03/03/2008
COMMUNITY REDEVELOPMENT AGENCY
AGENDA
Location: Council Chambers - City Hall
Date: 3/3/2008- 1 :30 PM
1. Call to 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.
~ Attachments
3. CRA Items
3.1 Approve Harborview Redevelopment Process, Timetable and Developer Query Material and Authorize
CRA staff to Initiate the Redevelopment Process.
I@l Attachments
4. Other Business
5. Adjourn
Meeting Date:3/3/2008
Community Redevelopment
Agency Agenda
Council Chambers - City Hall
SUBJECT / RECOMMENDATION:
Approve the minutes of the February 19, 2008 CRA meeting as submitted in written summation by the City Clerk.
SUMMARY:
Review Approval: 1) Clerk
Cover Memo
Item # 1
Attachment number 1
Page 1 of 4
COMMUNITY REDEVELOPMENT AGENCY MEETING MINUTES
CITY OF CLEARWATER
February 19, 2008
unapproved
Present:
Frank Hibbard
Carlen Petersen
John Doran
George N. Cretekos
Paul Gibson
Also present:
William B. Horne II
Jill S. Silverboard
Rod Irwin
Pamela K. Akin
Cynthia E. Goudeau
Patricia O. Sullivan
Chair/CRA Trustee
CRA Trustee
CRA Trustee
CRA Trustee
CRA Trustee
City Manager
Assistant City Manag
Assistant City Manage
City Attorney
City Clerk
Board Reporter
The Chair called the meeting to order at 9:13 a.m.
To provide continuity for research, item
necessarily discussed in that order.
2 - Approval of Minutes
rove the minut
recorded and
as duly secon
Redevelopment
n summation by the
d unanimously.
entitled "Cleveland Street Brandin
ive process with the public, the DDB (Downtown Development
ns and Economic Development departments, the CRA
ency) recently approved a new brand identity for downtown
reet District" brand and logo have been designed to reflect a new
rovements downtown and the positive direction for the district as a
isitors, and potential businesses.
-up to the approval, the Economic Development and Public Communications
departmen ere asked to provide a framework and guidelines for the use and application of
the new brand identity. The "Cleveland Street Branding and Style Guide" is designed to give
guidance to internal departments, downtown partners, and interested businesses in the
appropriate use and application of the logo in marketing and other materials.
Community Redevelopment Agency 2008-02-19
1
Item # 1
Attachment number 1
Page 2 of 4
In response to questions, Public Communications Director Doug Matthews said staff is
working on trademarking, licensing and merchandising the Cleveland Street District and Beach
Walk logos. Licensing agreements will be for organizations that want to use the logo on items
to be sold. Affiliated organizations will have use agreements. The CRA Executive Director will
determine which organizations are designated as affiliated.
Opposition was expressed to the use of black in the logo.
develop a music-related logo.
Trustee Gibson moved to adopt the Cleveland Street Logo
"Cleveland Street Branding and Style Guide." The motion was dul
Petersen, Gibson and Chair Hibbard voted "Aye"; Trustee Creteko
carried.
On September 17, 2007, the CRA, pursuan
Proposals/Qualifications) 23-07 and the recomm
Designated Miles Development Partners of Atl
purchase and development of the Cleveland S
90-day period of exclusive negotiati g
to negotiate a Development Agree Pu ase A
consideration, in general conf ith the Miles D
December 17 2007, the CR d an extension
Fe 0 allow or pletion of neg
of the plan by providing
ite to the deve nd the development,
eon in accordance with the project plans and
add new residents to the Town Lake Character
d improve the aesthetic and useful enjoyment
f blight, all in accordance with and in
d in accordance with the act.
uccessfully concluded with MDP-Clearwater, LLC for purchase
ent of a project with 200 - 249 residential multi-family dwelling
ubject to CDB (Community Development Board) approval - and
round floor retail. The units shall be constructed and operated as
not less than five years from receipt of a certificate of occupancy,
ay be converted to ownership units at the owner's discretion.
Ten cent of the residential dwelling units will be reserved for workforce affordable
housing for a period of twenty years. Workforce affordable housing means a residential
dwelling unit leased or owned and occupied by a household with a household income of 120%
or less of adjusted median income for Pinellas County. For non-rental units, the sale price may
Community Redevelopment Agency 2008-02-19
2
Item # 1
Attachment number 1
Page 3 of 4
not exceed 90% of the average area price in the area as established by the U. S. Treasury
Department annually.
Primary business terms of the agreement:
1) Purchase of Property: $12,050 per unit @ 249 approved units = $3,000,450. The
exact unit count will be determined by the CDB and the price will be adjusted by Itiples of
$12,050. A $250,000 performance deposit will be escrowed upon approv by t A of the
DA (Development Agreement). Developer to purchase property on e : 3 after
issuance of all building permits or October 1, 2009. The CRA may r: e at
price if the developer does not commence foundation construction 24 month
approval of the DA.
2) Performance Schedule: Developer must file a complete ap
August 1, 2008. Developer must file complete building permit applic
CRA approval of the DA. Developer must commence foundation c
of CRA approval of the DA and vertical construction four months ther fter.
complete construction within 24 months of commencemen foundation.
3) Proiect Scope: Approximately 220 units
maintained for five years after Certificate of Occ
affordable units @ 120% (or less) of AMI (Area
Units must be maintained for five years after C
converted to ownership after five ye lanc
income, and occupancy controls t hat % A
responsible for qualification a ring of the prog
of units, owner will be respo ork with Housi
re t/maintai
developer for the
onstructed on the parcel, in an
lopment Agreement, the developer also has
rovements proximate to the project site, on
eets in conJ ction and consistent with the City's Cleveland
ct. This commitment will be memorialized in the Development
ated to additional density pool units.
A, the developer is required to file a CDB application with a
ign consistent with their response to the RFP/Q, a copy of which
elopment Agreement as an exhibit, and agrees that any material
nary site plan will be submitted to the CRA for approval. The site plan
he basis for the subsequent project plans and specifications, which shall be
submitted t e CRA for review and approval as owner. Any material modification of the design
and/or site plan by the CDB will require an amendment from the CRA.
Finally, the City received a HUD (Housing & Urban Development) Department) grant in
the amount of $1,295,000 for costs associated with the development of a regional stormwater
Community Redevelopment Agency 2008-02-19
3
Item # 1
Attachment number 1
Page 4 of 4
retention facility which became the Prospect Lake project. Since a portion of the land not
actually needed is to be conveyed for the Miles project, the City/CRA will be required to
reimburse HUD in the amount of $542,097 from the proceeds of the sale.
At an estimated value of $35,000,000 (land and improvements), the project is estimated
to generate $368,053 in tax increment in the first full assessment year the project is operational
(estimated in 2013). A total of $2,689,970 in TIF (Tax Increment Financing) reve e is
estimated to be generated through the expiration ofTIF authorization in 2019.
CRA Executive Director Rod Irwin reported staff is working
grant award must be reimbursed. Site is no longer needed fo
critical for the project's workforce housing component. Staff wil
documents to verify compliance with deed restrictions, including
price. It was stated that further CRA review would be necessary
significantly.
The developer and staff were thanked for their efforts.
Trustee Doran moved to approve an Agreeme
the Cleveland Street and Prospect Lake Park site
of Atlanta, Georgia, delineating the terms and co
and authorize the appropriate officials to execu
carried unanimously.
4 - Other Business
unity Redevelopment Agency
Community Redevelopment Agency 2008-02-19
4
Item # 1
Meeting Date:3/3/2008
Community Redevelopment
Agency Agenda
Council Chambers - City Hall
SUBJECT / RECOMMENDATION:
Approve Harborview Redevelopment Process, Timetable and Developer Query Material and Authorize CRA staff to Initiate the
Redevelopment Process.
SUMMARY:
At the April 16, 2007 CRA 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 instructed staff to prepare for Board consideration, in the 1 st 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 what type of development
program would be required to attract the requisite private development and heighten the likelihood that an RFP 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 (Exhibit A), as well as developer query material (Exhibit D), is designed to meet Board
expectations and maximize our prospect of achieving a successful public referendum approval, meet public policy and objectives for the
parcel and downtown,andattract 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:
Issue: 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?
Issue 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--two options for the proposed redevelopment site are shown in the maps in
Exhibit C. Option 1 includes the whole of the adjacent parking area (total of 3.18 acres) and 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 par!ii~g~~:Ji'o
described above? Should the redevelopment site include the full extent of the parking area (Option 1, totaling 3.18 acrrf.'flrRl#b:2. limited
to the parking area extending from Osceola A venue to the 28-foot contour line (Option 2, totaling 2.8 acres)?
Issue 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 staffreport 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 PST A 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 needfor approximately 90 spaces, plus three handicapped spaces to accommodate
"overflow" parking.
Issue 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 and 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?
Review Approval: 1) Office of Management and Budget 2) Legal 3) Clerk 4) City Manager 5) Clerk 6) City Manager 7) Clerk
Cover Memo
Item # 2
Attachment number 1
Page 1 of 20
ATTACHMENT "A"
Harborview Center Site Redevelopment Process
- DRAFT-
A. Developer Interviews
Apr-May, 2008
. Generate "Guiding Principles" Report from Interviews
. Staff Commissions Several Possible Development
Representations (visual examples) of "Guiding Principles"
B. Staff Report to Council - Council Provides Direction on Results of A. July 2008
C. Results of A. and B. Presented to 2-3 Citizen Focus Groups Sep 2008
(as with Boat Slips)
D. Staff Report to Council on Citizen Focus Groups w/Recommendations Oct 2008
for Development Program
E. Council Authorizes Development of RFP Nov 2008
F. RFP Developed- Council Authorizes Issuance Jan 2009
G. RFP Issued Feb 2009
H. Developer Selected Apr 2009
1. Negotiate Term Sheet (Subject To Referendum) Aug 2009
1. Re ferendum * * Mar 2010
Notes:
* Public Communications would prefer 4-6 months of information distribution
** Next regularly scheduled election would occur in March, 2010
rhi/ 2- 19-08
Item # 2
Attachment number 1
Page 2 of 20
EXHIBIT "B"
Relevant Downtown Redevelopment Plan & City Charter Provisions
Harborview Center Site End-Use Investigation
Downtown Redevelopment Plan
The Redevelopment Plan envisions the Harborview Center site as a major mixed-use
development with a combination of retail, entertainment, hotel and conference destination space.
The plan states:
"The City will only contemplate redevelopment containing uses open to the public such as
retail/ restaurantlconvention center/hotel/entertainment uses within the footprint of the
existing Harborview Center. "
"The redevelopment should complement the new Main Library and Coachman Park both in
terms of compatibility of uses and design. "
"Maintain the Harborview Center as a conferencelcommunity center consistent with
reasonable operating requirements, until the citizens and City Commission endorse plans for
redevelopment. For the long term, the existing footprint of the Harborview Center may be
redeveloped solely with restaurant, retail, convention center, hotel and/or entertainment uses
so the site remains open and accessible to the public. The design of the redeveloped site shall
provide public access and be integrated with and related to the balance of the Downtown
Core and the Coachman Park Master Plan. "
Summary: According to the foregoing, the Redevelopment Plan does not provide for
residential uses of the Harborview Center site.
City Charter
Harborview Center (Building Footprint)
The City Charter limits the use of the Harborview Center to "any municipal purpose."
"(7) No city owned real property in the area bounded on the north by Drew Street, on the east
by Osceola Avenue, on the south by Pierce Street, and on the west by the waters of Clearwater
Harbor, shall be sold, donated, leased, or otherwise transferred or used for other than city
facilities except upon a finding by the council at a duly advertised public hearing that such
transfer or use is necessary and in the interest of the public health, safety and welfare of the
citizens of the city and the approval of such finding at referendum; except for that structure
known as Harborview Center, as described in Appendix B. which structure may be leased for
and used in furtherance of any municipal purpose consistent with the charter and
ordinances of the city. "
Harborview Center Parking Areas
The City Charter limits the use of the Harborview Center parking area below the 28- foot
contour to "open space and public utilities."
"(6) No municipal or other public real property lying west of Osceola Avenue, east of
Clearwater Harbor between Drew and Chestnut Streets, being further described in Appendix
A. [28-100t contour reference) shall be developed or maintained other than as open space and
public utilities together with associated appurtenances, except upon a finding by the council
at a duly advertised public hearing that such development is necessary in the interest of the
Page 1 of 2 Item # 2
Attachment number 1
Page 3 of 20
public health, safety and welfare of the citizens of the city and approval of such finding at
referendum, conducted subsequent to the public hearing. City-owned tennis courts and
associated appurtenances may be constructed and maintained on such property south of
Cleveland Street. "
"Appendix A: That portion of city-owned land bounded on the north by the right-a.fway of
Drew Street, on the east by the right-a.fway of Osceola Avenue, on the south of the right-a.f
wcry of Pierce Street, and on the west by the waters of Clearwater Harbor, lying below the 28
mean sea level elevation, together with thefollowingdescribedtract[...j."
The City Charter limits the use of the Harborview Center parking area above the 28- foot
contour to "city facilities."
(7) No city owned real property in the area bounded on the north by Drew Street, on the east
by Osceola Avenue, on the south by Pierce Street, and on the west by the waters of Clearwater
Harbor, shall be sold, donated, leased, or otherwise transferred or used for other than city
facilities except upon a finding by the council at a duly advertised public hearing that such
transfer or use is necessary and in the interest of the public health, safety and welfare of the
citizens of the city and the approval of such finding at referendum; except for that structure
known as Harborview Center, as described in Appendix B. which structure may be leased for
and used in furtherance of any municipal purpose consistent with the charter and ordinances
of the city.
Based on the foregoing, use of certain areas that comprise the proposed Harborview Center
redevelopment site for other than municipal purposes, city facilities, open space and public
utilities would necessitate a public referendum.
Preservation of Recreation/Open Space Lands
The City Charter limits the transfer and new use of municipally owned lands designated as
recreation/open space on or after November 16,1989.
(5)(v) No municipally owned real property which was identified as recreation/open space on
the city's comprehensive land use plan map on November 16, 1989, or at any time thereafter,
may be sold, donated, leased for a new use, or otherwise transferred without prior approval at
referendum, except when the council determines it appropriate to dedicate right-a.fway from,
or easement over, such property. Such recreation/open space property may be leased for an
existing use, without referendum, unless such lease is otherwise prohibited by charter or
ordinance.
The Clearwater Comprehensive Plan (adopted November 16, 1989) shows two future land
use designations on the area currently proposed as the Harborview Center redevelopment
parcel. The land on which the Harborview Center is currently sited was designated in 1989
as "Downtown Development District/Regional Activity Center." The remainder of the
proposed Harborview Center redevelopment parcel (currently parking) was designated as
"Public/Semi-Public" in 1989. Furthermore, a document search of subsequently adopted
comprehensive plan amendments, as well as Downtown Redevelopment Plan amendments,
indicates that no part of the proposed Harborview Center redevelopment parcel has been
identified as recreation/open space since November 16, 1989.
Page 2 of 2
Item # 2
Attachment number 1
Page 4 of 20
EXHIBIT "e"
Maps
Harborview Center Site End-Use Investigation
Item # 2
Q)
LO
....
>, ,n
..... llJ en
OJ (Q N
0 00 J:,
-0
OJ N ....
:s: ~ ii
OJ Qj
'> OJ Ol -0 ~
OJ 1U Cll C'5 ch
0:: 0 ll..
w
-
CIl
CIl
-
C>
C>
......
III
(ij
::::i
tT
CIl
..s:::
(.)
.E
z-<rw
s
Ul
<ll
I-
<.J
<(
CO
~
Cii
t::
CO
0...
C
<ll
E
Cl.
o
Cii
>
<ll
'"0
<ll
0:::
'"0
<ll
(/)
o
Cl.
o
I-
0...
I-
::J
o
C
o
U
.S2
J::.
Cl.
~
OJ
o
Cl.
~
c-
CO
'"0
C
::J
o
[(}
Cii
t::
CO
0...
"f"'"
s::::: c
0 0
:;::; ~
a. 0>
~
0 Q)
>
(1) c
'iJ
(.) Q) x
CJ) E
s... C"i
co :J Qj
, l!
a.. l:J tIl
C "-
+' W ;:
Q)
s::::: L... .:;;
Q) 0
(1) .0
C ~
E Q) E
0.0 Q)
E
~ .~ "-
0
Qj
>
(1) > Q)
L... '"
> 0 Q)
0::
(1) ..Cl ;:
L... Q)
"C Cil :;;
(1) I 0
.0
0:: ro
I
"'
"-
tIl
:;;;
c
o
~
"
o
-'
t:~~ ~
.9 M "'t .~
~:~Lt~ ~.~
..-2~~~~ ~
~~~~;l~~
ECE~.f lI:l S2
~.[~~gt3 ~~
It ~.~~~~ i ~
.!:.l: ell N i. Q)"
~~~;;Q E:
w g~~ G ~
c3~; 8~
OD.. 0..0')
- tIlN
:;;;;:0
Q)
LO
....
>, N ,n
..... llJ en
OJ (Q N
0 00 J:,
-0 N
OJ ....
:s: ~ ii
OJ Qj
'> OJ -0 ~
1U Ol
OJ Cll C'5 ch
0:: 0 ll..
w
z-<rw
s
Vi'
Q)
'-
u
<(
o
CXJ
~
2i
'-
ro
CL
c
Q)
E
c..
o
Qj
>
Q)
-0
Q)
0:::
-0
Q)
(/)
o
c..
o
'-
CL
N
s:::::
o
:;::;
a.
o
(1)
(.) Q)
s... (/)
co=?
a..-g
_w
s::::: Q)
(1)c
E Q)
0.0
o ~
G> .~
> 0
(1)-:2
"C ro
(1) I
0::
Qj
~
C>
C>
......
III
(ij
::::i
tT
CIl
..s:::
(.)
.E
'-
::l
o
C
o
U
.S2
..c
c..
ro
'-
OJ
o
c..
~
~
ro
-0
c
::l
o
(()
2i
'-
ro
CL
c
o
~
0>
~
Q)
>
c
'iJ
x
E
N
Qj
l!
tIl
"-
;:
Q)
.:;;
o
.0
~
E
Q)
E
"-
o
Qj
>
Q)
'"
Q)
0::
;:
Q)
:;;
o
.0
ro
I
"'
"-
tIl
:;;;
c
o
~
"
o
-'
~:g g,
.~ ~;: .~
1::~ it ~ E .~
E';i~~ g'
~i~~~~ ~ 2:
E~E~~~9~
~.[~~gt3 ~~
It ~.~~~~ i ~
.!:.l: ell N ~ Q) ("')
~ g.~ ~ ~ E :
w ~~~ g 8
,,~; o~
OD.. 0..0')
- tIlN
:;;;;:0
Q)
LO
....
>, ,n
..... llJ en
OJ (Q N
0 00 J:,
-0 N
OJ ....
:s: ~ ii
OJ Qj
'> OJ Ol -0 ~
OJ 1U Cll C'5 ch
0:: 0 ll..
-
CIl
CIl
W -
z-<rw C>
C>
......
III
(ij
::::i
tT
CIl
..s:::
S (.)
.E
(/) en
Q) ~
g u
:5 <(
CXJ
.S2 8
:c
::l
CL Q)
-0 (/) C
C 0 .Q
ro c.. c..
'-
Q) ::l (/) 0
Q)
u CL E
ro
c.. ro '(3 2i
(/) c..
'(3 ro '-
c u.. ro
Q) 'c C CL '-
c.. ::l ::l
0 ~ u c 0
Q) C
i:1i i:1i E 0
(/) (/) c.. U
:J :J 0
-0 -0 Qj .S2
> .c ~
Q) Q) Q) c..
<;:: <;:: -0 ~ ro
'(3 '(3 Q) -0
Q) Q) 0::: OJ c
c.. c.. c.. 0 ::l
(/) (/) -0 c.. 0
'- '- Q) ~ (()
2 2 (/)
0 ii 2i
'- '- c..
ro ro 0 '-
.c .c '- CXJ ro
U U CL N CL
en c 'iJ
s::::: x
0 E
0 ~ ~
:;::; 0
0> ~
(.) ~ 1n
.;: Q) "
0::
+' > ,,'
en c "'
::J
(1) Q) ~,
"
0:: CJ) t
:J '"
(1) , 6
l:J E
en c "
W E
=> 0.
L- 0
Q) Qj
s... >
C "
(1) -0
Q) "
0::
~ 0 ;:
CO S "
.:;;
..s::::: Q) 0
.0
U '5 ro
L- I
0 "'
~ ..Cl 0.
'"
L- :2'
+' ro C
I 0
~
"
0
ill", -'
'"'" g>
CM'" .~
.9 M "'t
. _H" i!1
~:~LL~~~
..-2~~~ ~ .~
W
~ ~~ ~;l w:2'
-<(
CllcE~LLlI:l ',2",
Ii; OlUUc::iCll :><;:!
E.~~ ~~~ -<Xl
c.. Cll.!:1<("'t:!!: .;...;..--
I::.J:: ell N I ~o
.~~~~ E~
w 2~~ " '
"<Xl
00
"o.i:: 00
;!C- 0.(:'
"''''
:2'N
Attachment number 1
Page 8 of 20
EXHIBIT "D"
Call for Ideas
Harborview Center Site End-Use Investigation
Item # 2
H
SITE END-USE INVESTI
~ Clearwater
u
Community Redevelopment Agency
112 sou~te35~<ita Avenue
Clearwater, Florida 33756
OVERVIEW
I ntrod uction
Call for Ideas
Process for Decision Making
BACKGROUND & CONTEXT
Location
Market Trends
Demographics
New in Downtown
Cleveland Street District
2
2
2
3
4
SITE DETAILS
Redevelopment Parcel
Existing Features
Use, Density & Intensity
Agreements
Surrounding Properties
Transportation & Parking
Environmental
5
5
6
6
7
7
7
~.I
Item # 2
APPENDIX
~
The Clearwater Community Redevelopment Agency
(CRA) is contemplating a red offering of
a prominent waterfront site in Clearwater.
The proposed redevelopment parcel is occupied by
a convention center known as Harborview Center,
Stein Mart department store, Pickles Plus Too and a
1 07-space surface parking lot. Anticipating the need
for substantial renovations to the aging Harborview
Center structure and sensing that the current use
is not the highest and best use of the site, the CRA
desires to explore the market-based potential for
alternative uses of the site.
The Harborview Center site is an integral component
to Downtown's renaissance. The site is a key
transitional area between the Cleveland Street Cafe
District and a chain of existing and planned public
open along the water's edge. From its rch
arwater Bluff, the site offers
panoramic views of Clearwater Harbor, Coachman
Park, Clearwater Beach and Sand Key barrier
islands and the graceful lines of the neWt high-span
Memorial Causeway Bridge.
The Harborview Center site is part of the Clearwater
Downtown Community Redevelopment Area,
which is governed by the Clearwater Downtown
Redevelopment Plan. The ideal end-use m for
the site would further the plan's objectives y:
· Serving as a catalyst for redevelopment
· Reinforcing Downtown as a destination and
community focal point
· Integrating the public realm, scenic vistas and
natural and cultural resources
· Enhancing pedestrian and vehicular linkages
and connections
· Exhibiting design quality befitting the Downtown
waterfront
· Providing fiscal benefit or ne the City
The City Charter requires voter approval for
redevelopment of the site except for certain limited
uses. The Downtown Redevelopment Plan may need
to be amended to accommodate new uses. The City
Sl era Ion a p an amen men an
pu referendum to permit land uses that create the
best redevelopment program for the site.
In preparation for the redevelo
is soliciting input from selected
interests as to viable end-uses of the propose
redevelopment parcel. A viable end-use would further
the Redevelopment Plan 0 ives, attract q
private investment to make ject a reality and
convey economic benefits to Downtown and the
greater Clearwater community.
Selected developers will be invited to participate
in "one-on-one" interviews with CRA staff to
explore information and ideas. Ideas emerging
from the interview process will be led into a
redevelopment a e CRA
, potentially, a Request
F site's redevelopment. The
successful proposer and staff would collaborate
on a refined redevelopment plan and program,
including proposals for disposition or lease of
public property, for consideration by the public
through a voter referendum.
This Call for Ideas contains pertinent information on
the proposed redevelopment parcel and its physical,
market and regulatory contexts to inform potential
interview participants.
The proposed process for the end-use investigation
and redevelopment planning for the Harborview
Center site are outlined below:
1. Distribute Call for Ideas to developers
e with projects of similar magnitude
2008]
2. Schedule develo
with City st
ers individually for interviews
ing end-use ities,
es 008]
3. From the range of ideas presented, identify
a set of guiding principles and preliminary
program information [Jun 2008}
4. Report findings to CRA Board and receive
direction on a preferred development
program (end-use) [Jul 2008]
5. Provide opportunities for public input on the end-use
alternatives via focus groups to achieve consensus
on a preferred end-use [Sep 2008]
6. Re ort find' and recommendations for
opmen ewor to
Board 2008]
7. Seek authorization to issue a RFP [Jan 2009]
8. Issue RFP and select a developer [Feb-Apr 2009]
9. Refine redevelopment plan and negotiate term
sheet per RFP [Aug 2009]
10. Hold a citizen referendum to endorse the
proposed end-use for the Harborview IfuJmte# Qte
[Mar 2010]
The City of Clearwater is a coastal community in
the Tampa B rea of west central Florida
Figure 1). T ty is the county seat for Pin s
County. The geographic reach of the City is an area
of 37.7 square miles that includes mainland and
barrier islands. Ne or jurisdictions include
Belleair, Dunedin Harbor.
n: The CRA district, including
n, is ed to be among the fastest
growing subm n Pinellas County. The
CRA district' rojected ow by over 3
percent ann Iy to 2010. is growth is largely
bei eled by new n condominium
de withi ct. Within a
15-minute drive time of Downtown, there are
approximately 278,000 residents.
Income: The 15-minute drive time area from
downtown had an average household income of
$53/100 in 2005.
Retail Market: The Downtown retail market is
ril driven wntown workers, visitors
an surroun Ing
Downtown. Approximately, 22 percent of the retail
market is from residents outside of the primary trade
area (15-minute drive time). A 2005 retail analysis
indicated that Downtown was captu' only 30
percent of the primary trade area/s t demand for
retail space.
Office Market: The Downtown office market will
continue to strengthen given projected growth in
Attachment number 1
Page 12 of 20
employment. Projected demand shows a need for
125/000 to 200/ are feet of additional
office space between 2 5 and 2010.
Hotel Market: The hotel market among "flagged"
product in Clearwater is bifurcated. On one end of
the spectrum are beach-oriented hotels that obtain
premium rates and mix high-end condos with
traditional hotel units. At the other end are budget
Herin s alo n is the hi h
qua ity im service can serve
both business and leisure markets. Downtown is
a good location for this type of hotel given the
concentration of businesses, institutions and proximity
to the waterfront and beaches.
Housing Market: There are currently 1/800 new units
in the pipeline for Downtown. Higher land prices in
Downtown in comparison to other parts of the city
encourage high-rise development. Construction costs
approaching $200 per square foot have driven unit
prices at the luxur end of the spectrum. Of the 800
units active I
priced was between 0 and $500 per square
foot. Rental rates for luxury product in the city is in
excess of $920 per month for a two-bedroom unit and
occupancies in luxury developments are estimated at
98 percent.
Media Market: The region in which Downtown
Clearwater is located is the 13th largest media
market in the US.
Clearwater had a year-round population of
115,498 (2006) plus a significant seasonal and
tourist population. Of the five million annual
visitors to the Suncoast, a large share are
attracted to the beaches, sporting events and
warm winter wea
The Tampa-St. Petersburg-Clearwater metropolitan
statistical area (MSA) is home to roughly 2.7
million residents, making it the second largest
MSA in Florida, and the th est in the
sern
D raphic data for the area within a five-
m dius of Downtown is located in the
appendix section.
Item # 2
CD WATER'S EDGE @ MEMORIAL CAUSEWAY BRIDGE
157 luxury condominium units
10,000 sq. ft. retail uture monorail
Completion: Summer 2009 Completion: 2006
@ THE STRAND AT CLEARWATER CENTRE 0 DOWNTOWN BOAT SLIPS
88 luxury condominium units 129 to 140 bo
22,000 sq. ft. retail/office Docking for tra & event boaters
Completion: 2009 Ferry pick-up & drop-off area
@) STATION SQUARE @ CLEARWATER MAIN LIBRARY
126 luxury condominium units 90/000 sq. ft. libra with rooftop terrace
10,000 sq. ft. restaurant/retail uality arch ural design
Includes 100 public parking spaces n:2004
Completion: Summer 2009 @
PROSPECT LAKE PARK
@ RESIDENCE INN BY MARRIOTT Regional Stormwater Facility
115 hotel rooms Completion: 2004
81/880 sq. ft. building
Completion: Late 2009 @ CLEVELAND STREET STREETSCAPE
@ S s "cafe SOCI environment
CLEVELAND/PROSPECT MIXED USE n: 2007 ( se 1 of 3)
204-249 rental units @
16,000 sq. ft. retail/office PINELLAS TRAIL EAST AVE. ENHANCEMENT
Completion: 2011 Completion: TBD Item # 2
The Cleveland Street District is a 25-block area that serves as the retail
spine of the Downtown core. Over the next few rs, Downtown is
expected to experience significant growth a nge resulting from:
The Cleveland Street District vision is embodied in the Cafe Society
concept. As living room to the City, the concept complements
retail, employment and residential offerings by providing gathering
space for Downtown residents and visitors. The Cafe Society is the
vehicle to generate activity on the street, stimulating the business
environment and quality of life.
Cleveland Street is home to
national retailers. A retail
recruitment firm will help
bring new businesses to the
Cleveland Street District.
ure
The Downtown waterfront hosts several large-scale
events, including the Cleawater Jazz Holiday,
whose history in Downtown dates back 29 years.
Visitors to the Cleveland Street
District are met by pocket parks,
sidewalk cafes and public art,
adding the element of surprise
to the urban setting.
Item # 2
Map Document: (V:\GIS\Engineering\Location Maps\Harborview Redevelopment\newharborview4.mxd)
1/30/2008 --11 :22:14 AM
The 3.1 8-acre site is currently occupied by
Harborview Center and a surface parking lot.
Harborview Center consists of meeting space,
banquet facility, department store and restaurant.
The land and improvements are owned by the
City, the convention space is operated by a
management company, with the remainder being
leased to a department store and restaurant.
Recent years have shown marked improvement in
the Center's financial performance. However, the
CRA believes that current uses do not represent
the site's highest and best use, especially when
considering the Downtown and waterfront
location. Noted impediments to the Center's
success under the present use include: 1) lack
of nearby hotel rooms (estimated need is 300+
rooms); 2 support structures that constrain exhibit
ted meeting rooms; 4) poorly
situa ing area; and 5) security issues
caused by the shared elevator with Stein Mart.
Harborview Center is a result of renovation
of a former Maas Brothers Department Store
building. The Center was last renovated in
1995, at a cost of $20 million, and is again in
need of renovation.
Lot Area:
Street Frontage:
Building Area:
Total.
Ground level:
Street level:
Top level:
Atrium:
Utilities:
Parking:
3.18 acres
400' MOL on Cleveland St.
408' MOL on Osceola St.
30,0 . exhibit hall
7,000 sq. ft. deli/restaurant
53,000 sq. ft. department store
50,000 sq. ft. banquet room,
full service kitchen, ballroom,
gallery and six meeting rooms
3,000 sq. ft. (open to all floors)
All services available ~# 2
107 spaces (approx.)
Redevelopment Site Designations:
Future Land Use: Central Business District (CBD)
Zoning: Downtown (D)
Downtown Character District: Downtown Core
Permitted Uses:
The Downtown Redevelopment Plan limits the
use of Harborview Center to "restaurant, retail,
convention center, hotel and/or entertainment
uses that are accessible to the public."
A proposal that includes a residential
co nt as part of its redevelopment scheme
quire an amendment to the Downtown
Redevelopment Plan. The plan also directs future
uses of the site to consider views of Clearwater
Harbor and integration with Coachman Park.
Intensity: 4.0 floor area ratio (max)*
Density: 70 residential units per acre (max) *
95 hotel units per acre (max)*
Height: No limitation if development if
compatible with Downtown District
Design Guidelines.
* The Public Amenities Incentive Pool provides
density and intensity increases in excess
of the allowable maximum development
otential based on a rovision of selected
pu
Use of the Harborview Center redevelopment
parcel for other than those specified in the City
Charter will require specific approval via public
referendum. Under the provisions of the Charter,
use of the Harborview Center building footprint
is limited to purposes that
portion of the iew Cent opment
site below the 28-foot topographical contour
is limited to open space and public utility uses.
Remaining areas of the Harborview Center
redevelopment site are limited to city facilities.
Cleveland Street District
Global Spectrum has managed Harborview Center
for th st 12 years under an agreement with the
expires on 30,2009. In 2007,
ew Center h 193 events with a total
attendance of 8. Gross revenues for 2007
were over $1. ion, up 7.2 percent from the
ed over
and space is being held
Stein Mart has been a tenant at Harborview Center
since 1995. This store is a consistent performer from
a revenue perspective, largely due to large and
loyal customer base. Gross revenues for 2007 were
almost $5.2 million, down from approximately $5.8
million in 2006. The lease for this business expires
on September 30,2009, with no provisions for
ewal. Company representatives have indicated a
e to remain in Downtown, either in its present
location or on another suitable site.
Pickles Plus Too is a popular deli that serves
Harborview Center visitors, Coachman Park event
and the Downtown lunch crowd. Pickles'
terms allow three, five-year extensions that,
at this time, give the deli the option of staying up to
12 more years. Pickles may be willing to relocate
to another site in Downtown.
Coachman Park: This 18-acre waterfront park hosted
approximately 275,000 visitors and 28 events in
2007, including large-scale festivals and concerts.
A separate master planning effort will identify ways
to enhance the park as a Downtown destination and
entertainment venue.
Clearwater Main Library: The 90,OOO-square foot
Main Library draws 350,000 visitors a year. From
this four-story building, library patrons enjoy a
wide range of reading materials and programs,
state-of-the-art meeting rooms and spectacular
views of the waterfront.
Downtown IISuper Blockll: The c
immediately east of Harborview
situated and contains several underu private
land holdings. Future redevelopment of th Super
Block is envisioned to include high intensity mixed-
use (residen office and retail) that is highly
integrat Cleveland Street District and the
waterfront open space.
City Hall: Like Harborview Center, a redevel nt
al for this 3-acre parcel will require a zen
dum and receipt of fair market value for the
parcel (i.e., rchase or in-kind replacement of the
municip ing).
Waterls Edge: This new mixed-use development has
taken shape with anticipated completion in 2009.
Ground floor retail will enhance the pedestrian
environment on Cleveland Streetl across from
Harborview Center.
Traffic Circulation: T rterials in the City's
roadway network ar US 19. SR 60 is
an east-west corridor providing connectivity between
highly urban places in Pinellas and Hillsborough
counties. US 19 is most heavily traveled north-south
arterial in the City. It provides connectivity to the City
of St. Petersburg and Manatee County to the south
and Pasco County to the north.
The Downtown has a traditional street grid that
a level of pedestrian, bicycle and
motor vehicle connectivity between Downtown
destinations and surrounding neighborhoods. The
City ces priority on pedestrian mobility as
is e ced the range of amenities and safety
features serving to increase comfort and convenience
of people on-foot in Downtown.
Attachment numb
Transit Service: Harborview Center is on 8'fSlSTA of 20
transit bus route. Conceptual planning is
for fixed 't between the
bluff and beach, although funding has
not been identified.
Trail Network: The renown Pinellas Trail traverses
Downtown along East Avenue,
1/4-mile, or a five-minute walk
Center. This 34-m One trail is linked to another
47 miles of ils and has upwards
of 800,000 users annually.
Parking: There are approximately 536 parking
spaces in the vicinity of Harborview Center that are
shared by Harborview Center, Coachman Park and
Clearwater Main Library. Of these s, 107 are
located within the proposed Harbor Center
redevelopme rcel. The remainin 9 spaces
are located at foot of the bluff ere future a
recreation/open space amenity is envisioned to
replace the parkin area. An additional 40 parking
Overlapping events at Harborview Center and
Coachman Park and peak riods of library use
can exceed the capaci the shared parking
lots. In these cases, event goers and library
patrons resort to parking opportunities in other
parts of Downtown. This situation is usually the
least palatable to Harborview Center visitors (e.g.,
conference attendees) and library patrons. As
such, the CRA will be looking for ways to increase
the inventory of public parkin 'mately
90 spaces in conjunction with a pment
scheme for the Harborview Center parcel.
confining clay layer at approximately
1 eet elow grade causes groundwater above
that level and infiltrated stormwater to flow from
east to west and stack against subsurface building
walls. To resolve this condition, any below grade
construction on the site must provide for positive
drainage of groundwater.
Contamination: A records search conducted
in January 2008 revealed no indicators of
contamination on or in the vicinity of the site.
Item # 2
APPE
Item # 2
ent numb
of 20
Population
1990 Population 1 1 ,049 74,650 193,826
2000 Population 10,708 78,748 203,265
2005 Population 11 ,356 80,316 206,555
2010 Population 11 ,688 81,309 209,124
Households
1990 Households 4,936 34,147 90,519
2000 Households 4,734 34,909 94,922
2005 Households 4,976 35,364 95,667
2010 Households 5,077 35,534 96,055
2005 Average Household Size 2.11 2.19 2.10
Employment
2005 Daytime Population 15,000 41 , 150 97,430
Summary Housing Information
1990 Median Housing Value $57,452 $71,717 $75,015
2000 Median Housing Value $73,990 $89,923 $92,599
2000 Owner-Occupied Housing Units 29.7% 54.9% 58.0%
2000 Renter-Occupied Housing Units 53.9% 31.0% 27.8%
2000 Vacant Units 16.39% 1 4. 1 2% 14.19%
2005 Owner-Occupied Housing Units 29.4% 54.2% 57.4%
2005 Renter-Occupied Housing Units 52.0% 30.0% 27.0%
2005 Vacant Units 18.52% 15.73% 15.61 %
2010 Owner-Occupied Housing Units 30.2% 54.7% 57.8%
2010 Renter-Occupied Housing Units 51. 0% 29.4% 26.5%
2010 Vacant Units 18.85% 15.96% 15.77%
2005 Households by Income
$0 - $14,999 28.4% 17.5% 16.6%
$15,000 - $24,999 18.3% 14.8% 15.5%
$25,000 - $34,999 17.6% 13.2% 13.8%
$35,000 - $49,999 13.5% 17.4% 1 7.7%
$50,000 - $74,999 11.4% 1 7.7% 18.0%
$75,000 - $99,999 4.4% 8.6% 8.7%
$100,000 - $124,999 2.2% 4.6% 4.2%
$1251000 - $149/999 1.4% 2.0% 1.7%
$150,000 - $200,000 0.8% 1.2% 1.2%
$200,000 - $249,999 0.3% 0.5% 0.5%
$250,000 1.7% 2.6% 2.2%
2005 Income
Median Household Income $26,696 $38,360 $38,150
Per Capita Income $19,845 $25/649 $25/240
Average Household Income $40,259 $55,686 $52,-1~ # 2
Source: us Census Bureau
Attachment number 2
Page 1 of 1
DEVELOPER INTERVIEWS
HARBORVIEW CENTER REDEVELOPMENT SITE
OBJECTIVE:
Conduct commitment-free discussions with developers to determine seriousness of interest and
overall feasibility.
QUESTIONS FOR INTERVIEW PARTICIPANTS
1. If the Harborview Center site were made available to you under current development/use
regulations, what would you do with it?
2. In your opinion, what are the site's advantages? Disadvantages?
4. Do you believe an offering of the site for redevelopment (Request for Proposal) would
attract developer interest and requisite investment at this time?
5. In your opinion, would the voter referendum requirement affect developer interest?
6. What incentives would you expect in support the project?
7. Would you be willing to run a back of the envelope proforma to determine project
feasibility?
INFORMATION PROVIDED AT INTERVIEWS:
. Project Objectives (reasons for considering the project)
. Site History (public opinion)
. Regulatory Framework
. Graphics that describe the area
Item # 2