CRA - REQUEST FOR PROPOSALS/QUALIFICATIONS RFP/Q 23-07
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I. Introduction
Purpose
The purpose of this Request for Proposals/Qualifications (RFP /Q) is to select a qualified
Development Team (Developer) to purchase and develop a prime 4.13+/- acre site
located on Cleveland Street and Prospect Avenue (Site) in Downtown Clearwater, one
block east of the Downtown Core. The Community Redevelopment Agency (CRA)
of the City of Clearwater, Florida invites qualified applicants to submit proposals and
qualifications for a residential infill development that includes a limited commercial
component for the Site.
The CRA redevelopment strategy emphasizes the creation of a significant residential
concentration in and around the Downtown Core to create the support for a day-into-
evening retail, office, recreational, and entertainment environment. The CRA envisions
this parcel as a major opportunity to facilitate this strategy.
Site Background, Location and Ownership
The Site, located in the Town Lake Residential Character District of Downtown
Clearwater, is currently owned by the CRA and the City. Clearwater is situated on the
west coast of Central Florida in the Tampa Bay area and is the county seat for Pinellas
County government.
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THIS IS NOT A SURVEY!!
NOT TO SCALE
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NOTE: Total acreage is 4.13 Acres, more
or less. Includes Tracts 2 and 5 of
MEDITERRANEAN VILLAGE IN THE PARK,
as recorded in Plat Book 125, Pages
44-46, public records of Pinellas County,
Florida,
NlKTOO'OO"W
179.78'
CITY OF CLEARWATER. FLORIDA
ENGINEERING DEP ARTYENT
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The City targeted this prime development site, a former car dealership, for redevelopment
in the late 1990s. The Site was purchased, along with some adjacent property, by the City
to allow for environmental remediation of the site because of its former use. The goal was
to create momentum for residential development in the downtown. The adjacent land was
acquired for the use as a regional stormwater retention area, now Prospect Lake Park, and
also to encourage redevelopment of the area.
The City completed the environmental remediation of the site in 2004. A "comfort
letter" provided by the Florida Department of Environmental Protection acknowledges
the completion of the soil remediation at the Site and the current monitoring only plan
for groundwater. The Site is ready for development, but will need to include four (4)
monitoring wells to show sufficient natural attenuation of the groundwater.
The property was originally separated into three tracts, or stages, the first of these tracts
was developed for residential use. Named Mediterranean Village in the Park, fifteen
townhouses along with a community pavilion and pool were constructed on this first tract.
Through this RFP/Q, the CRA is seeking to redevelop the remaining 4.13+1- acres with a
residential infill development.
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II. PROJECT SCOPE
AND OBJECTIVES
The subject property is located in the Town Lake Residential Character District of the
Downtown. It has frontage on Cleveland Street, Prospect Avenue, and Ewing Avenue
and is adjacent to Prospect Lake Park. The Downtown Redevelopment Plan envisions
this District as a residential area with ancillary commercial uses, with more intensive
commercial and office development directed to the major streets in the District.
The CRA desires a mixed-use urban infill project in this location, with a predominantly
residential component. The CRA's redevelopment strategy emphasizes the creation of
a significant residential concentration in and around the downtown core, to create the
support for a retail and recreational environment. The City/CRA view this parcel as a
major opportunity to further this strategy.
While the City has a Flexible Development Code to encourage design, mixed-use and
massing creativity on infill projects, certain preferred criteria have been established
because of the importance of this Site.
Development proposals should include a mixed-use building fronting Cleveland Street
three to four stories in height. Commercial uses should be located on the first floor and
residential uses on the upper floors. The building should have a pedestrian orientation
with no means of vehicular ingress/egress on Cleveland Street. Freestanding residential
buildings should be located to the south of the mixed-use building and may extend up
to a maximum of 75 feet in height. The orientation of these residential buildings should
capitalize on the site's proximity to Prospect Lake Park, but not wall-off the park. The
project's overall design should acknowledge and integrate the lake as a design feature of
the site.
Submissions reflecting significant variations from the preferred concept may be
considered. but at the sole and exclusive option of the CRA.
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The Downtown Plan allows residential density up to 30 dwelling units or 40 hotel units
per acre and a Floor Area Ratio (FAR) of 1.0 for commercial development. Through the
Public Amenities Incentive Pool, a development proposal may attain additional density
and/or FAR based on certain amenities provided by the developer, including but not
limited to, streetscape improvements, on-site public art, the inclusion of affordable
housing within the development, and mixed-use projects that further the Plan's major
redevelopment goals and character district vision.
The amount of development potential made available to the project will be based on
the type and scale of amenity provided and not a specific formula. The allocation
of additional density/intensity is made in conjunction with a site plan application
reviewed and approved by the Clearwater Community Development Board at a public
hearing.
Any proposed project must comply with the Downtown Design Guidelines, which
require quality architectural and site design, an urban development pattern and the
use of quality materials that enhance the quality of the Clearwater Downtown built
environment.
Site Purchase Price
Price is to be negotiated, based upon the overall development proposal and the
economic benefit to the CRA.
Development Negotiations and Incentives
A Development Agreement between the Developer and the CRA shall govern the terms
and conditions associated with this project and the property acquisition.
The selected Developer shall enter into a binding Development Agreement with
the CRA, which shall outline the purchase and disposition of the subject Site, the
underlying project development design parameters agreed to by the CRA and city, any
incentives agreed upon, and the terms and conditions.
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Due to the importance of this particular downtown infill development site, it is the
intention of the CRA to consider certain development "incentives" which might include,
but not be limited to, the payment/waiver of certain impact fees and the use of tax
increment financing revenues.
III. gUALIFICATION AND
SELECTION PROCESS
Overview
A screening team will evaluate all submissions according to the evaluation criteria
delineated below and identify firms that will be invited to submit more detailed
proposals, make oral presentations, or both. The screening team will rely upon the
response to this RFP/Q in selection of finalists and the Preferred Developer. Therefore,
respondents should emphasize information particularly pertinent to the project and
the evaluation criteria and submit all information they wish the screening committee to
consider.
The Screening Team will recommend a Preferred Developer to the CRA, who will make
the final selection. The recommended Preferred Developer may be required to make a
formal presentation to the CRA, if requested, as part of the selection process.
The CRA will then enter into exclusive negotiations with the Preferred Developer
for a Development Agreement, Purchase Agreement and any other appropriate CRA
transactions.
The selected Developer will be solely responsible for project design, development
application submission and approval, securing required permits, construction of the
project and ongoing project maintenance and operation.
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Selection Criteria *
· Developer Experience and Qualifications 25%
· Financial Feasibility (Developer & Project) 25%
· Conceptual Development Program/Vision 25%
· Economic Benefit to the CRA 25%
,. A 10% "bonus" may be applied to any project proposal containing a residential
component with at least 10% of the units reserved for workforce affordable housing, at
120% of area medium income, for a period of at least 20 years.
Anticipated Selection Schedule
Release RFP/Q
Proposal Submittal Deadline
Project Evaluation and Rankings
Oral Presentations
Approval of Selection by CRA
May 8, 2007
June 29, 2007
Week of July 17, 2007
Week of July 30, 2007
September 2007
Proposal Submittal
Proposals must be submitted on or before June 29, 2007 by 4:00 p.m. Eastern Standard
Time. Late proposals will not be accepted. Proposals shall be submitted in a sealed
envelope or box and clearly marked as follows:
Request For Proposals /Qualifications-
CRA Cleveland Street and Prospect Lake Park Site
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Number of Copies
One (1) fully signed original transmittal letter and 10 copies of the proposal shall be
submitted to the CRA. The signer of the transmittal letter must be the person with
authority to act on behalf of the Proposer.
Proposal Oelivery Location
Proposals shall be mailed or hand delivered to the office of:
Mr. George McKibben
Purchasing Manager
City of Clearwater
Municipal Services Building
100 S. Myrtle Avenue, 33756-5520
P.O. Box 4748
Clearwater, Florida 33758-4748
Question and Answer Period
All questions regarding this RFP/Q must be submitted in writing and directed to the
Purchasing Manager no later than five (5) days prior to the submittal deadline. All
questions and answers will be posted on the City's website at www.myclearwater.com.
Questions may be 1) sent via email to Mr. George McKibben at george.mckibben@
myclearwater.com 2) faxed to (727) 562-4635; or 3) mailed or hand-delivered to:
Mr. George McKibben
Purchasing Manager
City of Clearwater
Municipal Services Building
100 S. Myrtle Avenue, 33756-5520
P.O. Box 4748
Clearwater, Florida 33758-4748
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Expenses
All proposers responding to this RFP/Q do so at their sole expense and risk. The CRA and
city assume no financial or other obligation to Proposers who respond to this RFP/Q. The
CRA and City will not be liable to any broker, consultant or other entity acting on behalf
of any Proposer for any fee or payment relating directly or indirectly to the Proposer or
its proposal.
Qualifications Compliance
The selected Developer shall comply with all applicable laws, ordinances and
regulations.
Non-confidentiality
All proposals, qualifications, correspondence and records made thereof, are public
record and handled in compliance with applicable state and local laws.
Selection of Development Candidate
The successful development entity will be selected by the CRA. Estimated timeframe for
selection is September 2007.
Right to Protest
Any actual or prospective proposer who is aggrieved in connection with the solicitation
or award of a contract may seek resolution ofhis/her complaints by contacting the
Purchasing Manager.
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IV. RFP 10 SUBMITTAL
REOUIREMENTS
Information in the responses should be organized and divided by tabbed sections as outlined
below:
A. Developer Information
Legal name and principal office address
Telephone number and e-mail address
Name of authorized agent who is authorized to negotiate with the CRA
B. Project Team
Names and qualifications of all team members, legal counsel, architect, financial
institution, contractor (if known)
A statement of the relationship between the developer and any parent company or
subsidiaries that might also take part in the development
C. Experience/Qualifications
List of prior development experience, short summary of relevant project(s), listing
total projects/units developed within the last five years
D. Financial References/History
Provide financial institution reference contact(s), which may be contacted by the
CRA
E. Narrative and Vision Statement
- A clear statement of the respondents' vision for the project and site, including how
the envisioned project will relate to the surrounding area and its benefits to the
CRA
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F. Conceptual Development Program
Present in both narrative and visual form the extent of the development proposal
for the Site. Drawings may be "conceptual" in format, but should be detailed
enough to reflect the scope of the proposed development
- Narrative elements to be addressed include:
Height
Scale
Square footage of specific land uses
. Proposed architectural style and material types
. Site and building orientation
. Project relationship to the adjoining Prospect Lake Park
. Access points and curb cuts
A breakdown of the proposed parking spaces to be allocated for each use
- Creative and innovative design solutions
G. Development Schedule*
Proposed calendar schedule, to include timeline for:
. Design
. Review and Permitting
. Construction
,. Note: it is the desire of the CRA that this project is under construction within twelve
months of CRA approval of the development agreement.
H. Financial Plan
Preliminary financial plan to include:
. Construction Budget detailing total project cost and proposed source(s)
of funding
. Demonstration of developer's financial capacity to develop the Site
- A brief description of the various land uses being proposed, including price points
of for-sale residential units and proposed lease rates for retail
- Suggested purchase price for the property
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:~"OMMUNIT'V REO'I?V,~:'hO..PMENT,AG~N'GY .', ~ .,'" RFP/O 23-,On
bU:~")~,.'. .., _~'{'~J':'. .,....'"::..'l...~........:".,...".~:-..'4."':,J\.;l-:.~'t~~~"'.\;.l:'~_... '\''''.. ......'J.,'l..~. .., .\.l~I;Mv~<~( ,..h;.,_ '_"-'-~o'-~..t;'~~"l':.EJ.~"A_~' ,..; ,";, ~".j~
V. GENERAL CONDITIONS
The CRA, in its sole and absolute discretion, with or without cause, and without liability of any
kind to any Proposer, reserves the right to:
Accept or reject any and/or all proposals, either in whole or in part, waive any
informality of any proposals and qualifications, cancel this RFP/Q at any time
and/or take any action in the best interest of the CRA. The CRA's decision in all
matters shall be final;
Retain all proposals for official record purposes, including a copy of the selected
developer's qualifications and supporting documentation, and/or use them in
whatever manner it deems appropriate;
Written competitive proposals, other submissions, correspondence, and all records
made thereof, as well as negotiations conducted pursuant to this RFP/Q, shall be
handled in compliance with Chapters 119 and 286 of the Florida Statutes. The
City gives no assurance as to the confidentiality of any portion of any proposal
once submitted;
Elect not to accept any request by any Proposer to correct errors or omissions
in any information, calculations or competitive price(s) submitted once a
qualification is received;
Ensure that by offering a submission to this RFP/Q, the proposer certifies the
proposer has not divulged to, discussed or compared his/her competitive proposal
with other proposers and has not colluded with any other proposers or parties to
this competitive proposal whatsoever;
Investigate the financial capability, integrity, experience and quality of
performance of each Developer including all principals;
Request an oral presentation from any Proposer; and;
Request any additional information from any Proposer.
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VI. DOWNTOWN
REDEVELOPMENT
ACTIVITIES & PROJECTS
Regional and national developers have discovered downtown Clearwater's strategic
location within the Tampa Bay region. The city is the second most populous
community within the county, and as the county seat enjoys the added benefit of
hosting thousands of city and county employees within our downtown. Connected to
downtown by the newly constructed Memorial Causeway Bridge are world-renowned
beaches that remain a popular destination for residents and tourists alike.
The Downtown Core itself is undergoing revitalization with two key private parcels
under construction. Several infrastructure projects have been completed or are under
construction that will continue to set the stage for the attraction of private development.
Leading the infill and redevelopment market is a strong consumer demand for new
workforce urban housing units (condominiums, town homes, and apartments) and
associated quality retail and entertainment support venues.
To coincide with this demand, a primary strategy of the eRA for downtown
revitalization is the attraction of quality, new urban market-rate and workforce housing
and hotel units. The attraction of residents and tourists into our downtown acts as a
catalyst for increased retail, restaurant and entertainment venues.
The CRA has worked closely with developers, the Downtown Development Board
(DDB), Main Street Program, property owners, Clearwater Regional Chamber of
Commerce, and other stakeholders to coordinate projects that support this strategy.
These projects include a comprehensive marketing plan to promote the future of
downtown with a brand identity for Cleveland Street and a Fa~ade Improvement
Program with matching grants for buildings along Cleveland Street.
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:4;"OMMUNIT;Y REOE}J.ElOPMfN,T A~GENCY .," "<~::',,,::RtP/O 23-fl
~<ri;~~ ... ", > "~. . .:.o.~' ,":.\._:;~.z~".rl~'_-tl~;....~" ,. ~\':I,_<n"'4; ,._ '_ ..... ~oi". '" '-.,/. {"~,..~....'-:-z:~,....;:~-.:it:>:'.J1~'1~"',,,,~ ~' , '~~,..i
Coinciding with these two projects is the development of a Sidewalk Cafe District
on Cleveland Street. Meant to provide a "unifying concept" for the area, it promotes
a sidewalk cafe environment and integrates businesses with the streets cape project
currently under construction on Cleveland Street.
Complementing these projects are the strong investments into the downtown
infrastructure by the city and redevelopment projects by private developers.
City's Downtown Capital Infrastructure Projects
The revitalization of downtown Clearwater has been spurred by the city's commitment
to improving the infrastructure of Downtown. This is evidenced by over $100 million in
new capital infrastructure improvements.
. Cleveland Street Streetscape- This $8.9 million project is under construction and
will be completed by the end of2007.
The project stretches from Osceola
to Myrtle Avenues and includes new
sidewalks, landscaping, lighting,
street-side amenities, and upgraded
utilities. The streetscape design,
envisioned to continue along Cleveland"..
Street, creates a pedestrian-friendly
downtown environment.
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CLEVELAND STREETSCAPE
"'.' \ . Downtown Clearwater Boat Slips- The
"
residents of Clearwater have approved, through
, ; public referendum, a 129-boat slip project on
the downtown waterfront near Coachman Park.
This $11 million project will create an active,
'. dynamic waterfront destination for families and
; visitors. It will also serve as a key piece in the
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. c, ,J" continued revitalization of Cleveland Street and
DOWNTOWN CLEARWATER
BOAT SLIPS
surrounding areas.
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. Main Library- A 90,000 square
foot $20.2 million main library
designed by architect Robert A.M.
Stern was completed in 2004.
MEMORIAL CAUSEWAY BRIDGE
MAIN LIBRARY
· Memorial Causeway Bridge- Clearwater's
signature bridge linking downtown to the
beaches was completed in 2005 contributing to
a more pedestrian-friendly Cleveland Street.
Current Redevelopment Projects and Activity
In addition to infrastructure projects, Clearwater has approved 1,237 attached
dwellings in downtown, of which 519 units have been built or are currently under
construction. The CRA has been very active in the downtown creating several public-
private partnerships that has resulted in two development projects currently under
construction and several under development.
Station Square Condominium Project
Construction is currently underway for a
mixed-use project consisting of 126 residential
condominiums, 10,000 square feet of restaurant/
retail space and 326 parking spaces, of which
100 will be public. This project lies on a 35,968-
square-foot former parking lot lying on the north
Downtown Core
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STATION SQUARE
CON D OMI N I UM PROJ ECT
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r,f~ '0' M' M U N J T' \J ;.'0;" ,'n'Jr:",i, 'I",,~,fh;'1l! 't;'lii<"ffi;/z.:'r ':,r.:.,', ,," d' , ",'.." ' "; : t<'':'; .:~'. R F' P J 0 2 3 "'('1'
~~U;I r ~ J":_~"~: '4:<t/<~~'n~~,~:~{r..,,;... (~"t~.~,:tl\~~..P ..~.t.., ",;..',. t',._ . .,,-'.~ ,......::^;;-'..}\-.~'. d',",-'r~t to,' -, - ':~ ;,\01-:....
~~""M< . . " <~.; "",,,._-.l\'.,,,t...m,,","<ii/W!.~Ml~,,~,,,,w,.,~:,;:i(...., ",;:j;,~..'f<,(,,,,..?~...<.,.,,,,,<~.""'''lJ<~;,..1~~lil;ii;Mt!>J;.l;,r.><,...!,...,; '.- ,1l '.' ""),....'~
side of Cleveland Street, just west of Myrtle Avenue, within the downtown core of the
city. The project is slated for completion mid 2008.
by the end of 2008.
WATER'S EDGE
TOWN LAKE DISTRICT
1100 Cleveland Street
Currently under development, this $35 million
project will add 88 new residential units and 22,000 '
square feet of retail/office space to the downtown.
1100 CLEVELAND STREET
,~ "'''~'~''~'''''~~~~1i~~~,
~fc, ?"",~ .. ;.'''., j ", "",', ot~",'" " ''** 'Residence Inn by Marriott
1111 I { I
1111 I Located at 940 Court Street, this $9.3 million
-Iii
n'ii proposed hotel project represents 115 new hotel
j(jjl
i?"R' rooms being added to the downtown area in
81,880-square-foot building.
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RESIDENCE INN
BY MARRIOTT
~o fA Nt u' N 1 T"Y ",Ii'r'ri ['V f LOP fA t~tr~~~wi!f~,~'~:T\~::'1 ,',.', .'~~;' ,", '~: :~'~,'.;:it:F~.p-I~::\~:2"3' <9~!
",;.", '" '" , '" .'" .,'. ' , , , " < .",it..."fiJ~~Ii~L.p~."'\''''<>$'<'''" '..'. " 'l .' """,' '...' t".;ia!uJ'&~'I-"':.t"",,,_ "",. "(,~,,.. .":....ii::
Clearwater Automotive
Long an impediment to the future
redevelopment around the Prospect
Lake area, an automotive junkyard
was acquired by the City through an
exchange of real property between the
city and Clearwater Mall, LLC.
The city and the CRA have partnered
on this project to complete the
environmental remediation of this
3+/ -acre site. The intention of the CRA is to issue a Request for Proposals once
all the requirements of the Brownfields Site Rehabilitation Agreement have been
completed and signed off by the Florida Department of Environmental Protection for
redevelopment of this site.
Downtown Clearwater
For more information about Downtown Clearwater, please visit
www.myclearwater.comldowntown.
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Dpwntown co;e ~ I!I;: '~~:1l <; 'i,; .1 '1~liiJli~,~ .::~ j~ -~
Projects ~~, /~ -1 ~}i, ?,' I. 1= f-:rr ! I)!' ! II '1' ]'i~r'
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; Ii~ ~1___- Clearwater Main Library l !! ,\ ( -' , i "'1 ! - ,> i.:::711" 1-'-, 1,( :1, i, ...:. I" :~'
.,~" :11 ;(' - $20.2 million · : i : i :: fL'l ,,- ,1.1i f-'- T -~, -,-
,:' "f7i'~~~i 9O~i:ft..\ !1~il,,~,:r~~,:,f~f;'~~~~,:IW"" ,,~€~;:.,
'1 > __ 1-'1 d. "i~ II., I f:-j .,1 J ..TIT .AJJ1':. ,.1,'~ -li_
'1 " IfJ _ _ I~, ' 4~..r ;., IW';' 1& !~;\ 'rr- I-
.' 1~(i,'I, "j;~,JJ,ft" ,-- cl_ il/j,'lf Subjec.t properr.Y~ ,,,ii.' ~f' I \' :' J\i' I
~~'" .; _ "'1 f-- ,- ~ I-f,' ..,.. [l'r _lliPl1, lilltj, I
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'!1 , _ ,~U7illllllll+ IJ.lIIII.!,,'I!~I- "FJ i
" ",,-! ~r >: Cleveland Street Streetscape - Under Construction .'? t,,,"
i ';!I' li , $8.9 million pedestrian friendly improvement ~ - - =: ' - - ~
,', _,~, r ' r:;, ~~ ~g:_ u"" coo~,,; 1 n , .', r '~;> ~ 1'1 :. .~
~~ 157 Residential Units 'U i, b- 1, -- li::;-~--:-
,0/ ~ 10,OOOSqftRet~m~er~~I,area 1 ;'1 l.!-- liL~ if ,
'j:'~r,j~, Memorial ca!ewa;'Bn$'dg~-. '11' b'd ilrwu, [' II I, mtI:r ~;L<< !l~l..I -, Jc-- "ru -ll- ~~
:;.; " New high-span, 4 lane 64.2 ml '?n n ge , Iii:", 1 ~J, ~ Clearwater Automotive :2. ,"
" ,; I wi extra lanes for emerg,ency vehicles and 11" i I ~',. n' ~ I I. ,J I Future Redevelopment Site
. '" ,ii' " space for future monora~ _I; t 'I ".1 i D ~ 1, ;I.l~ I -....
,;7 )' "~1 jL. I'll 't", - ,'-' 11.,., Marriott Residence Inn _ Under Construction I' p;~ i-[ --=--1 ~~
. /', ~ -l:+ ~ 1+ IF' -j 1115~~t~I~~om.s . '1"1 J -,1 a o~
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1-- [=r~ ~ ~J J -~ :I I ~l"~, ! ~ ~ 6O~eel
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Community Redevelopment Agency Board
Frank Hibbard, Mayor
John Doran, Vice-Mayor
George N. Cretekos, Councilmember
Paul F. Gibson, Councilmember
Carlen A. Petersen, Councilmember
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Executive Director of the
Comm~nity Redevelopment Agency,
antl Assistant City Manager
. Rod Irwin
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Director of
Economic Development & Housing
Geraldine Campos Lopez
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RFP/O Release: May 8,2007 ,
:il
Proposal. Submittal Deadline: June 29,2007
Project [valuation and Rankings:
Week of July 17, 2007 "
Oral Presentations: Week of July30,2007
Appro~al of Selection by eRA:
September 2007
~ Clearwater
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