Naples' East Trail

Just when you thought all the big dollars in real estate appreciation in Naples were already made, another fuse is lit: the East Trail.

The East Trail is becoming profitable because of what's already there and what's coming. Either would encourage investment, but both? Well, just hope the capital gains tax goes down, because investment in this area will earn you a nice profit.

The East Trail is defined as US 41, also known as the Tamiami Trail, from State Route 951, westward to the corporate limits of the City of Naples. But for those who own businesses there, those who live there and those who traverse the area daily, the East Trail is much bigger. In geography, it runs south along Naples Bay and north beyond Davis Road.. In demography, it holds some low-income housing and some retired residents, as well as a surprising number of higher-consuming age brackets.

The unique location of the East Trail makes it the thoroughfare of virtually every eco-tourist to visit Naples. It is -- and has been for most of this century -- the only direct land link to Everglades City and Everglades National Park. Upgrades at the park are forecasted to draw as many as 400,000 visitors to it annually, most of whom will get there on the

East Trail.

The Trail area already has a modern urban highway- in-progress, a regional park, government offices and a development of regional impact for more than 10,000 homes and condos. What's coming for sure is another regional park, another DRI for more than 4000 upscale homes and condos, and government incentives including zoning changes, grants and loans. And what may be coming, if the area's movers and shakers have their way, is a civic center.

Bootstrapping

"First," says community activist Donna Fiala "the Trail from Davis to Airport is on the brink of regentrification and renewence."

Fiala wears many hats, among them that of the East Naples Civic Association president. She cites the six-laning of U.S. 41 as the first step to rejuvenation. Other steps include decorative lighting to compliment that of the City of Naples and lush landscaping in the road's median strip. She credits county staff, business people and private citizens for forming a coalition of efforts. "There will be some stubbed toes," she says, "but the area can not continue on the way it is."

East Naples, the neighborhood surrounding the East Trail, has suffered somewhat of a stigma. "What I've seen is so much more of the low income housing and the strip malls," said Ron Cummings, chair of the economic development committee of the East Naples Civic Association. "It's hard to find anything special about East Naples."

But something special is evolving at the other terminus of the urban Trail. According to information provided by David Weeks, Collier County planner, Lely Resort, a development of regional impact (DRI), is in the process of adding more than 10,000 homes and condos to the Trail area. More than two dozen other projects -- including the low density, high-quality Lely Lakes -- are already permitted. During the upcoming eight-year period of the East Trail's widening, the population of East Naples will grow more than 40 percent, according to Collier County's Population Estimates and Projections.

Commercial properties have begun to redevelop, too, but most are scheduling improvements to coincide with the highway widening. Debbie Weeks of Collier County Planning provides the county's Conceptual Future Land Use Plan to demonstrate the amount of input considered in making zoning changes, and to report decisions. The plan recommends:

**Combining smaller lots to create commercially viable parcels

**Rezoning some adjacent residential properties to allow commercial development

**Adopting new codes requiring connected frontage roads, some landscaping and a palette of architectural elements

The plan promises grants and loans as incentives and foresees national franchises set back off frontage roads with modest landscape barriers and code-appropriate signage.

Zoning changes are always tough. The Civic Association's Fiala is preparing to search for common ground. "We are going to have to do some changing of the zoning," she says, "and it will also force people who would not normally want to improve their businesses to do so."

But Fiala is a perennial optimistic. "I always enter any negotiation with the approach that if it's good for the community, there must be a way we can compromise to come up with a win/win. I'm sure we can get there."

Coming Attractions

Plans for the East Trail area promise big things, too. World-class botanical gardens are planned for Bayshore Drive, a frequent trouble spot whose citizens recently voted to tax themselves for upgrades. And Collier County is promising a second regional park, South Park, to compliment the recently-built Sugden Park.

There's likely to be more upscale housing, too. Collier Enterprises, although unwilling to comment, is permitted to build the 4,000-unit Sabal Bay DRI with gulf access and 45 holes of golf.

Progress Through Construction

Economic progress along the Trail is most likely to parallel the Florida Department of Transportation's widening efforts. According to Debbie Tower, spokesperson for FDOT, there are four phases to every highway-widening project, and for the East Trail, there are four separate projects to manage. The phases are the preliminary, environmental and engineering phase; the public hearing for design and location phase; the right of way acquisition and permitting phase; and the construction phase. Each phase may take as long as two years to complete.

Property values have risen in anticipation of the modern, widened highway. Because the scheduled phasing of the separate projects opens a new section about once every two years, opportunities for regular and timed appreciation are attracting speculators and developers.

The East Trail presents an opportunity not often so apparent in its likelihood of success. Every cocktail party conversation about Collier County real estate includes the wistful regret "Ah, if I'd only bought it five years ago."

On the East Trail, it's five years ago right now.

East Trail Construction

Davis Road to Airport-Pulling Road, under construction, completion due in 1998-1999

Airport-Pulling Road to Rattlesnake Hammock, preliminary phase construction, completion due in 2004 or later

Rattlesnake Hammock to Barefoot William's Road, funded for construction, completion due in 2002

Barefoot William's Road to State Road 951, funded for preliminary phase in 2002-2003, completion expected in 2008-2009