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St. Petersburg Florida Forging Connections for a Vibrant Downtown Waterfront

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St. Petersburg Florida Forging Connections for a Vibrant Downtown Waterfront St. Petersburg Florida September 29–October 4, 2013 A ULI Advisory ServicesReport Panel A ULI StPetersburg_cover.indd 2 1/27/14 10:17 AM St. Petersburg Florida Forging Connections for a Vibrant Downtown Waterfront September 29–October 4, 2013 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is ■■ Sharing knowledge through education, applied research, to provide leadership in the responsible use of land and in publishing, and electronic media; and creating and sustaining thriving communities worldwide. ■■ Sustaining a diverse global network of local practice ULI is committed to and advisory efforts that address current and future ■■ Bringing together leaders from across the fields of real challenges. estate and land use policy to exchange best practices Established in 1936, the Institute today has more than and serve community needs; 30,000 members worldwide, representing the entire ■■ Fostering collaboration within and beyond ULI’s spectrum of the land use and development disciplines. membership through mentoring, dialogue, and problem ULI relies heavily on the experience of its members. It is solving; through member involvement and information resources that ULI has been able to set standards of excellence in ■■ Exploring issues of urbanization, conservation, regen- development practice. The Institute has long been rec- eration, land use, capital formation, and sustainable ognized as one of the world’s most respected and widely development; quoted sources of objective information on urban planning, ■■ Advancing land use policies and design practices growth, and development. that respect the uniqueness of both built and natural environments; © 2014 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 An Advisory Services Panel Report About ULI Advisory Services THE GOAL OF ULI’S ADVISORY SERVICES program able to make accurate assessments of a sponsor’s issues is to bring the finest expertise in the real estate field to and to provide recommendations in a compressed amount bear on complex land use planning and development proj- of time. ects, programs, and policies. Since 1947, this program A major strength of the program is ULI’s unique ability has assembled well over 400 ULI-member teams to help to draw on the knowledge and expertise of its members, sponsors find creative, practical solutions for issues such including land developers and owners, public officials, as downtown redevelopment, land management strate- academics, representatives of financial institutions, and gies, evaluation of development potential, growth manage- others. In fulfillment of the mission of the Urban Land ment, community revitalization, brownfield redevelopment, Institute, this Advisory Services panel report is intended to military base reuse, provision of low-cost and affordable provide objective advice that will promote the responsible housing, and asset management strategies, among other use of land to enhance the environment. matters. A wide variety of public, private, and nonprofit or- ganizations have contracted for ULI’s advisory services. ULI Program Staff Each panel team is composed of highly qualified profes- Gayle Berens sionals who volunteer their time to ULI. They are chosen Senior Vice President, Education and Advisory Group for their knowledge of the panel topic and screened Thomas W. Eitler to ensure their objectivity. ULI’s interdisciplinary panel Vice President, Advisory Services teams provide a holistic look at development problems. A respected ULI member who has previous panel experience Natasha Hilton chairs each panel. Associate, Education and Advisory Services The agenda for a five-day panel assignment is intensive. Caroline Dietrich It includes an in-depth briefing day composed of a tour of Logistics Manager, Education and Advisory Group the site and meetings with sponsor representatives; a day James A. Mulligan of hour-long interviews of typically 50 to 75 key commu- Senior Editor nity representatives; and two days of formulating recom- mendations. Long nights of discussion precede the panel’s Laura Glassman, Publications Professionals LLC conclusions. On the final day on site, the panel makes an Manuscript Editor oral presentation of its findings and conclusions to the Betsy VanBuskirk sponsor. A written report is prepared and published. Creative Director Because the sponsoring entities are responsible for Deanna Pineda, Muse Advertising Design significant preparation before the panel’s visit, including Graphic Designer sending extensive briefing materials to each member and arranging for the panel to meet with key local community Craig Chapman members and stakeholders in the project under consider- Senior Director, Publishing Operations ation, participants in ULI’s five-day panel assignments are St. Petersburg, Florida, September 29–October 4, 2013 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the Petersburg; Duke Energy; Carlton Fields; Dan Harvey Jr.; panel thanks the St. Petersburg City Council for the invita- HSN; Jabil; Manhattan; Marriott; Old Northeast Neighbor- tion to take part in the creation of the first comprehensive hood Association; Peter Brown Construction; Phil Graham Master Plan. In addition, the panel thanks Ross Preville Landscape Architecture; The Risser Companies; Rowdies; and all of the St. Petersburg staff involved in planning and St. Anthony’s Hospital; St. Pete DNA.org; St. Petersburg executing the panel. The panel also extends its gratitude to Chamber of Commerce; St. Petersburg Downtown Partner- all of the interviewees who contributed their time and in- ship; St. Petersburg Preservation; Tampa Bay Rays; Tampa sights to this process. Bay Times; University of South Florida, St. Petersburg; Steve Westphal; and George F. Young Inc. In addition, the panel thanks the following sponsors: All Children’s Hospital/Johns Hopkins Medicine; Betty & Robert Allen Trust; Bayfront Health St. Petersburg; Bella Brava; Bill Edwards Presents; Concerned Citizens of St. 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff ................................................................6 Background and the Panel’s Assignment .....................................................7 Observations and Vision ..................................................................9 Economic and Market Scan ..............................................................13 Planning and Development Concepts .......................................................18 Implementation and Organizational Tools ....................................................27 Conclusion ..........................................................................31 About the Panel .......................................................................33 St. Petersburg, Florida, September 29–October 4, 2013 5 ULI Panel and Project Staff Panel Chair Richard Reinhard Deputy Executive Director Mike Higbee Downtown DC BID Managing Director Washington, D.C. DC Development Group Indianapolis, Indianapolis Kathleen Rose President Panel Members Rose & Associates, Southeast Inc. Davidson, North Carolina Stephen Antupit Partner Rob Wolcheski Fish to Water Director Seattle, Washington HR&A Advisors Inc. Washington, D.C. Tom Gardner Senior Associate RNL Design ULI Project Staff Denver, Colorado Thomas W. Eitler Vice President David Gazek Advisory Services Principal Gazek Consulting Natasha Hilton La Selva Beach, California Associate Education and Advisory Services Michael Lander President/Owner Caroline Dietrich The Lander Group Inc. Logistics Manager Minneapolis, Minnesota Education and Advisory Services 6 An Advisory Services Panel Report Background and the Panel’s AssignmentHERNANDO PASCO New Port Richey Toll Tarpon Springs LOCATED ON A PENINSULA in Pinellas County, with Plant City the Gulf of Mexico to the west and Tampa Bay to the Clearwater 4 east, the city of St. Petersburg—known to locals as “St. PINELLAS Pete”—is Florida’s fourth-largest city and the Tampa Bay Largo Tampa region’s second largest. The population of the Tampa Bay HILLSBOROUGH Metropolitan Statistical Area (MSA) is 2.8 million, with St. St. Petersburg Petersburg comprising 247,000. Cofounded by Gener- TAMPA BAY 75 al John C. Williams and Russian-born Peter Demens, the 275 city developed in the absence of an industrial base, unlike Bradenton MANATEEArea map. Coffee Pot other cities of the time. Rather, the city has benefited from Bayshore Gardens Bayou its ports and abundance of natural and recreational ame- Sarasota nities, which have historically attracted residents and land booms. North Sarasota Springs SARASOTA St. Petersburg’s high quality of life has allowed it to evolve from a retirement and tourist town to a diverse, economi- cally vibrant community. The road network is a grid system North Shore Park of local and arterial roadways, with transit service in the form of local buses provided by the Pinellas Suncoast 4th St N Vinoy Park Transit Authority. The Howard Frankland Gandy Bridges North Tampa connects the city to nearby Tampa, while both Interstate Basin Bay 375 and Interstate 175 feed into Interstate 275 as the 2nd Ave N primary regional connection into downtown. Central Basin Central Downtown Waterfront South Basin Home to 7,829 residents, St. Petersburg’s downtown wa- terfront is located
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