the North Magnolia Redevelopment Area.
F. Resolution No. 2006-43, adopted by City Council on March 28, 2006, the City modified the Community Redevelopment Plan. The modifications extended the redevelopment trust fund and the Downtown Redevelopment Plan to December 31, 2038, and incorporated the "City of Ocala Downtown Master Plan" dated January 2004 into the Downtown Redevelopment Plan.
G. Resolution No. 2016-10, adopted by City Council on November 17, 2015, the City modified the Community Redevelopment Area boundary to include the West Ocala Redevelopment Subarea and adopt the West Ocala Community Redevelopment Plan. Resolution No. 2016-10 established the duration of the Plan and Fund within the West Ocala Redevelopment Area through December 31, 2045.
H. Resolution No. 2016-32, adopted by City Council on May 17, 2016, the City modified the Community Redevelopment Area boundary to include the East Ocala Redevelopment Area and adopt the East Ocala Community Redevelopment Plan. Resolution No. 2016-32 established the duration of the Plan and Fund within the East Ocala Redevelopment Area through December 31, 2045.
I. Resolution No. 2017-41, adopted by City Council on June 20, 2017, the City modified the Community Redevelopment Area boundary to extend the West Ocala Redevelopment Subarea and adopt the West Ocala Community Redevelopment Plan amendment.
J. Resolution No. 2019-36, adopted by City Council on August 20, 2019, the City adopted an amendment to the Community Redevelopment Plan for the Downtown Redevelopment Area;
K. Resolution No.2019-38, adopted by City Council on August 20, 2019, City adopted an amendment to replace “North Magnolia Redevelopment Area Community Redevelopment Plan” dated June 22, 1999, with the “North Magnolia Redevelopment Area Community Redevelopment Plan”, dated August 20, 2019. Resolution No. 2019-38 established the duration of the Plan and Fund within the North Magnolia Redevelopment Area through December 31, 2038.
L. Pursuant to Section 163.3755(1), the City, which is the CRA’s governing body, may approve by a majority vote to extend the termination date of the CRA.
M. Notice was given to all taxing authorities that levy ad valorem taxes on taxable real property within the geographic boundaries of the Ocala Community Redevelopment Area, including the Downtown, North Magnolia, East Ocala, and West Ocala Redevelopment Areas, pursuant to Section 163.346, Florida Statutes;
N. A public hearing notice regarding the proposed Community Redevelopment Plan Amendment was issued in accordance with the Redevelopment Act; and
O. All prerequisites under the Redevelopment Act having been accomplished, and it is now appropriate and necessary in order to proceed further with redevelopment of the Community Redevelopment Area in accordance with the Redevelopment Act that the Community Redevelopment Plan be amended.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OCALA, FLORIDA, in regular session duly assembled as follows:
1. Incorporation. The above matters are incorporated herein.
2. Reaffirmation of Prior Resolutions. The Resolutions described above are reaffirmed.
3. Findings Concerning Adoption of the Modified Plan. City Council does hereby find that:
a. The modification to the Community Redevelopment Plan being made by this Resolution (the "Modified Plan") has been prepared, proposed and approved as required by the Redevelopment Act.
b. City Council hereby approves community redevelopment of the Community Redevelopment Area pursuant to the Community Redevelopment Plan, as modified by this Resolution in that:
l). Even though no families are anticipated to be displaced as a result of community redevelopment as proposed in the Modified Plan, a feasible method exists for the location of any such families in decent, safe, and sanitary dwelling accommodations within their means and without undue hardship to such families;
2). The Modified Plan conforms to the general plan of the City as a whole;
3). The Modified Plan gives due consideration to the utilization of community policing innovations, and to the provision of adequate park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety, and welfare of children residing in the general vicinity of the sites covered by the Modified Plan; and
4). The Modified Plan will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the rehabilitation or redevelopment of the Community Redevelopment Area by private enterprise.
c. The Modified Plan is consistent with and conforms to the provisions of the City's Comprehensive Plan in effect on the date hereof.
d. The Modified Plan is a sufficient and adequate plan for carrying out community redevelopment in accordance with the Redevelopment Act.
e. It is appropriate, proper and timely that the Modified Plan be approved at this time so that the Redevelopment Act, and other resolutions, ordinances and laws may be utilized to further redevelopment within the Community Redevelopment Area.
4. Approval of Modified Plan. City Council does hereby approve, pursuant to Sections 163.360 and 163.361, Florida Statutes, the Modified Plan to be included as part of the Community Redevelopment Plan for the Community Redevelopment Area. As a result of such action, the Modified Community Redevelopment Plan consists of the following documents:
a. The document entitled "City of Ocala Community Redevelopment Plan," prepared by Henigar and Ray Engineering Associates, Inc., and approved by the Agency on May 17, 1988, a copy of which was attached to Resolution 88-52 as Exhibit A and is hereby incorporated herein by reference. This document shall serve as part of the Community Redevelopment Plan for the Downtown Redevelopment Area; and
b. The document entitled "City of Ocala Downtown Master Plan" dated January 2004, a copy of which is attached to Resolution 2006-43 as Exhibit B, and is hereby incorporated herein by reference. Such a document shall serve as the second part of the Community Redevelopment Plan for the Downtown Redevelopment Area.
c. The document entitled "West Ocala Redevelopment Area Community Redevelopment Plan" dated March 17, 2015, a copy of which is attached to Resolution 2016-10 as Exhibit C.
d. The document entitled "East Ocala Redevelopment Area Community Redevelopment Plan" dated May 17, 2016, a copy of which is attached to Resolution 2016-32 as Exhibit D This document shall serve as the Community Redevelopment Plan for the East Ocala Redevelopment Area.
e. The document entitled "West Ocala Community Redevelopment Plan Amendment" dated May 9, 2017, a copy of which is attached to Resolution 2017-41 as Exhibit E This document along with the document entitled "West Ocala Redevelopment Area Community Plan" dated March 17, 2015 (Resolution 2016-10) shall serve as the Community Redevelopment Plan for the West Ocala Redevelopment Area.
f. The document entitled "North Magnolia Redevelopment Area Community Redevelopment Plan" dated August 20, 2019, a copy of which is attached to Resolution 2019-38 as Exhibit F. This document shall serve as the Community Redevelopment Plan for the North Magnolia Redevelopment Area.
g. The document entitled "Ocala Midtown Master Plan" dated June 2017, a copy of which is attached hereto as Exhibit G. In the area where the "Ocala Midtown Master Plan" overlaps the Downtown Redevelopment Area, this document will serve as the third part of the Community Redevelopment Plan for the Downtown Redevelopment Area. In the area where the "Ocala Midtown Master Plan" overlaps the East Ocala Redevelopment Area, this document will serve as the other part of the Community Redevelopment Plan of the East Ocala Redevelopment Area
h. All the foregoing documents shall be considered to be a single Community Redevelopment Plan for the purposes of the Redevelopment Act.
6. Duration of Plan and Fund.
a. The duration of the Modified Plan for the Downtown Redevelopment Area, and therefore of the Fund and of the required deposit of tax increment revenues into the Fund for purposes of the Downtown Redevelopment Area, is December 31, 2048.
b. The duration of the Modified Plan for the North Magnolia Redevelopment Area, and therefore of the Fund and of the required deposit of tax increment revenues into the Fund for purposes of the North Magnolia Redevelopment Area, is December 31, 2048.
c. The duration of the Modified Plan for the West Ocala Redevelopment Area, and therefore of the Fund and of the required deposit of tax increment revenues into the Fund for purposes of the West Ocala Redevelopment Area, is December 31, 2055.
d. The duration of the Modified Plan for the East Ocala Redevelopment Area, and therefore of the Fund and of the required deposit of tax increment revenues into the Fund for purposes of the East Ocala Redevelopment Area, is December 31, 2055.
7. Continuation of Fund. This Resolution does not impair, diminish, or restrict the effectiveness, validity, or continuation of the Fund created and established by Ordinance No. 2009, enacted by the City Council on June 28, 1988, or any amendments thereto adopted prior to the effective date of this Resolution.
8. Notification to Taxing Authorities. The City Clerk is hereby authorized and directed to notify all taxing authorities of the adoption of this Resolution.
9. Effective Date: This Resolution shall take effect immediately upon its adoption.
This resolution adopted this ______ day of ______________________, 2025.
ATTEST: CITY OF OCALA
By: By:
Angel B. Jacobs Kristen M. Dreyer
City Clerk President, Ocala City Council
Approved as to form and legality:
By: _________________________________
William E. Sexton
City Attorney