A publication of the Pinellas Planning Council

October 2002

In This Issue:

• Second Phase of Redevelopment Study Launched
• Updates on Previous Features
• Study Examines Feasibility of Lealman Incorporation

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Second Phase of Redevelopment Study Launched

In August, the PPC embarked on the second phase of its joint redevelopment study with Pinellas County and its Economic Development Department. The first phase was completed in February 2002, when the Board of County Commissioners (BCC), in their capacity as the Countywide Planning authority, voted to accept and authorize distribution of the summary report entitled Redevelopment Issues and Strategies For Pinellas County (see the October 2001 issue).

This site on Ft. Harrison Ave. in Clearwater (left), recently developed with a neighborhood shopping center including a Publix supermarket (right), is an example of infill development.

Both the BCC and the PPC have identified an opportunity and desire for better coordination among the county's various redevelopment and visioning projects. To help meet this goal, the second phase of the study has been structured to incorporate input from other efforts and agencies. An expanded Steering Committee will include members of the BCC's Vision 2010 Task Force, created to explore a variety of long-range planning issues, and representatives of the countywide Economic Development Council. County Administrator Steve Spratt has also joined the executive-level Managment Committee, which provides general project oversight.

While the first phase of the study focused almost entirely on land use, the second will adopt a broader approach that places equal emphasis on economic development, recognizing that the two policy areas are becoming increasingly interdependent as the county reaches buildout. Special emphasis is being placed on consensus-building among the county's twenty-five local government jurisdictions. The study will incorporate local governments' adopted economic development and redevelopment plans, along with additional goals and objectives identified by each community.

These local government plans will be incorporated, together with real estate and economic data from the private sector, into a geographical information system (GIS) database that will be used for planning analysis. This database will ultimately be a tool for comparison against countywide land use, transportation, environmental, and other data.

One of the more innovative products of the study will be an analysis of community development patterns. While the study will acknowledge and respect the fact that each community is unique, it will also identify commonalties among areas with similar land use characteristics. For example, many single-family neighborhoods throughout the county struggle with similar issues such as traffic congestion, pedestrian safety, and maintenance of historic character. It is hoped that, after seeing these patterns identified, different jurisdictions will recognize that they have much in common, and can work together to find solutions while maintaining their uniqueness.

In a further effort to build intergovernmental unity, two economic development “summits” are planned to which the public, as well as staff and officials of all the local governments, will be invited. The first, scheduled for December, will be called an “Opportunities Summit,” and will focus on building a consensus vision for the future redevelopment of the Pinellas community. In particular, desired goals for countywide economic development and redevelopment will be identified, which will help form the basis of the study. At the second summit, to be held in mid-2003, the preliminary findings and conclusions of the second phase of the joint redevelopment study will be presented for review and comment, prior to its finalization.

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Updates on Previous Features

This section features some of the latest developments in stories featured in previous newsletters:

New Statewide Building Code Takes Effect (see July 2002)

The existing Florida Building Code, which took effect in March 2002, represented a landmark effort to unify more than 400 disparate local codes throughout the state. However, the new code replaced an extensive Pinellas County rehabilitiation code designed to encourage redevelopment. The statewide code has been criticized for using obsolete rehabilitation standards, which — while still used by many jurisdicitons nationwide — have been found to unduly burden and discourage redevelopment in built-up areas. The issue is particularly critical for Pinellas County, which has little vacant land remaining and relies on redevelopment for its economic growth.

On September 18, the Council passed a resolution recommending that the Florida Building Commission establish “specific and distinct standards” for structural rehabilitation in the statewide code. The Commission is currently tasked with amending the rehabilitation provisions of the code, pursuant to Chapter 2001-186 Laws of Florida. The resolution, which is also being offered for approval and transmission by each local government, urges the Commission to model Florida's new rehabilitation code after successful examples from New Jersey, Kansas, and the federal Department of Housing and Urban Development and the International Building Code.

Madeira Beach Looks Forward to Tomorrow (see April 2002)

On August 27, the new City of Madeira Beach Master Plan was adopted “in concept” by the City Commission, with several key revisions. Developed by the prominent Miami architectural firm Duany Plater-Zyberk, the plan envisions attractive, walkable redevelopment with slower traffic, higher densities, and distinct town centers - calling cards of the development style known as New Urbanism.

During a series of public meetings, enthusiasm was running high for a new plan. However, after publication, some provisions in the plan were amended during the adoption hearings. In the adopted document, a number of traffic calming measures have been deleted; a proposed elimination of the marine commercial zoning district has been rejected; and a plan to sell surplus public land to fund other improvements was removed, after it was found to be prohibited by deed restrictions.

During the next several months, the city will consider amendments to its comprehensive plan and land development regulations, based on standards established in the Master Plan.

PPC Study Examines Wireless Facilities Issues (see July 2002)

PPC staff recently completed a study of issues associated with wireless facilities in the county and presented the findings to the Council. The study, titled Wireless Facilities: Planning for the Next Generation of Technology, discusses key technological and legal trends that will affect regulation of wireless facilities and identifies several regulatory best practices. The study also notes some of the challenges and opportunities facing Pinellas communities in planning for these facilities, including difficulties in tracking them and the potential for generating public revenues through lease agreements.

At its September meeting, the Council voted to recommend a technical assistance workshop as the next step in the wireless facilities study. A consultant specializing in the field of wireless regulation will be hired to conduct the workshop, open to local government representatives, to educate Pinellas communities on legal issues, regulatory and tracking techniques, and public revenue opportunities. The workshop will help local governments to identify persistent problems and will provide some of the information and resources needed to best address those problems. Based on information gained through the workshop, communities will be able to evaluate the need for further technical assistance and follow-up actions. Staff are currently in the process of selecting a consultant for the technical assistance workshop targeted for early 2003.

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Study Examines Feasibility of Lealman Incorporation

Responding to resident requests and the Lealman Community Association, the Pinellas County Board of County Commissioners initiated a study that would help determine the feasibility of incorporation of an area in southern Pinellas County called Lealman. Some of the residents in the area were concerned about the potential loss of their community due to annexation of unincorporated areas by surrounding municipalities. Also, they were attempting to preserve the tax base of the Lealman Special Fire Control District, which was losing tax value through annexation.

The feasibility study focused on the Lealman Special Fire Control District. Areas in the District are noted on the map above as East Lealman and West Lealman.

As part of the Pinellas Planning Council local assistance function, the Council authorized staff participation in completing the study along with the Pinellas County Planning Department. The study was to be completed under the direction of a six-member Steering Committee consisting of the County's Planning Director and Director of the Office of Management and Budget, the PPC's Executive Director, the Lealman Community Association's President and Executive Vice President, and the Lealman Fire Chief.

The study was designed to estimate the range of costs for providing essential government services and programs if Lealman were to incorporate. The estimates were based on a comparison of operating and recurring capital costs for four municipalities in the county.

A few of the major findings in the report include: 1) the taxable values in Lealman are approximately half of what the values are in the remainder of the unincorporated county; 2) the average per capita contribution to the Municipal Service Taxing Unit for Lealman was $39, while the remainder of the unincorporated area paid $80; 3) the revenue needed to cover the estimated basic operating services would mainly come from property taxes and utility taxes, franchise fees, special assessments, and other revenue sources, some of which are not being collected at present in the area; 4) revenues from sources other than ad valorem taxes would need to increase between 55.6% and 121.5%; 5) revenues from ad valorem taxes would need to increase between 3.6% and 68.8%; 6) overall impact would be between 31.8% and 94.1% above the amount that was estimated that Lealman residents and businesses paid in 1999.

Specific examples of the increases include: 1) for a home with a taxable value of $50,000, a power bill of $80 per month, and a total telecommunications bill of $100 per month, taxes and fees would increase by an estimated range of $59 to $352 annually; 2) for a business with a taxable value of $200,000 and tangible personal property valued at $60,000, ad valorem taxes would increase by an estimated range of $146 to $1,242 annually (the percentage increase in electric franchise fees and utility taxes could not be calculated because they are not being collected at present in Lealman.

The report has been accepted by the Board and transmitted to the Lealman community for their consideration and use. A copy of the report is available online.

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Upcoming Public Hearing and Meeting Schedule

* Tentative Dates

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The Pinellas Planning Council

* Councilmember serves on this governing body.

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The Countywide Planning Authority

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The Pinellas Planning Council Staff