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02/08/2000 - 12:07 PM - Public MeetingPUBLIC MEETING CITY OF CLEARWATER February 8, 2000 Present: Brian J. Aungst Mayor/Commissioner J. B. Johnson Vice-Mayor/Commissioner Ed Hooper Commissioner Robert Clark Commissioner Ed Hart Commissioner Also present: Michael J. Roberto City Manager Richard L. Hedrick Deputy City Manager Bob Keller Assistant City Manager Pamela K. Akin City Attorney Cynthia E. Goudeau City Clerk Patricia O. Sullivan Board Reporter The meeting was called to order at 12:07 p.m. at City Hall to hear developer presentations in reply to RFDQ (Request for Development Qualifications) for Downtown Master Developer. The City Manager said One City. One Future. had contemplated the bluff as an entertainment destination to support beach tourism. The City issued the RFDQ to gauge market support for a downtown redevelopment project. The new main library is to be included in the project. Staff reviewed replies for qualifications. The public must agree with the redevelopment project before the City moves forward. The developer must understand charter restrictions. The project will make it possible to leverage public funds with private investment. The presentations will review opportunities the City may choose. Use of public lands may be part of collaborative efforts. It was stated two developers had dropped out of the process due to the City Commission and staff’s due diligence efforts. The Commission will not make a decision today. If staff cannot negotiate with the top ranked developer within a defined time period, staff will negotiate with second ranked one. The developer will educate the public regarding the program and encourage public acceptance. The public will make the final decision regarding a downtown redevelopment plan. deGuardiola Development, Inc. George deGuardiola reviewed master development projects his firm has completed. He introduced David Frisbee, of Renaissance Partners, who will partner with deGuardiola on this project. Mr. Frisbee reviewed projects his firm had completed. Mr. deGuardiola reviewed his track record at reaching consensus with community members and referendum approval. Mr. deGuardiola said his firm’s development approach is to create places of permanence through consensus building with stakeholders including residents, civic organizations, elected officials, administrative staff, end users, the financial community, and real estate advisors. He said the firm will create a master plan that embodies stakeholders input and create prescriptive development codes to implement the plan’s concepts and principles. The master plan will feature a seamless transition between land uses and a mixture of land uses adjacent to each other. Pedestrians will be comfortable in residential and commercial areas. Mr. deGuardiola said qualities and distinctions will include thematic identity, entertainment, performing and visual arts, distinctive architecture, and a pedestrian friendly environment. Community events will include festivals, parades, and celebrations. He reviewed the current condition of downtown buildings and proposed a redevelopment project extending from East Avenue to the bluff. He suggested new bluff development, such as restaurants, parks, an amphitheater, restaurants, waterfront activities, and mixed and residential uses will be a catalyst for future development. Mr. de Guardiola reviewed the proposed plan, stating the firm is committed to delivering the development all at once or incrementally. He said the firm has the ability to manipulate the marketplace to implement a redevelopment strategy and to deliver a vision through understanding of principles and prescriptive code. He said the firm has a history of maintaining effective on-going communication with stakeholders and is experienced in complex referendum-type approvals. He said the firm has direct and established contacts with end users, including national retailers, local, and regional users and is experienced in implementation of new urbanism and modern retailer needs. He said the firm has direct and established sources of financing, a variety of funding sources, a variety of debt-equity structures, and extensive knowledge of bond financing for infrastructure improvements. In response to a question, Mr. Frisbee said the project will start with a few buildings at a time. He said the firm will determine citizen needs through consultants, market research, and charettes with civic organizations, downtown merchants, chambers of commerce, homeowner groups, etc. He suggested staff also participate in the charettes. In response to a question, Mr. de Guardiola reviewed their recent success at redeveloping West Palm Beach, where they created pedestrian interest, giving residents a reason to come downtown. He said entertainment will be planned every Thursday night at the bayfront. He said the project will be uniquely Clearwater. In response to a question, Mr. Frisbee said rather than a monumental investment, they contemplate smaller, incremental steps. He said residential rentals always are good for downtown areas. Concern was expressed while the City Charter prohibits construction on the bluff, the bluff is a core element of this proposal. It was stated no one favors commercialization on the bluff. It was felt redevelopment efforts should be limited to east of Osceola. Mr. de Guardiola suggested a lease agreement could be arranged regarding public lands. He said development on the bluff would be inviting and vibrant, and attract people interaction. Resulting development will increase property taxes. He suggested an amphitheater on the waterfront will provide open-air live entertainment and attract people. In response to a question, Charlie Siemon, of Siemon & Larsen, stated in 1994, a successful referendum item had limited private use of public land. He said through the RFP (Request for Proposals) process, no bids offered a commitment to redevelopment without public lands. He said redevelopment efforts will not increase competition for downtown merchants but will bring vitality to the downtown. The proposal includes garage parking. He recommended the City make a long-term commitment to revitalize its town center. In response to a question, Mr. de Guardiola stated the bluff already is developed. He said the project will not affect public spaces, such as Coachman Park. He said the eastern terminus of the downtown redevelopment would be East Street or farther east for residential development. In response to a question, he said the future of the Harborview Center will depend on its ultimate use. He said streetscaping down the hill to the waterfront is important to attract pedestrians. He said the Harborview Center’s uninviting façade is not pedestrian-friendly and acts as a barrier to pedestrian activity. Harborview Center patrons do not venture downtown from the facility. In response to a question, Mr. de Guardiola said the project will be successful as it will feature interesting and fun activities at the waterfront. He estimated development of the Master Plan would take six months. Critical elements of the project could be in place within 36 months. He warned the crime rate downtown will increase without redevelopment efforts. He said the project would replace much of the waterfront asphalt with green space. The meeting recessed from 2:06 to 2:31 p.m. Waltemath/Marketfest David Waltemath said he and August Perez III have been partners for 15 years. The Marketfest project will include a team of local and out-of-town construction, engineering, and consultant firms. Local interests will make up half the team. He said he lives in New Orleans, but grew up here. He reviewed successful projects his firm has completed, including a project in Punta Gorda. He reviewed ways funds have been raised for projects, including selling bricks to residents. He said his firm has experience in helping pass related referendums. He said the project would minimize public investment and maximize public return. The Marketfest project would enlarge and enhance Coachman Park and revitalize downtown. He said a stadium theater is an essential anchor. He recommended the library should be on bayfront. The firm has discussed with Ruth Eckerd Hall regarding performing arts on site. He said the firm is sensitive to Clearwater’s affection for the waterfront. He stated approximately 70% of the bluff is covered by buildings and asphalt. He said the firm is willing to commit to: 1) negotiating a profit sharing agreement with the City; 2) bringing the Audubon society forward as a private entity which would fund a public facility; 3) donate $250,000 to the City to fund performing arts and park improvements; and 4) commit to a bayfront with 70% green space. Mr. Perez reviewed his education and his firm’s past developments, such as the Vicksburg convention center, the Worlds Fair, a technical park in New Orleans, downtown redevelopment in Evanston, IL, etc. If selected, he said the partnership would review local demographics, speak to residents, review the area’s history, and then sketch a plan. The amphitheater would be repositioned and seating would be cut into the bluff. A promenade along the waterfront would include a dock that features a restaurant and marina. A lecture hall could be used for education and entertainment. Above the bluff, plans are for two parking garages, a theater, civic arena, and high-density projects east of Osceola including retail and residential units. A bookstore and children’s museum would be connected with the library. The Harborview Center would be converted to other uses, such as retail. A 25- to 30-foot wide, covered walkway would link the attractions. He suggested Cleveland Street could dead end at a waterfront turnaround where an interactive fountain and entertainment area would be. He said the architecture will reflect Clearwater history and make a cultural statement. The Marketfest project would be a catalyst for downtown revitalization. Mr. Waltemath said the theater would anchor the Marketfest, which would anchor downtown revitalization. He estimated the theater would attract 100,000 patrons monthly, which would benefit restaurants and retail development. The downtown will feature diversity important to attracting families, visitors, and the elderly. He said his firm has significant experience with public/private partnerships. He said other waterfront projects had been overwhelmingly approved by residents. He said naming opportunities would increase private donations. He said the firm is committed to locate the library on site to draw people downtown. The City would participate in profits. In response to a question, Mr. Waltemath said delays to the Punta Gorda project related to that City’s inability to get title on land owned by State agencies for five years. Rufus Lazelle, former Mayor of Punta Gorda, reviewed his City’s project City and applauded the firm’s efforts to maintain communication and coordinate the referendum, which was passed by 80% of the voters. Concern was expressed the popularity of stadium movie theaters may be a passing fad. In response to a question, Mr. Perez said the proposed pavilion would be a mix of public and private ownership. He said successful development begets other development. In response to a question, Mr. Waltemath said the Audubon Institute has developed a series of living-science museums, which generate cash flow. The institute is non-profit. In response to a question, he said his firm and the City would both bring assets to the table for development and both would share in its success. It was questioned how the firm would move forward if the related referendum fails. Mr. Waltemath said if that should occur, hopefully his firm already would have identified numerous other opportunities. He said once his firm develops a specific plan, they will bring it to the City Commission for input, make recommended changes, and then have the issue go to referendum. He said the total project could take between 5 and 10 years to complete. He said most leases of public lands are for 99 years. He said the firm would bring other downtown properties into the development. Concern was expressed the New Orleans Worlds Fair had filed for bankruptcy protection. Mr. Waltemath said the fair did not draw enough visitors and owed more than $1-million, mostly to subcontractors. In response to a question, he said redevelopment of Clearwater Mall would not compete with this project. He said the market can support both projects. Merchant concern regarding competition was noted. Mr. Waltemath said between 30% and 50% of the project will feature local retail tenants. He said increased pedestrians will result in increased business. In response to a question, Mr. Perez said Coachman Park would be expanded. He recommended the library be located on the current City Hall site. He said the firm would be creative in accommodating SteinMart’s needs. He said the project would feature retail uses on the first floor with residential uses above. Mr. Waltemath said his firm has reviewed this plan with many Cleveland Street business owners. He stated the business people are enthusiastic about the plan. In response to a question, Mr. Waltemath estimated Phase One will be completed within 24 months and accomplish many revitalization goals. He said residential development is an important component. He said rental units attract younger residents and downtown energy. The meeting recessed from 4:31 to 4:46 p.m. Seven residents spoke. Concerns were expressed the bayfront should be a park and not developed. It was questioned why the City had to provide incentives. Concern was expressed downtown could not handle anticipated traffic to the movie theater. Concern was expressed rental rates above $1,500 would be too expensive for young people. It was suggested Mr. Siemon, who wrote the RFP, should not participate in selection of a firm. Adjournment The meeting adjourned at 5:06 p.m.