03/03/2008
COMMUNITY REDEVELOPMENT AGENCY MEETING MINUTES
CITY OF CLEARWATER
March 3, 2008
Present: Frank Hibbard Chair/CRA Trustee
Carlen Petersen CRA Trustee
John Doran CRA Trustee
George N. Cretekos CRA Trustee
Paul Gibson CRA Trustee
Also present: William B. Horne II City Manager
Jill S. Silverboard Assistant City Manager
Rod Irwin Assistant City Manager/CRA Executive Director
Pamela K. Akin City Attorney
Cynthia E. Goudeau City Clerk
Patricia O. Sullivan Board Reporter
The Chair called the meeting to order at 1:00 p.m. at City Hall.
To provide continuity for research, items are in agenda order although not
necessarily discussed in that order.
2 - Approval of Minutes
2.1 Approve the minutes of the February 19, 2008 CRA meeting as submitted in written
summation by the City Clerk.
Trustee Petersen moved to approve the minutes of the Community Redevelopment
Agency meeting of February 19, 2008, as recorded and submitted in written summation by the
City Clerk to each Trustee. The motion was duly seconded and carried unanimously.
3 - CRA Items
3.1 - Approve Harborview Redevelopment Process, Timetable and Developer Query Material
and Authorize CRA staff to Initiate the Redevelopment Process.
At the April 16, 2007, CRA (Community Redevelopment Agency) meeting the CRA
Board, City Manager, and CRA Executive Director discussed the Agency development priorities
for the next several years, with the intent of determining the Board’s priorities and establishing
an appropriate Agency Work Program. Items considered were: 1) Harborview Center
redevelopment; 2) City marina redevelopment; 3) Coachman Park redevelopment; 4)
OPUS/City Hall development.
At the conclusion of that discussion, the Board determined that commencement of a
process for the redevelopment of the Harborview Center should be the first priority, and
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instructed staff to prepare for Board consideration, in the 1 quarter of 2008, a proposed
redevelopment process, timetable and materials. Additionally, Board instruction to staff was to
prepare a recommended redevelopment process/strategy that reflected a “significant degree of
market reality,” including direct “front–end” input from the development community to assess
Community Redevelopment Agency 2008-03-03 1
what type of development program would be required to attract the requisite private
development and heighten the likelihood that an RFP (Request for Proposals) would lead to
successful redevelopment. The Board also expressed the desire that the process be timely,
efficient, and move forward the effort as expeditiously as practical. Public input processes
should be focused and informed around the development realities of the site and redevelopment
objectives of the CRA.
The redevelopment process and timetable as well as developer query material is
designed to meet Board expectations and maximize the City’s prospect of achieving a
successful public referendum approval, meet public policy and objectives for the parcel, and
downtown, and attract the requisite private investment to make it happen.
In preparing the materials for this project, however, several questions have developed
where staff requires policy Board direction in order to complete the developer materials and
proceed with the process. CRA Executive Director Rod Irwin reviewed the issues:
1) The Downtown Redevelopment Plan does not allow residential uses as part of a
redevelopment program for the Harborview Center. Question: If the end-use investigation
for the Harborview Center site suggests residential as an essential part of a land use mix
that will create the best redevelopment program, should the Downtown Redevelopment Plan
be amended to include residential as an allowable use of Harborview Center?
The City Attorney said a referendum would be required unless the current use continues
or a government facility is constructed on the same footprint. Suggestions were made for a low-
rise replacement structure that complements its surroundings and provides a catalyst for nearby
redevelopment.
Consensus was to not include a residential component.
2) The proposed Harborview Center redevelopment site includes the Harborview Center
building footprint and a portion of the adjacent, shared parking lot between Harborview
Center and the parking lot designated solely for use by Main Library patrons. This shared
parking lot consists of approximately 107 parking spaces and is used predominately by Stein
Mart patrons. The parking lot also accommodates some overflow library parking and
Coachman Park event parking. Inclusion of the adjacent parking lot would provide greater
development flexibility, particularly for parking and/or a project component that could support
a primary use as contemplated in the Downtown Plan. Because the 28-foot contour
traverses the parking lot - imparting distinct Charter provisions to the respective parts – there
are two options for the proposed redevelopment site: a) Option 1 includes the whole of the
adjacent parking area (total of 3.18 acres) and b) Option 2 includes only that portion lying
above the 28-foot contour (total of 2.8 acres). Question: Should the offering for the
Harborview Center redevelopment site include all or a portion of the shared parking area
described above? Should the redevelopment site include the full extent of the parking area
(Option 1, totaling 3.18 acres) OR be limited to the parking area extending from Osceola
Avenue to the 28-foot contour line (Option 2, totaling 2.8 acres)?
Consensus was that the redevelopment site should comprise Option 1, which squares
off the parcel (total 3.18 acres).
Community Redevelopment Agency 2008-03-03 2
3) There are 37 parking spaces (including three handicapped spaces) in the Main Library
parking lot. The staff report for the library development order application stated that libraries
do not generate the same demand for parking as other administrative, government offices
because of the significant amount of space devoted to book storage and other non-demand
generating uses. Therefore, the Code standard of three to five parking spaces per 1,000
square-feet of gross floor area was not applied to the 89,416 square-foot library. The staff
report also stated the availability of 252 shared parking spaces in the parking lots to the
south and west of the library and accessibility by a PSTA (Pinellas Suncoast Transit
Authority) bus route as mitigating factors. The development order application referencing 40
library parking spaces was approved on March 19, 2002. Question: Should overflow parking
needs of the library be accommodated as part the preferred Harborview Center
redevelopment project? The Library Director has indicated the need for approximately 90
spaces, plus three handicapped spaces to accommodate “overflow” parking.
It was stated that library traffic would increase if branch libraries are closed. Mr. Irwin
said the Library Director had requested 90 additional parking spaces. Staff has pursued shared
parking arrangements.
Consensus was to increase parking on the redevelopment site.
4) The City is leaseholder to three active leases for the use of Harborview Center and
adjacent parking. Terms for two of the three leases (Global Spectrum and Stein Mart) run
through September 2009. Pickles Plus has options for three five-year extensions to its
original six years and three-month lease, which commenced in 1995. It is estimated that the
conceptual planning and referendum process for redevelopment of the Harborview Center
site would extend to March 2010 (coinciding with the next scheduled election in Pinellas
County). Assuming a positive public response to the referendum, Harborview Center could
continue to accommodate the current tenants through December 2010. Question: With the
approaching expiration of the Global Spectrum and Stein Mart leases, should the Parks &
Recreation Department be authorized to offer extended leases to these Harborview Center
tenants through December 2010 and request Global Spectrum to accept event bookings
through December 2010?
Consensus was to extend facility leases through December 2010.
Prior to the RFP’s release, it was recommended that focus groups and a large public
meeting be held, including a focus group of developers to clarify what types of developments
may be considered and what incentives would be attractive.
Consensus supported a long-term lease of the Harborview Center site and opposed
selling the property.
Mr. Irwin recommended a market-based lease, long enough for a developer to earn a
return on investment. Staff will report to the City Council periodically throughout the process.
Councilmember Doran moved to approve the Harborview Redevelopment Process,
timetable, and developer query material and authorize CRA staff to initiate the redevelopment
process. The motion was duly seconded and carried unanimously.
Community Redevelopment Agency 2008-03-03 3
Staff efforts on the property brochure were complimented.
Consensus was for the brochure to also feature downtown boat slips and sail boats,
along with a disclaimer indicating that project is in the planning stages.
4 - Other Business
Downtown Manager Courtney Orr was introduced.
5 - Adjourn
The meeting adjourned at 2:07 p.m.
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