08-13-1990
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Agenda/C
8-13-90
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AGENDA
Community Redevelopment Agency
August 13, 1990
1:00 P.M.
I. Call to order
II. Approval of Minutes of 7/30/90
III. Contract for Downtown Market
Assessment with Hunter
Interestsr Inc. at a cost not
to exceed $33,800.00
IV. Leasing of eRA owned property
at 1180 Cleveland Street for a
five year period to
S..T.E.P.P.S Program, Inc. .
V. Adjournment
I. 1:16 p.m.
II. ,Approved as submitted.
III. Approved.
IV. Approved.
V. 1 : 23 p. m.
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CO~tt-1LlNITY REDEVELOP~tENT AGENCY
Agenda Cover Memorandum
Item It
Meeting Date: 8/13/90
Subject:
Contract for Downtown Market Assessment
..
Recommendation/Motion:
Approve a contract with Hunter Interests, Inc. r to conduct the Ibwntown r1ark0t
Assessment at a cost not to exceed $33,800.
f8] and that the appropriate officials be authorized to execute same.
BACKGROUND:
On June 18, 1990, the C.R.A. met and reviewed staff recomnendations relevant
to the selection of a consultant to undertake the downtown market assessment.
Following a discussion of the recommendations, the C.R.A. authorized staff to
initiate contract negotiations with Hunter Interests, Inc.
These negotiations resulted in the attached contractual docurr~nts which
parallel Hunter Interests, Inc.'s, response to our Request for Proposal. The
thirteen (13) work tasks carry a "not to exceed" professional time and expense
budget of $33,800 with a completion time of five (5) calendar months.
Task 14, the Downtown Executives Forum, is an optional, additional task. It
would increase the project cost by same $8,000. No decision need be made on
this iten1 until work on the market assessment is substantially c~~plete. If,
at that time, th~ concept seems feasible, the C,R.A. can consider the
exoenditure.
..
$16,800 is included in the C.R.A.'s FY'90 Operating Budget for this contract.
The balance of the contract will be included in the FY'9l Operating Budget.
Reviewed by:
Legal
Budget
Purchasin
Risk Mgmt. '
DIS
ACM
Other
Originating Dept.:
Econ. Development
Not to Exceed
Costs: $33,800
Total
Commission Action:
o Approved
U Approved w/condilions
o Denied
o Continued to:
User Dept.: cO'f}
Econ. Development
Estimated $16,900
Current FY
Funding Source:
o Capt. Imp.
~ Operating
o Other
Attachments:
Contract
Submitted by:
Advertised:
Date:
Pa~r:
~ Not required
Affected parties
O. Notified
~ Not required
Appropriation Code:
181-7000-301/552
o None
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HUNTER INTERESTS INC.
July 30, 1990
Mr. Jerry sternstein
Economic Development Director
City of Clearwater
112 South Osceola Avenue
Clearwater, FL 34618
Dear Jerry:
This Letter of Agreement is for the services of Hunter Interests
Inc. to assist the community Redevelopment Agency of the City of
Clearwater (CRA) with a Downto~ Market Assessment.
By way of background, the CRA prepared a Request for Proposal
(RFP #53-90) for Professional Consulting services as part of the
City's Downtown Development Program. Hunter Interests Inc.
responded to the RFP with a formal proposal, and was asked' to
come to Clearwater for an oral interview. We participated in
that interview on June 1, 1990, and I met a second time with you
and Mike Wright during your recent trip to inspect our projects
in Richmond, Virginia and Baltimore, Marylan~. We were recently
notified that our firm was selected for this important
assignment, and were asked to prepare this agreement for our
services.
Our firm will follow the work approach described in the proposal
and in our oral interview. Specifically, work tasks that will be
undertaken are as follows: '
- Task 1.
proiect Initiation
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At the outset of work, a workshop type meeting
will be held involving project staffr the client and interested
invited parties. The latter group may include representatives of
downtown organizations, the Chamber of Commerce, retail leaders
and others who have exhibited a keen interest in the future of
downtown Clearwater and a desire for participation in this' work.
Mr. Hunter will be present for this meeting, along with other
proj,ect team staff.
121 MAIN STREET . ANNAPOLIS. MARYLAND 21401 · (301) 269-0033
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HUNTER INTERESTS INC.
Mr. Jerry sternstein
July 30, 1990
Page Two -
Task 2:
Data Collection
The project staff will collect and review relevant
information on economic and demographic trends, previous market
analyses and technical studies, the recently completed Pinellas
County Commute Zone/Labor Draw study, the Conference/Convention
Center study, with a Greater Clearwater Area strategic
Transportation Plan, and other similar studies. We will also
contact developers and consultants 'who have conducted technical
studies for specific projects in and around Downtown Clearwater
during the past five years.
Task 3:
Confidential Interviews
In parallel with the data collection task above,
Messrs. Hunter and Sachs will personally conduct approximately 25
confidential interviews with Downtown Clearwater public and
private sector leaders, key merchants and property owners, large
space users, real estate executives, appraisersr transportation
planners, parking operators, and others knowledgeable about
circumstances in Downtown Clearwater real estate markets. To
test preliminary conclusions and solicit support for specific
recommendations, certain leadership interviews will be reserved
for the latter stages of this work process. ~he scope of our
interviews will include traffic and parking concerns as well as
market analysis issues.
Task 4:
Establish Market Service Areas
Primary and secondary market service areas will be
established and mapped. The primary market area is likely to be
relatively small - probably confined to Downtown Clearwater Qnd
its fringe support areas, perhaps an area similar to the
existing, and possibly expanded, Communi ty Redevelopment. Area.
The secondary market service area will be broad in scope and
include those demographic areas from which Downtown Clearwater
can likely draw business under the best of circumstances.
. .
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HUNTER INTERESTS INC.
Mr. Jerry sternstein
July 30, 1990
Page Three-
Task 5:
Estimate Supply and Demand Factors
Approximately two-thirds of our work will focus on
the Downtown Clearwater retail market. The'other one-third will
assess market potentials for other"uses such as office/commer-
cial, residential, entertainment/restaurants, transient lodging,
events/attractions, atc.. Under this task, various supply and
demand factors will be calculated and estimated using developer-
oriented market analysis methodology.
In conjunction with an assessment of potential
development sites undertaken in Task IO below, hypothetical
projects will be prepared and tested in the market place.
Particular attention will be given to unserved or underserved
market segments and niches identified by this analysis. This
task will conclude with a summary of market potentials for
various uses, including appropriate charts, diagrams and
statistical tables "to support market ana~ysis -findings and
economic projections. \
Task 6:
Downtown Survey
We anticipate conducting at least one special
survey in conjunction with our market analysis work. This survey
will generate original raw data on a particular aspect of the
market analysis work. It could be a shopper's survey to
dete~ine potential customer response to a specific downtown
retail program proposalr or to collect shopper preference data.
Alsor a survey could collect attitudinal information or data on ~
perceived needs from retailers and/or property owners in Downtown
Clearwater. Or, the survey could focus on a transportation
issues and parking needs. Rather than attempting to predetermine
the most appropriate survey now, we will formulate the survey(s)
in conjunction with the client after initial market analysis work
is completed.
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HUNTER INTERESTS INC.
Mr. Jerry sternstein
July 30, 1990
Page Four -
A survey of major downtown employers can be
conducted to assist estimates of the total downtown workforce.
Should the client desire, this survey will be conducted to yield
additional data on employee characteristics which will assist
market analysis work and other objectives of the city. A
technical memorandum will be prepared on the results of the
survey and estimates of the current total" downtown employment
population.
Task 7:
Downtown Parking and 'Traffic Analysis
This task is an analysis of recent data collected
by the state and transportation consultants, as well as the new
information on parking and traffic problems which would be
collected in Tasks 1 through 3 above. The purpose of this task
is to focus specifically on the traffic and parking problems
which now affect Downtown Clearwater markets, and further, to
apply recently collected information to the needs of Downtown
Clearwater exclusively. This analysis will focus on the retail
sectorr but will also include parking needs for office and other
types of space. ..
Task 8:
Gheck Point Meeting
At this point in the work process we envision a
major client meeting and review session to discuss and evaluate
the findings and conclusions from the work described above. This
meeting would signal a transition in our work process from market
analyses to development programming. That iSr we would look for
client approval of the technical tasks described above, so that
we may continue formulating a development strategy for Downtown
Clearwater in the tasks described below.
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HUNTER INTERESTS INC.
Mr. Jerry Sternstein
July 30, 1990
Page Five -
Task 9:
Downtown Development Opportunities and
Constraints
Under this task, Hunter Interests Inc. will
conduct a special evaluation of the strengths and weaknesses
which Downtown Clearwater possesses from the standpoint of new
development. Specific opportunities will be identified which
hold promise for attracting new development (e. g. large land
assemblies, leveraging new government space into private
investment, shared use potentials for existing parking
facilities, etc.). Similarly, problems or constraints which now
exist in Downtown Clearwater will be identified. The purpose of
this task is to weigh the positive and negative factors, from a
developer's standpoint, and evaluate them on balance. Particular
attention will be devoted to necessary public and private sector
actions to maximize opportunities and minimize constraints. 'This
task may also result in recommending special work efforts to take
advantage of specific opportunities. For example, if the
Clearwater City Government needs additional office space, a
special analysis of how to get the private sed~or to provide that
space free in conj unction wi th a larger' .proj ect might be
undertaken in a manner similar to our successful Fairfax County
Government Center and Ft Belvoir re-use work.
Task 10: Analysis of Likelv Development Sites
Opportunity sites in and around Downtown
Clearwater that hold promise for new development in the decade of
the 1990's will be identified under this task. Portions of this
work will be undertaken early in our work program in conjunction
with work in Tasks 3 and 5 above. As hypothetical development
projects are conceived during supply and demand analysis work, we
will endeavor to make these potential development projects as
specific as possible on potentially available sites.
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HUN1'ER fNfERESTS INC.
Mr. Jerry sternstein
July 30, 1990
Page Six -
Task 11. Recommendation of Downtown Development
strategy
All work described above will be woven into a
recommended development strategy for Downtown Clearwater for the
decade of the 1990's. The strategy will identify specific goals
and objectives for Downtown Clearwater development, with public
and private sector roles and responsibilities defined. Aggregate
capital cost factors and financial feasibility factors will be
assessed and, within the limitations of project time and budget,
a preliminary development financial analysis may be conducted to
further assess initial project feasibility. Mr. Hunter will also
advise the client on specific regional and national development
companies that may be interested in undertaking various
components of the recommended development strategy.
Task J.2. Report
\
.
All project work will be summarized in a complete
project report. We envision a report document structured in a
manner to allow independent sections (e.g. retail market analy-
sis, development strategy) to be separately printed and bound
for circulation to specific audiences for different purposes.
The report will contain an executive summary capable of being
read and reviewed within five minutes. The market analysis
section will include appropriate tables, graphs and diagrams to
describe specific projections and analysis findings.
Task 13. Checkpoint Meeting and Report Presentation
We recommend a workshop type meeting with a group
similar to. that assembled for Task 1 above. The purpose will be
for the Hunter Interests Team to present its findings and
recommendations. The client may wish to use this meeting as a
media event, publicizing project findings and recommendations.
HUNTER INTERESTS INC.
Mr. Jerry sternstein.
July 30, 1990
Page Seven -
We often use such public presentations to launch the action phase
of our projects and support subsequent developer solicitations
for specific projects. Mr. Hunter will be present for this
meeting.
This agreement covers only the work tasks described above. The
City may, at its sole discretion, add an additional work task
described below to bring additional downtown experts to
Clearwater to review our work and "participate in a public forum
as part of the overall Clearwater Downtown Development strategy.
This task would be managed by the International Downtown
Association (IDA) with personal involvement from IDA's Executive
Director, Mr. RiChard Bradley.
optional Additional Task
Task 14. Downtown Executives Forum
Mr. Bradley will personally sel~ct between two and
four downtown executives/experts to come to Clearwater with him
for 2-3 days toward the latter part of the work program described
herein. These experts will be selected based on 'their experi-
ences in downtowns similar to Clearwater, with a particular focus
on those cities that have faced similar development circumstances
and successfully realized project(s) similar to those emerging
from the Market Assessment. Mr. Bradley and the experts will be
sent certain materials on the city and the consultants' work
prior to their arrival. Upon arrival they will be briefed on all
aspects of Downtown Clearwater and allowed to meet individually
with certain public/private sector leaders. They will then
participate in meetings to review the market assessment and
potential development projects. At the city's option, certain
meetings may be opened to the public for participation by a broad
cross section of downtown leaders and interested parties. These
events may be orchestrated to present the results of this work
effort while they are still being formulated, and to lay ground-
work for specific project proposals that eventually will be'
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HUNTER INTERESTS INC.
Mr. Jerry sternstein
July 30, 1990
Page Eight -
forthcoming. Upon completion of this visit IDA will prepare a
memorandum type report which includes the observations, comments
and recommendations of Mr. Bradley and the visiting experts.
IDA has indicated that their procedures for undertaking tasks
such as the above are to pay a minor honorarium or stipend to
participants and cover all travel and direct expenses, including
fees for Mr. Bradley'S and IDA's staff participation and
expenses. The costs to the city for this optional task will
likely range between $7700 and $9300 depending upon the number of
participants and the length of the visit.
For the accomplishment of Tasksl through 13 above, Hunter
Interests Inc. will be compensated at the firm's normal billing
rates for actual professional .time plus compensation for direct
expenses such as travel, subsistence, telephone, reproduction and
miscellaneous direct expenses. The upset budget or "not to
exceed" allowance for professional time and expenses is $33,800.
As specified in our proposal, Mr. Hunter's time will be charged
to this project at the firm's cost without a mark-up for
corporate overhead and profit.
Mr. Hunter and his staff will also be available for additional
work on related tasks, and for additional meetings beyond the
work scope described herein, based on discussions with you and
Mr. Wright and in accordance with the work approach described in
our proposal. We anticipate a continuing work relationship with
the city to bring feasible projects defined in the market
assessment to fruition. Our firm regularly assists our clients
with tasks such as determining project financial feasibility,
identifying and soliciting project developers, negotiating
development agreements, and assisting through development and
early operations. All such work will be billed at the firm's
normal billing rates under a separate account.
We estimate 5 calendar months as necessary for conduct of the
above described work. That estimate assumes normal work
procedures and no inordinant delays in scheduling meetings,
securing information and materials, etc. We understood city
administrative assistance will be available for advanced
scheduling of meetings, interviews, and for administrative
support as described in our proposal and discussed in our
interview.
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HUNTER INTERESTS INe,
Mr. Jerry Sternstein
July 30, 1990
Page Nine -
Hunter Interests Inc. carries normal general liability and
worker's compensation insurance and will hold the City of
Clearwater harmless for liability related to travel of employees
working on this project, as well as other liability
considerations associated with professional work to be
accomplished under this agreement. The firm follows accepted
professional practices and procedures of real estate related
professions. These practices include normal contractual
procedures in federal contracts such as' anti-discrimination
provisions, subcontracting procedures, audits and inspection,
anti-kickback laws, ownership of publications, assignability
provisions, termination procedures, etc. Our work procedures
will follow th3se normal "rules' of the profession" for the
conduct of the work described herein.
Our work will also be subject to applicable local and state laws
and we herewith assure compliance with all applicable legal, and
administrative procedures affecting this work. We have worked
successfully in a number of Florida communities and are familiar
with the legal environment and administrative practices of
Florida City Governments. .
If this meets with your approval, please execute both copies and
return one to us for 0 files. \
1ar'\JJ~ -
Donald E.
President
Enclosure (EXHIBIT A, Insurance Clause)
ACCEPTANCE:
ATTEST:
COMMUNITY REDEVELOPMENT AGENCY
OF THE CITY OF CLEARWATER
By:
Secretary
Chairman
'.
HUNTER INTERESTS INe,
EXHiBIT A
INSURANCE CLAUSE
Hunter Interests Inc. agrees to the following provisions
(any provision of this agreement to the contrary
notwithstanding):
A. The contractor shall procure and maintain, for the life
of this Contract/Agreement, Workers Compensation Insurance cover-
ing all employees with limits meeting all applicable state and
federal laws. This coverage shall include tmployers' Liability
with limits meeting all applicable state and federal laws.
B. The contractor shall procure and maintain, for the life
of this Contract Agreement, General Liability Insurance. This
coverage shall be on an "Occurrence" basis. Coverage shall
include Premises and Operations; Independent Contractors;
Products and Completed Operations and Contractual Liability.
Coverage shall be no more restrictive than the lates'\: edition of
the Commercial General Liability policies of the Insurance
Services Office (ISO). This Policy shall provide coverage for
death, bodily injury, personal injury or property damage that
could arise directly or indirectly from the performance of this
Agreement. The minimum limits of coverage shall be $500,000 Per
. Occurrence Combined 'Single Limit for Bodily Injury Liability and
Property Damage Liability.
C. The contractor shall procure and maintain, for the Life
of the Contract/Agreement, Business, Automobile Liability
Insurance. The minimum limits of cov~rage shall be $500,000 Per
Occurrencer Combined Single Limit for Bodily Injury and Property
Damage Liability. This coverage shall be an "Any Auto" type
policy. Coverage shall be, no more restrictive than the latest
edition of the Business Automobile Policies of the Insurance
Services Office '(ISO).
D. In consideration of the sum of $100, the receipt and
sufficiency of which is acknowledged, payable as part of the
first payment for services, the CONTRACTOR agrees to defend, save
and hold the City, its agents, assigns and employees, harmless
from all claims or causes of action, including costs and
attorney's fees, and all judgments whatsoever, involving personal
injury, bodily injurYr death, or property damage, arising out of
any negligent or intentional act or omission, or the violation of
any federal, state or local law or regulations by the CONTRACTOR,
its subcontractors, agents, assigns, invitees or employees in
connection with this CONTRACT.
...
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HUNTER INTERESTS INC,
Insurance Clause
Page Two -
E. The insurance coverages and conditions afforded by this
policy shall not be suspended, voided, cancelled or modified
except after thirty (30) days prior written notice by certified
mail return receipt requests has been given to the City's Risk
Management Office. certificates of Insurance meeting the
specific required insurance provisions specified within this
Contract/Agreement shall be forwarded to the city's Risk
Management Office and approved prior to the start of any work or
the possession of any city property. After review, the
certificate will be filed with the city Clerk as a part of the
official contract file.
F. Receipt and acceptance of a contractors certificate of
Insurance, or other similar document does not constitute
acceptance or approval of amounts or types of coverages which may
be less than required by this contract or agreement. The city
may as its option require a copy of the Contractors Insurance
Policy(s). All insurance policies required within this contract
shall provide full coverage from the first dollar of exposure
unless otherwise stipulated. No deductibles will be accepted
without prior approval from the City.
G. It is the CONTRACTOR's sole duty to- provide safe and
healthful working conditions to its employees and those of the
city on and about the site of contract performance. The city
assumes no duty for the supervision of the CONTRACTOR. The city
may order that the work stop if a condition of immediate danger
to city employees, equipment or property damage exists. This
provision shall not shift responsibility or risk of loss for
injuries or damage sustained from the CONTRACTOR shall remain
solely responsible for compliance with all safety requirements
and -for the safety of all persons and property at the site of
CONTRACT performance. The CONTRACTOR shall comply wi th the
standards and regulations set for by the Occupational Safety and
Health Administration (OSHA), the Florida Department of Labor and
Employment Security and all other appropriate federal, state,
local regulations or City safety and health standards.
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Subject: Leasing of Community Redevelopment Agency
t9 S.T.E.P,P,Sj Program, Inc. {Service, Training,
S1nRle parents
Recommendation/Motion:
COMMUNITY REDEVELOP~ffiNT AGENCY
Agenda Cover Memorandum
Item 1#
Meeting Date:
8/13/90
owned property at 1180 Cleveland Street
Education, Pregnancy, People in need,
To approve a five year lease agreement with S.T.E.P.P.S. Programs, Inc., a 501
(e)(3) organizationr for use of the C.R.A. owned building located at 1180
Cleveland Street. (Lots 4-8, Gibson's Clearwater Height Subdivision)
:t] and that the appropriate officials be authorized to execute same.
BACKGROUND:
This property is located in proximity to the City Hall Annex: and surroundirg
city owned property. It has been for sale .for several years but no offers
were received. Given potential development scenarios for the downtown arear
staff feels that it would be strategically advantageous to retain ownership of
the property and lease it.
The S.T.E.P.P.S. organization will pay the Community Redevelopment Agency
$120rOOO .54 for a 60 month lease. Rent for months one through three will be
$3.00 ($1.00 per month) with subsequent payments of $2,105.22 monthly for the
remaining fifty-seven (57) months, payment due on the first day of each nonth.
The lease agreement will help halt the deterioration of the property and
~prove its physical appearance thereby lessening its negative impact on the
surrounding properties. The lease can be terminated by the Carrnunity
Redevelopment Agency upon 180 days written notice to the S.T.E.P.P.S.
organization.
The property was advertised for rent in order to see if other groups were
interested. No inquiries were received.
".
Reviewed by: t7
Legal ~
Budget N~~
Purchasing A
Risk Mgmt. Nt A
~~M N/A~
Other N/ A
Originating Dept.:
Economic Developmen
Costs: N / A
Total
City Ma ager
Advertised:
Date: 6/10/90
Paper: S. Pete Times
o Not required
Affected parties
Notified
o Not required
Current FY
Funding Source:
o Capt. Imp.
C Operating
o Other
Commission Action:
o Approved
U Approved w/conditions
C Denied
C Continued to:
User Dept,: ~
Economic Developmen
-
Attachments:
S.T,E.P.P.S. Program Brochure
Appropriation Code:
N/A
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RECEIVED
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AUG 8 J990
CITY CLERK
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