07/28/1995
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FROM:
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MEMORANDUl\1
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COPIES 1'0;
COMMISSION
JUL 2 8 1995
Commissioner J .B. Johnson ".
, . //,1)/ DR~c~
Kathy S. Rice, Acting City Manager l\.{cJr~\
City Commission, Betty Deptula, City Manager
"'nl:;~..
CLERK I ATTOHNEY
SUBJECT: Harborview Center Third Floor Restaurant
DATE:
.1
July 28, 1995
In reSponse to your request, I am forwarding a copy of the Construction Loan Payment
Schedule for Clearwater's on the Bluff and Pickles Plus Too, Inc. restaurants.
If you need further information, please do not hesitate to contact me.
attachments
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July 25, 1995
TO: KATHY RICE
FROM: J. B. JOHNSON
RE: HARBORVlEW CENTER THIRD FLOOR RESTAURANT
You will recall that I wanted a return on the loan of$300tOO (some call it leasehold
improvements) and 6% interest was included in the revised agenda item. After giving
this proposal more study I need clarification.
The first year rent is $36,000 and wiII continue until the gross sales reaches $1,500,000.
This is equivalent to $6.00 per square foot. This is OK. The $300,000 loan is some~
what confusing. Originally the proposal called for the loan to to be re-paid over 15 years
with 25% paid over the first five-year lease term and 25% for each five-year renewal.
This was without interest. The team countered based on a loan maximum of $400tOOO to
paid over fifteen 50% over the first five years and 25% in the next two five-year lease
periods. No interest.
. My question is~ what is the amount of payback on the loan at 6%. lf we accept payback
of25% for 15 years this would be $15,000. per year plus 6% interest. This would amount
to $36,000. plus $15,000. (plus interest) for an annual payment of $51 ,000 plus.
If payback is based on 50% ($150,000) then the first five years would be $30,000. plus
interest of 6% and to this add $36,000. This would amount to $66,000. plus the interest.
For the next ten years the payback would be $15,000. plus interest. This produces a
tOUlI of $S 1,000 annually, plus interest.
Would you please give me the correct calculations on what we can expect, total, ie,
RENT, LOAN PAYBACK PLUS INTEREST ON AN ANNUAL BASIS FOR THE
FIRST FIVE YEARS OF THE LEASE.
Thanks very much.
.
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i~1EMORANDUM
/le.. == Ll to
COPIES :
Betty Deptula, City Manager. ~ \ (\ .
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Kathy S. Rice, Deputy City Manager {\( ~
City Commission, Peter Gozza
COPIES TO:
COMMISSION
TO:
FROM:
JUL 2 8 1995
SUBJECT:
Harborview Restaurants
PRESS
CLERK I ATTORNEY
DATE:
July 28, 1995
Commissioner Thomas in his memorandum of July 25, 1995 compared the restaurants at the
Harborview Center. I have provided a spread sheet which can be used to compare total
revenues.
Please remember in the Pickles Plus lease, the patio area of 600 square feet is provided free for
the exclusive use of the lessee. In the Clearwater's on the Bluff proposal, the City owns the
catering kitchen and the owners will pay 20% of the charge for each and every meal served out
of the catering kitchen to the City. If they serve 3,000 meals a month (six functions with 500
people) at an average of $15/mea1, this is $108,000 per year to the City.
As Commissioner Thomas has requested, we are getting figures from convention centers around
the country and have discussed the 20% fee for the catering kitchen with Mani Costa. Globe
Facilities originally included this figure in the operating proforma over 8 months ago. We have
talked to the staff of The Tampa Convention Center; the McCormick Center in Chicago; Orange
County Civic Center; Knoxville, Tennessee Convention Center; and the Tallahassee Civic
Center. We have also put a request on the Government LOGIN section of the Internet to get
information from other centers. We are still compiling that information. We have also met with
the directors of the Tampa Convention center and the Bayfront Center in S1. Petersburg on a
number of issues.
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I presented the proposal from Scheller and Benton to the Commissioners at the Work Session
of July 17th. At that Work Session, Commissioner Thomas expressed concerns over the
numbers presented in a private meeting with the proposers and indicated he wanted some
changes. The proposal and numbers did not change from the original agenda item and the final
proposal except to add the interest statement suggested by Commissioner Johnson and to separate
the catering kitchen. When asked, the City Commission did not give any direction for a
minimum bid nor did they ask for any analysis of the leases for Pickles Plus, The Beach Diner,
Stein Mart or any other lease in the City. The Commission direction was to bring back the best
deal that Scheller and Benton would offer and a decision would be made Thursday night. The
proposal did not change nor did the numbers from the written agenda item presented to the entire
City Commission before the Monday Work Session.
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JU. 25 I c:s 1 e: 58Ff1
COPIES TO:
COMMISSION
JUL 25 1995
P.2;,:3
PHf~S
CLERK I ATTORNEY
CITY OF cr .~ARW ATER.
PIC. J30X4748
CLBARWATERt FLORIDA 34618-4748
City Commiuion
MEMORANDUM
TO:
Mayor, Commission
FROM:
DATE:
Fred A. 'J.'honw, Commissioner /" ~
1uly 2.5. 1995 ~~
stm1BCT:
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CityMa.nagc:
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COMPARISON OF
RESTAURANTS AT tiARBORVlEW
PICKLES PLUS
2,500 SquIre Peet
$10 P<< Square Foct Rent
$2 Per Squllre Foot Common Area Maintenance
$4 Per 6qUITI Feot Pay Back for
Ltalehold Improvemenbl WIthout IntafeGt over Ten
Years
5100,000 Leallhcld Improv.ment
CLEARWATER'S AT HARBORVlIiW
4,600 Squire F..t
$3.55 Per Squire Foot Rent
$2 Per $qUI" Poot Common Arol Mllntenlnce
$5.78 Pay Back whioh Includes e% Internt far
le88C1hold Improvement. ever Twanty Y.am
$300,000 Lllaehokf improvement
$18 per square foDtplua3% IncrUI8 ~ry..r
plua percentage of lal8B over $575,000 leasehold8
paid In ton yelll'B.
511,35 per flC(UBrIl foot Wlo IIMulllnmu8I and
twenty Y8B1'8 to pay bauk len.held improvements
plulI peroentlge of 811.& over 51,600,000.
In adcition, this HarboNiew Restaurant rtCl~. a
$160,000 pald for lcItchan to bo uaad for catering
pul'pOHl In the U~I'& conference center.
Adclltlonal dollars have not been utabUshed for
providing dish", glauware, flatWare, etc.
It appears that we are giving Pickles Plus Restaurant. not Including pay beck for lea~ehold
Improvements, a rent of $12 per square fooL They also have a 3% Increase per year plus
a cost of living Index Increase When renegotlatlng theIr five year renewal. We also reoelve
a p9rcentage of the sales over $576.000 In rQstaurant revenue.
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JU. 2S'95 10: 58A"1
P.3/3
July 25, 1995
Restaurant Comparison &It Harborvlew Center
Page 2
The numbers are quite different for the upstairs restaurant. It looks like W8 are charging
them $5.55 por square foot for rent and common area maintenance, less then half of what
we ere charging the dovmstalrs restauranl Th9re Is no annuallncreaae In the rent. Ther.
Is no cost of living Index Incresse In renewing the lesse over B twenty year period. There
Is, however, a 4% premium on Isles over S1,500,OOO, Wo are, however, putting In over
5300,000 worth of leaseh"ld Improvements, three times what we ars doing for Pickles
Plus. When you break down the analysis, we ere charging 35% leSB rent than 10r the first
floo'r end givIng 300% more In leasehold ImprovementB not counting the bonus of the
$160,000 catering kitchen.
'Nhat bothers me the most Is that city staff does not present the City Commission with an
analysis when 1t comes to the numbers on what we are doing when we leaae city property.
. We received the Isteat propo81!!l1 ten minutes before the Commission meeting began, and
I doubt very $erlously that anyone on the Commission, Including myself, truly understood
th&l numbers, especially In relationship to what we have done wIth the other reatsurant on
the flrst floor. I knew It wes a bed business deal that night when I cast my lone opposing
vote. I didn't know how bad until I had a chance to reanalyze the numbers. You ell can
now look at the numbers. and maybe you stili don't think Bny differently. Thefa okay.
That'e what democracy Is all about. But at least you now know the numbers,
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