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Dome Industrial Park
Community Redevelopment Plan
Adopted in 2007
City of St. Petersburg
Economic Development Department
DOME INDUSTRIAL PARK
COMMUNITY REDEVELOPMENT PLAN
Adopted in 2007
MAYOR/CRA EXECUTIVE DIRECTOR
Rick Baker
CITY COUNCIL/
COMMUNITY REDEVELOPMENT AGENCY (CRA)
John Bryan, Chair
James S. Bennett, Vice Chair
Leslie Curran
Jeff Danner
Rene Y. Flowers
David W. “Bill” Foster
Herb Polson
Earnest Williams
ADMINISTRATION
Tish Elston, First Deputy Mayor/City Administrator
Goliath Davis III, Deputy Mayor for Midtown Economic Development
Rick Mussett, Senior Administrator, City Development
Dave Goodwin, Director, Economic Development Department
Table of Contents
I Project Description and Overview 1
Redevelopment Roles 1
History of the Dome Industrial Park 3
Overview of the Blight Study and Findings of Necessity 5
Policy on Eminent Domain 9
Boundary Justification 9
II Statistical Profile and Land Use Inventory 10
Statistical Profile 10
Business Composition in the DIP 11
Clusters and Economic Development 11
Land Use and Zoning Characteristics 13
Existing Land Use 13
Future Land Use 13
Zoning 15
III Prior Planning Efforts in the Dome Industrial Park 20
Business Retention and Development Program 20
Business Retention and Economic Development Report 20
Central Neighborhood Plan 20
22nd Street South Revitalization Plan 20
Enterprise Zone 22
Brownfield Program Area 22
The Business Opportunity Plan 22
Dome Industrial Park Plan 24
Economic Development Strategy 24
Midtown Strategic Planning Initiative 25
Grand Central Business District 25
Vision 2020 25
Dome Industrial Park CRA 25
IV Redevelopment Issues in the Dome Industrial Park 27
Public Safety, Image and Appearance 27
Infrastructure Issues 28
Transportation Issues 28
Business Expansion and Promotion 30
V Plan Objectives, Strategies and Implementation 36
Plan Objectives and Strategies 36
Implementation Program 40
Potential Sources of Redevelopment Funding 44
Timing of Redevelopment 46
Development Controls and Plan Implementation 46
Property Disposition Policy 46
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page i
Table of Contents
VI Neighborhood Impact Element 48
Relocation and Replacement Housing 48
Programs to Assist Residents 49
Programs to Assist Developers 49
Impact of Redevelopment Activities 50
Infrastructure and Utilities 51
Emergency Evacuation Facilities 52
Environmental Quality 52
Effect on Educational Facilities and School Population 53
Provision of Park and Recreational Facilities 53
Consistency with Neighborhood Plans 53
VIII Compliance with Florida Statutes 55
Exhibits
Exhibit A Legal Documents for Adoption of Dome Industrial Park
Community Redevelopment Area
Exhibit B Legal Description of Redevelopment Area
Exhibit C Business Incentives available for the DIP
Exhibit D Business Financing Programs
Exhibit E Housing Replacement and Resident Relocation Plan
Maps
Map 1-1 DIP CRA Project Area Map 2
Map 2-1 Existing Land Use in the DIP 14
Map 2-2 Future Land Use in the DIP 16
Map 2-3 Zoning in the DIP 19
Map 3-1 Midtown Planning Area 21
Map 3-2 Enterprise Zone Boundaries 23
Map 4-1 Transportation Deficiencies in the DIP 31
Tables
Table 2-1 2005 Demographic Overview 10
Table 2-2 Industry Composition of the DIP 11
Table 2-3 Industry Clusters in the DIP 13
Table 2-4 Existing Land Use in DIP 13
Table 2-5 Zoning Districts in the DIP 17
Table 5-1 Major Public Improvement Projects in the DIP (2007- 42
2047)
Table 6-1 Buildout Scenarios in the DIP 50
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Community Redevelopment Plan
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Chapter One
Project Description and Overview
Chapter One
Project Description and Overview
On August 25, 2005, the City of St. South and 23rd and 24th Streets South,
Petersburg City Council approved a has been historically a mix of
resolution finding the Dome residential and industrial uses, but
Industrial Park area a blighted area has been included within the City’s
and identifying it as a community earliest planning efforts in the DIP,
redevelopment area (Resolution namely with the expectation that it
2005-450). Subsequent to that would transition to industrial use
approval, the Pinellas County Board through private efforts. However, the
of County Commissioners delegated area has maintained a stable
redevelopment authority to the City residential base for the past twenty
(Resolution 05-228), thereby years and, in fact, new residential
enabling the City to begin preparing investment is occurring. Because the
a community redevelopment plan original blight study boundaries are
(see Exhibit A for the text of each being altered, City Administration
resolution). updated the findings and found no
significant difference in the original
The Dome Industrial Park blight conditions (see Exhibit B for a
Community Redevelopment Area legal description of the DIP with its
(DIP) is located in the City’s 5.5- amended boundaries).
square mile Midtown area. The
158.6-acre DIP area is bounded REDEVELOPMENT ROLES
roughly by I-275 on the east and
south, 1st Avenue South on the north On August 25, 2005, the City Council
and 34th Street South on the west designated itself as the Community
(see Map 1-1). It includes the bulk Redevelopment Agency (CRA)
of the area designated in March responsible for administering the
1999 by the City Council as the Dome Industrial Park Community
“Dome Industrial Park Plan,” with Redevelopment Area (DIP) and
the exception of the DIP Pilot directed City Administration to
Project Site because it has already prepare a redevelopment plan.
been designated as a community
redevelopment area. It also City Council has the authority to
extends the DIP boundaries south of amend the Redevelopment Plan.
Fairfield Avenue South from 28th However, some amendments will
Street South to 31st Street South and require approval from the Pinellas
west to 34th Street South. County Board of County
Commissioners as part of the
As part of the redevelopment delegation of redevelopment
planning process, the City of St. authority to the City. The following
Petersburg reduced the DIP area, as amendments will require Board
identified in the 2005 Blight Study, by review:
7.5 acres. This section, located
roughly between 1st and 4th Avenues
DOME INDUSTRIAL PARK
Community Redevelopment Plan
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Chapter One
Project Description and Overview
DOME INDUSTRIAL PARK
Community Redevelopment Plan
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Chapter One
Project Description and Overview
income workers, primarily African
1. The addition of a new public Americans, who lived in the Gas Plant
improvement program, not in neighborhood where Tropicana Field
the Plan as of the date of the now sits. Many of these African-
original City Council adoption. American workers came to St.
Petersburg in the 1880s to help finish
2. An increase in the total debt the Orange Belt Railroad and would
service requirements above that remain in St. Petersburg. The Gas
identified in the original Plant neighborhood, formerly known
Redevelopment Plan. as “Pepper Town,” was a tightly knit
community with schools and
3. An enlargement of the community gathering places with an
redevelopment area boundary. adjacent commercial hub along 22nd
Street South.
HISTORY OF THE DOME
INDUSTRIAL PARK The 22nd Street South neighborhood,
known as “The Deuces,” grew up south
The history of the Dome Industrial of the Dome Industrial Park in the late
Park Community Redevelopment 1910s and 1920s, receiving the bulk of
Area is closely related to the African-American in-migration to the
development of the Seaboard Coast City during the period. With its mix of
Line Railroad, which bisects the residences and businesses, The Deuces
district from the northeast to the became the hub of the African-
southwest. The newly renovated American community in the decades
1926 Seaboard Coast Line Building, prior to desegregation in the 1960s.
a historic landmark sitting aside the Landmarks from the corridor’s past
tracks at 22nd Street South, remains abound, including the Manhattan
a symbol of this industrial past put Casino (located within the Dome
to an adaptive reuse. Because most Industrial Park Pilot Project Area), from
cargo was transported by rail in the which was heard the music of famous
years before the development of entertainers such as Louis Armstrong,
the highway system and the trucking Fats Waller, Duke Ellington, Ray
industry, properties near railroad Charles and many others; Mercy
lines were generally developed as Hospital, which was the primary
industrial uses. medical facility for African Americans
during the Jim Crow era; Royal
Development along the railroad lines Theater, which showed movies for the
in the DIP, as well as elsewhere in St. community in the 1950s and 1960s;
Petersburg, followed the classic Jordan School which educated many
pattern of industrial users and freight from the African-American community;
handlers locating near the trunk and and Jordan Park Housing Project, which
spur lines. Furthermore, the DIP improved the housing conditions for
attracted modest housing for low- many in the community.
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Community Redevelopment Plan
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Chapter One
Project Description and Overview
After the Second World War, African emergence of the “Euclidean”
Americans embarked on a sustained zoning philosophy in planning
struggle for civil rights in St. practice justified the separation of
Petersburg as well as throughout the residential neighborhoods from
South. Their success during the 1960s industrial districts, in order to allow
led to sweeping and dramatic changes both to flourish without conflict.
within the community as African However, older industrial districts
Americans were able to shop, live and including the DIP often are
work in other parts of the City. These contiguous with residences, leading
events would lead to the decline of to the detriment of both. To be
commerce on “The Deuces” and, economically viable, industries must
consequently, the surrounding be able to expand, yet in doing so
neighborhood. they negatively impact
neighborhoods that have difficulty
Another change that impacted the thriving adjacent to the fumes,
area was the extension of Interstate noise and light attendant with
275 into downtown St. Petersburg in industrial use. Furthermore, the
the 1970s. I-275 sliced through the industrial zoning in the DIP CRA
area, separating the Gas Plant precludes new housing construction
neighborhood from today’s Dome and deters investment in the
Industrial Park area and 22nd Street existing housing stock, while the
South commercial hubs, small lot layout and the inadequate
contributing to the decline of each. road network do not support the
In the two decades after the needs of modern industrial users.
construction of the interstate
system, communities throughout the In the 1960s and 1970s, City leaders
United States would come to viewed the Gas Plant area east of I-
recognize the inherent blighting 275 as an opportunity for
effects that such major roadway redevelopment; in 1978, the City
construction would have on identified the area as “blighted,”
adjacent neighborhoods. according to the requirements of
Florida Statutes, and adopted a
Like the Gas Plant neighborhood, redevelopment plan for its
the DIP Community Redevelopment revitalization. The plan called for the
Area became isolated due to Gas Plant to be redeveloped for
interstate construction and declined industrial development and multi-
significantly. With the rise of family housing. In the early 1980s,
suburban industrial parks and the however, the Gas Plant
shift in transportation of goods from Redevelopment Plan was revised and
the railroad to long-haul trucking on incorporated into the Intown
the interstate, the number of Redevelopment Plan to accommodate
industrial businesses in the area a domed stadium complex. To
declined. In addition, the implement this redevelopment effort,
DOME INDUSTRIAL PARK
Community Redevelopment Plan
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Chapter One
Project Description and Overview
both plans proposed that most of the outdated building densities and
Gas Plant neighborhood be diversity of property ownership–
demolished. work to limit the DIP’s ability to
provide sites suitable for
Still recognizing the peril in losing contemporary business uses. A
its industrial base, the City also summary of the deficiencies
developed a business retention and follows. (For the complete blight
development strategy for the area analysis, see Exhibit B in Resolution
west of the stadium complex and I- 2006-481.)
275, now known as the Dome
Industrial Park, which was designed Defective or Inadequate Street
to reestablish the area as a major Layout
employment center providing jobs
in the inner city. The interior roadway network in the
DIP does not meet the current
OVERVIEW OF BLIGHT STUDY minimum requirements established
for modern industrial park
AND FINDINGS OF NECESSITY 1
development. Roadways are too
narrow for heavy truck traffic. In
The Florida Community fact, 65 percent of nearly 50,000
Redevelopment Act recognizes lineal feet of roadway in the DIP
thirteen conditions that undermine does not meet the Institute of
the socio-economic health of a Traffic Engineers recommended
community and create blight minimum pavement width of 28 feet
(Section 163.340[8], F.S.); only two for industrial parks.
must be present for an area to
qualify as a community Turning radii at the intersections
redevelopment area. The Dome are also insufficient for large
Industrial Park Blight Study vehicles and those with trailers.
identified five of these conditions, While the recommended standard
which advanced blight in the area for industrial parks ranges between
and contributed to its economic a minimum of 25 feet to a preferred
underperformance. These 40 feet, most road segments within
conditions – defective or inadequate the DIP fail to meet the minimum
street layout, faulty lot layout, standard. According to the City’s
deteriorated site or other roadway data for the DIP, more than
improvements, inadequate and 88 percent of its 107 road segments
have turning radii less than 25 feet.
1
The overview includes the modifications
to the DIP Blight Study that resulted from Substantial portions of road
removing the 7.5-acre area west of 23rd
Street South and roughly north of 5th surfacing material in the DIP do not
Avenue South. For the complete findings of meet current standards. In addition
blight, see City Council Resolution No. to 3rd Avenue South between 20th
2006-481, dated September 21, 2006.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
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Chapter One
Project Description and Overview
and 22nd Street South and 7th section, the DIP is characterized by
Avenue between 28th Street and 31st small lot sizes that limit not only
Street South which are unpaved, the size of buildings that can be
seventeen of 55 blocks within the constructed but also the provision
DIP Redevelopment Area have of on-site parking to accommodate
unpaved alleys. employees and customers. The
provision of adequate parking
Many streets are also paved with facilities has been identified as an
brick. An abundance of brick streets issue in previous planning efforts
is one of the unique features in St. and will remain a hindrance to
Petersburg and adds character and economic development throughout
value to many of the city’s the DIP that will require
residential neighborhoods. collaborative and imaginative
However, as a roadway surface for solutions.
industrial areas, brick is improper
for day-to-day use by heavy loaded Faulty Lot Layout
trucks. Approximately 19 percent of
more than 49,600 lineal feet of Lot configurations within the DIP
roadway in the DIP is surfaced with were platted several generations
brick. ago and are too small to meet the
needs of current industrial users.
Finally, several streets within the Among the 382 parcels zoned for
DIP terminate with dead ends or industrial use at the time the blight
end at 90 degree or oblique angles study was prepared - by far the
with other streets. Historically, the most prevalent use within the DIP --
street and block pattern in this part over 26 percent are nonconforming
of St. Petersburg represents an for the district’s minimum lot size
extension of the grid pattern upon of 5,000 sf, while 37 percent are
which much of the city is arranged. nonconforming for the minimum lot
While appropriate for general width of 50 feet.
commercial and residential
development, this block pattern Nonconformity describes only the
does not easily accommodate failure of lots to meet the minimum
modern industrial or business needs, standards the industrial zoning
especially for firms needing large district; these standards themselves
floor plates, truck loading docks and are far below the land and building
assembly line layouts (see Map 4-1 requirements of contemporary
for a view of transportation manufacturing and distribution
deficiencies within the DIP). users. Contemporary industrial
users often require several acres of
Insufficient Parking Facilities land to accommodate a facility with
integrated manufacturing,
As will be demonstrated in the next warehousing and distribution
DOME INDUSTRIAL PARK
Community Redevelopment Plan
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Chapter One
Project Description and Overview
functions. contemporary industrial
requirements, many buildings within
Inadequate and Outdated Building the DIP need either demolition or
Densities significant adaptive reuse to meet
current standards. It is generally
The DIP also possesses inadequate recognized that structures housing
and outdated building densities that primary employers have an effective
make it unsuitable for modern physical life of approximately 30
industrial purposes. While the years and rarely greater than 40
median building size of industrial years. Construction standards for
and flex spaces offered for lease in such features as building clear
industrial parks throughout St. height, column span, power
Petersburg such as Metropointe, demands and security needs change
Gateway Business Center and over time as the needs of
Skyway Business Center is 41,000 sf, manufacturing and distribution
the same measure for the DIP facilities shift in response to new
redevelopment area is six percent market demands. If it is not feasible
of that size, or 2,520 sf. Moreover, to upgrade or retrofit these aging
only 33 of its 235 structures with buildings then a total
industrial zoning exceed 10,000 sf in redevelopment of the properties is
size, sixteen have a size greater required. 2
than 25,000 sf and only seven
buildings exceed 40,000 sf. Based on building-age data provided
by the Pinellas County Property
With small buildings come low floor- Appraiser’s Office, the median
area ratios (FAR), further construction year for a structure
illustrating the obsolescent building zoned IG in the DIP is 1950. More
patterns within the DIP. FAR is a importantly, 152 structures (69
measure of development intensity percent of the total) are fifty years
used in land development of age or older and 86 percent are
regulations to calculate the total 35 years or older. In comparison, St.
square footage of a building relative Petersburg’s business and industrial
to the lot on which it sits. The IG parks in the Gateway area were
zoning district, which was in place built in the 1980s or later and are
when the community more serviceable for today’s
redevelopment area was manufacturing and industrial uses.
established, permits a FAR between
.65 and .75. In contrast, the 235
improved parcels zoned IG have a
median FAR of .31. 2
Pinellas County Board of County
Commissioners. The Opportunities Summit
Finally, due to age and/or Findings: Economic Development and
functional obsolescence relative to Redevelopment for the Pinellas Community
(April 2003), 11.
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Community Redevelopment Plan
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Chapter One
Project Description and Overview
Deteriorated Site or Other Diversity of Ownership
Improvements
Fragmented land ownership is an
Site and building conditions within underlying fact of the DIP and
the DIP are also a blighting hinders private redevelopment
influence. A September 2004 field efforts. Diverse ownership holdings
survey analyzed factors relative to make it difficult for private parties
building site conditions to evaluate to assemble and consolidate
the “Overall Condition” of each property to expand their enterprise.
parcel. The survey found that the Of the 412 parcels within the DIP,
“Overall Condition” for 39 percent 263 parcels totaling nearly 103
of the properties in the DIP was acres cannot be consolidated with
“Deteriorated” while the remainder other properties under current
was identified as “Sound.” ownership. Consequently, individual
Differentiating between the most parcels that cannot be consolidated
predominant land uses within the by the current owner into larger
DIP – industrial and residential - holdings represent two-thirds of the
yields a more refined picture of the acreage and total parcels in the
blighting influences. The Overall DIP. 3 The median size of these
Condition analysis found 27 percent parcels is 6,534 sf, slightly larger
of industrial properties being than most single-family lots within
“Deteriorating.” St. Petersburg, but clearly
inadequate for contemporary use.
Deteriorating physical conditions
also affect the improvement value The remaining 149 parcels can be
and tax yield of each parcel as consolidated into 57 holdings of two
defined by its land-to-improvement or more parcels. However, virtually
value ratio (LIV). According to the all of these properties are
2004 tax roll, the assessed property comprised of less than five parcels
value of all parcels in the DIP was apiece. Moreover, thirty-eight of
$37.6 million, with a land value of these 57 holdings, comprising nearly
$10.3 million and an improvement 40 acres, consist of holdings of only
value of $27.3 million. These values two parcels, with each holding
establish a LIV of 1:2.65. The ratio having a median size of 12,197 sf.
indicates that for every dollar value Only six of these 38 holdings are
of land within the DIP, its larger than one acre. The remaining
improvement value is approximately nineteen holdings comprise less
triple. This ratio falls squarely than seventeen acres or 11 percent
within the range of the LIVs found in of the total acreage of the DIP.
other community redevelopment
areas in the city when their 3
A “holding” represents a unit of land one
redevelopment plans were adopted. or more contiguous parcels in size, held by
a single property owner or related interest
that can be consolidated and developed.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
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Chapter One
Project Description and Overview
Policy on Eminent Domain Boundary Justification
Florida’s Community The boundary for the DIP
Redevelopment Act once allowed community redevelopment area is
localities to acquire by eminent based generally on the original
domain private property within a Business Retention Area boundary,
community redevelopment area and which comprised approximately 122
convey it to private developers as a acres, as well as land zoned
tool to remedy blight within the Industrial Traditional between 28th
CRA. However, the City of St. Street and 34th Street South. The
Petersburg has a long-standing justification for this boundary is
policy of only using eminent domain inclusion of most of the contiguous
to acquire land as a last resort, land that will provide the
preferring instead to negotiate with opportunity for employment-
landowners to implement its generating redevelopment. As
revitalization goals. indicated above, a 7.5-acre section
between 23rd and 24th Streets South
The City’s self-limiting policy has north of 5th Avenue South was
now been codified by Florida removed in recognition of the
lawmakers. During its 2006 session, extent of residential units in the
the Florida Legislature amended area. In addition, the DIP CRA does
Section 163.375, F.S., regarding the not include the Dome Industrial Park
use of eminent domain in Pilot Project Site, located south of
community redevelopment areas. 5th Avenue South and east of 22nd
In response to the United States Street South, which was designated
Supreme Court’s decision in Kelo v. as a community redevelopment area
New London, Connecticut (2005), in 2000.
which upheld local government’s
right to condemn property for
economic development purposes,
the Florida Legislature significantly
modified its statutory authorization
for use of eminent domain in
community redevelopment areas.
Now, Florida law permits localities
to condemn property only for public
“use” such as utilities, parking
garages, stormwater facilities,
infrastructure and roadways.
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Community Redevelopment Plan
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Chapter Two
Statistical Profile and Land Use Inventory
Chapter Two
Statistical Profile and Land Use Inventory
STATISTICAL PROFILE 1 to be 196 persons. This is based on
an average household size of 2.25.
The Dome Industrial Park is
characterized primarily by industrial Based on the 2000 Census, the
and commercial uses with a community redevelopment area
residential population concentrated population had a per capita income
along the I-275 corridor west of 22nd of $8,803, which is 42 percent of
Street South and southeast of the the city figure for that reporting
intersection of Fifth Avenue South year; a median family income of
and 28th Street South. $15,151, which is approximately
one-third of the citywide average;
The DIP spans two census tracts – and a median household income of
218 and 219 – with the majority of $15,574, which is less than one-half
the CRA located within Tract 218 the citywide average. Fifty-seven
Block Group 5. 2 Tract 218 Block percent of families in the DIP CRA
Group 5 also contains the entirety were below the poverty line.
of the Dome Industrial Park Pilot
Project Site (DIPPP) CRA, which Again, this Census information is
complicates using 2000 Census data impacted by the inclusion of the
because more than forty households DIPPP, which had severe conditions
were relocated from the Pilot of blight and poverty. Utilizing
Project site after the 2000 Census. 2005 Claritas data, the income
Consequently, data on socio- figures improve moderately. Table
economic aspects of the DIP CRA 2.1 compares the DIP and City
such as poverty, median income and measures on key socioeconomic
unemployment rate must be indicators.
estimated. To do so, staff
conducted field survey and analysis Table 2-1
2005 Demographic Overview of the DIP
of the Pinellas County Property Category DIP City
Appraiser’s database to derive an
Income
accurate figure of properties Per Capita $11,514 $24,117
currently in residential use. Median Family $18,438 $50,755
Median Household $18,824 $39,737
With approximately eighty-seven Family Poverty Rate 53.9% 9.3%
residential units, the full-time High School/GED 58.4% 82.1%
population of the DIP is estimated Bachelor’s/higher 0% 23.1%
Sources: Claritas 2005 Report.
1 Lack of educational attainment has
The statistical profile is based on information
from the 2000 Census Summary File 3 (SF3), led to limited opportunities for
2005 Estimates from Claritas and field residents of the DIP to increase their
surveying. income and contributes to the
2
The portion of the DIP west of 28th Street
South is located within Tract 219 BG5, but excessively low wages and high
contains no residential population.
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Community Redevelopment Plan
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Chapter Two
Statistical Profile and Land Use Inventory
poverty rate. Only 58 percent of Table 2-2
residents over the age of 25 have DIP Establishments by Industry Sector 4
Industry Sector Est. Employees
completed high school or an
Manufacturing 13 417
equivalency and none have a
Construction 14 182
bachelor's degree or higher. By
Wholesale Trade 11 92
comparison, 82 percent of residents
Retail Trade 8 201
citywide have completed high school
Transport/Warehouse 4 42
or an equivalency and more than 23 Other Services 5 22 91
percent have a bachelor's degree or Total 72 1025
higher. Source: 2005 2Q EQUI Database
The poverty rate in the DIP reflects “Clusters” and Economic
this low percentage of educational Development
attainment. Approaching 54%, the
family poverty rate in the DIP is Economic development practice
almost six times the citywide rate. since the 1990s has focused on
building and sustaining industry
Business Composition in the DIP clusters. An industry “cluster” is a
group of competing, complementary
Based on 2005 second quarter data, the and interdependent firms, economic
DIP is dominated by manufacturing, actors and institutions that are
construction, wholesale trade, located near one another and that
automotive services and retailing. 3 draw productive advantage from
Manufacturing, construction and their proximity and connections. 6
wholesaling are important industries These can include supplier
for maintaining and improving the well networks, universities, research
being of St. Petersburg by providing the facilities, and firms in related
higher wage, primary industries that industries. The geographic scope of
bring money into the local economy. clusters can be a region, state or
Since they often are independent of single city or span neighboring
the local business sector, primary countries. 7
industries buffer St. Petersburg from a
local or regional economic downturn. 4
“Industry Sector” is based on the 1997 North
Table 2-2 depicts the industrial American Industry Classification System that
composition of the DIP. classifies establishments that perform similar
activities and have similar inputs and outputs.
5
Includes automotive, transportation and
warehousing, professional, science and technical
services, landscaping services and real estate.
*** 6
Joseph Cortright, “Making Sense of Clusters:
Regional Competitiveness and Economic
Development.” The Brookings Institution
Metropolitan Policy Program (March 2006): iv.
7
Michael E. Porter, “Location, Competition, and
3
State of Florida. Agency for Workforce Economic Development: Local Clusters in a
Innovation, Enhanced Quarterly Unemployment Global Economy,” Economic Development
Insurance (EQUI) Database. Quarterly 14(2000)1: 16.
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Community Redevelopment Plan
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Chapter Two
Statistical Profile and Land Use Inventory
Clusters can develop where buyer- Park based on number of
supplier relationships require establishments and persons
proximity, and having a dense employed - construction,
network of suppliers and buyers can automotive services and food
produce efficiencies. Clustering is services. In fact, three-quarters of
especially beneficial to small and DIP establishments and over 86
medium sized enterprises that are percent of its employees are linked
unable to take advantage of the to one of these three clusters. Table
efficiencies of scale and vertical 2-3 depicts the distribution of
integration customary for large establishments within these
companies. clusters.
A cluster economic development The construction cluster, by far the
focus is also related to industries largest in the DIP, illustrates the
that the City targets for its business manner in which a grouping of
expansion and attraction efforts. businesses not in the same industry
These include manufacturing, sector provide inputs and outputs
medical technologies, information and promote economic
technologies, marine sciences and development. Within the DIP, there
financial services. These types of are residential renovators, single-
business would not only support family homebuilders, cabinet
existing industry clusters, but also makers, retail home centers,
typically have higher-wage jobs. For electrical contractors, painters and
instance, a recent analysis of wages specialty trades, which all provide
revealed that while accounting for inputs at different points in the
less than one-fourth of the City’s construction process. By looking
employment base, these targeted only at certain industry sectors, one
sectors produced more than one- would have missed the potential
third of wages earned in the City. linkages between cabinet makers,
All told, workers in these targeted home centers and residential
industry sectors earned an average renovators, and overlooked possible
annualized wage of $61,053, well economic development strategies
above the $41,956 overall average designed to solidify and promote
annualized wage earned in the City. them.
For non-targeted industry sections,
the average annualized wage was
$36,054. 8
***
Three significant “clusters” can be
identified in the Dome Industrial
8
City of St. Petersburg. “Major Industry
Analysis: Update on Major Industries,” Channel
Marker Volume 3, Issue 3 (August 2005).
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Chapter Two
Statistical Profile and Land Use Inventory
Table 2-3 transportation maintenance facilities,
Industry Clusters in the DIP in 2005 rights-of-way, railroad property and
Cluster Est. Employees
9
nonprofit facilities. Another 24.5
Construction 32 538
acres, roughly 15 percent of land
Automotive
Services
15 149 within the DIP, is vacant.
Food Services 6 202 Collectively, these uses account for
Total 53 889 approximately 84 percent of the land
Source: State of Florida. 2005 2Q Unemployment within the DIP. Single and multi-
Insurance Reports. family residential, commercial and
These clusters have remained other uses account for the remaining
persistent over time. The Business occupants of the land, none
Opportunity Plan prepared for the comprising more than ten percent of
DIP in 1998 also identified these the DIP.
same business clusters. According to
their data, there were 35 Table 2-4 provides a detailed
auto/marine related businesses, 17 breakdown of existing land uses
construction related and four food within the DIP. Map 2-1 shows the
companies. location of these land uses throughout
the area.
LAND USE AND ZONING Table 2-4
Existing Land Use in DIP
The DIP includes approximately Parcel Use # Acres %
158.6 acres containing property in Vacant 130 24.5 15.4
existing single-family, multi-family, Industrial 124 80.0 50.4
commercial, industrial and public Single family 76 10.0 6.3
Commercial 40 9.7 6.2
use. In addition, City Future Land
Public 21 29.3 18.5
Use designations and zoning Other 11 3.9 2.5
regulations for these properties -- Multifamily 10 1.2 0.7
not necessarily reflective of their Total 412 158.6 100*
existing use -- allow for the same Source: Pinellas County Property Appraiser Office
(2004)
broad ranges of use.
Future Land Use
Existing Land Use
As part of the Future Land Use
Of the 158.6 acres in the DIP, parcels
Element of the Comprehensive Plan,
in existing industrial use account for
the City assigns every parcel within
80 acres, or more than 50 percent of
its boundaries a future land-use
the study area. Public and semi-
category corresponding with land-use
public uses comprise more than 29
categories described in the Element.
acres and are the next largest use of
land, including such uses as
9
Includes retail establishments engaged in sales
of construction materials.
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This land use category system units per acre. Research/
provides for the location, type, Development, Commercial
density and intensity of development Recreation, and Light
and redevelopment and prescribes Manufacturing/ Assembly (Class A)
areas of the city acceptable for uses may also be allowed in this
commercial, mixed- use, residential, plan category pursuant to local
office, industrial, open space and government standards which
other uses. 10 address neighboring uses and the
character of the commercial area in
Industrial General represents 95 which it is to be located; noise,
percent of the land within the DIP, solid waste and air quality emission
with 379 parcels and 151 acres. IG standards; hours of operation;
allows a mixture of light or heavy traffic generation; and parking,
industrial and industrial park uses loading, storage and service
with a floor area ratio up to 0.75. provisions.
Buffers are required between
industrial and other land uses. Zoning 11
Office, retail and personal/office
service uses are allowed as Future land use categories are broad
accessory uses within the structure descriptions of generally appropriate
to which it is accessory and may not land uses within a given area. The
exceed 25 percent of the floor area details and implementation of land
of the principle use. development is left to one or several
zoning districts which are required by
The area of the DIP devoted to Florida law to be consistent in intent,
Community Redevelopment District uses and intensity with the underlying
comprises 23 parcels and 4.2 acres. future land-use category. While
This category allows mixed use several zoning districts may
retail, office, service and medium implement the same future land-use
density residential up to a 1.25 FAR category, each require different
and a density between 24 and 40 development intensities or densities
dwelling units per acre. and not all may be appropriate in
certain existing development
Ten parcels are planned for Planned contexts.
Redevelopment-Mixed Use which
allows mixed-use retail, office, In years past, the DIP had four zoning
service and medium density districts -- Industrial General, Urban
residential uses not to exceed a Village-1, Residential Multifamily-
floor area ratio of 1.25 and a net
residential density of 24 dwelling 11
For specific information on allowed uses,
intensities and dimensional requirements
10
For more information, refer to the Future for each zoning district within the Dome
Land Use Element of the City of St. Industrial Park, refer to the City of St.
Petersburg Comprehensive Plan. Petersburg Land Development Code.
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12/15 and Commercial Industrial -- previous industrial-zoning emphasis
with more than 95 percent of its for the area will be retained as will
acreage devoted to Industrial the mixed-use character of First
General. In 2007, however, the DIP Avenue South. However, design
was rezoned to bring it into guidelines have been established
compliance with the new land and density allowances have been
development regulations (LDRs). increased.
These LDRs were a product of the
Vision 2020 planning effort begun in Table 2-5 shows the extent of new
2001. The new LDRs were designed zoning districts throughout the DIP,
to reform the City’s zoning code and while Map 2-3 shows their location.
replace it with development
regulations that will encourage more Table 2-5
intensive infill and mixed use Zoning Districts in the DIP
Parcel Zoning # Acres %
development.
IT 379 151.4 95.4
CCT-2 23 4.2 2.6
The City’s existing development CCT-1 9 1.5 0.9
regulations were antiquated and CCS-1 1 1.6 1.0
reflected St. Petersburg’s vision for Total 412 158.6 100
suburban and automobile
development that was prevalent at Like the IG district which it
the time the regulations were first replaces, the Industrial Traditional
adopted. This development vision (IT) district is by far the largest
was ineffective in addressing and proposed district in the DIP, both in
enhancing the traditional areas of terms of number of parcels and
the City in terms of development acreage. While the number of
patterns and urban form. In parcels zoned for industrial uses
addition, the previous regulations declined by nine, the area increased
had been rendered inadequate by by .10 acres. The area zoned IT
the escalating cost of land, the generally encompasses the same
diminishing supply of affordable area as IG with four exceptions,
housing and the City’s relative three of which involved removal of
inability to expand its boundaries to land from the IT district - the
accommodate new growth. southeast corner of 28th Street and
5th Avenue South (to CCT-1), across
The four new zoning designations 22nd Street South from the
proposed for properties within the Manhattan Casino (to CCT-1), and a
DIP include Industrial Traditional small site across from Cox Lumber
(IT), Corridor Commercial near 34th Street South (to CCS-1).
Traditional (CCT-1), Corridor The St. Petersburg Clay Company
Commercial Traditional (CCT-2) and site, previously zoned Commercial
Corridor Commercial Suburban (CCS- Industrial, was added to land zoned
1). With few exceptions, the Industrial Traditional.
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The purpose of the IT zoning district rehabilitation, improvement and
is to permit rehabilitation, redevelopment in a manner that
renovation and redevelopment in a encourages walkable streetscapes.
manner that is consistent with the The corridor features urban design
character of the neighborhood and guidelines, including zero setbacks,
surrounding residential uses. This is building design, cross access and
done by eliminating lot area other standards, to reflect and
requirements (formerly 5,000 sf) reinforce the unique character
and increasing allowed FAR (0.75) within each of the applicable sub-
and impervious surface ratios districts. The allowable FARs and
(0.95). At the same time, the density have also been increased.
district enhances buffering One parcel, approximately 1.6 acres
standards between industrial and in size and abutting 34th Street
non-industrial uses. South, was rezoned from
Commercial General and Industrial
The area zoned Corridor General to Commercial Corridor
Commercial Traditional - 2 district Suburban-1 (CCS-1). The purpose of
corresponds with the area formerly the CCS-1 zoning district is to
zoned Urban Village-1. CCT-2 allows improve the appearance of
one- to five-story development restaurants, big box retailers, drug
containing mixed uses with multi- stores and apartment buildings,
family density up to 40 units-per- accommodate both vehicles and
acre. Additional density is possible pedestrians, and improve
when affordable work force housing is connections between individual
provided. developments and compatibility
with surrounding neighborhoods.
As indicated above, CCT-1 is located The district does allow one- to
at the southeast corner of 28th three-story development with multi-
Street and 5th Avenue South and six family residential.
parcels located on the west side of
22nd Street South across from the
Manhattan Casino. Rezoning the
latter area was designed to promote
reuse of the Casino by attracting
supportive commercial activity
across the street. Rezoning three
parcels on 28th Street South from
industrial to commercial reflects
the existing uses on the site.
The purpose of the CCT-1 district is
to protect the traditional
commercial character of these
corridors, while permitting the
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Chapter Three
Prior Planning Efforts in the Dome Industrial Park
Planning efforts within and beyond need to retain the existing
the Dome Industrial Park have been commercial and industrial
widespread. Since the early 1980s, businesses in the area. Nearly 55
the City of St. Petersburg has made percent of business owners surveyed
concerted efforts to revitalize, reported economic losses due to
redevelop and improve the quality crime and vandalism and 34 percent
of life in the Midtown area (see Map contemplated relocation. The
3-1). Within Midtown during the BRTA, which comprises most of the
period, more than $100 million has Dome Industrial Park, has remained
been invested in infrastructure and a focal point for the City in its
other projects. Within and near the economic development efforts.
community redevelopment area,
formal revitalization planning and Central Neighborhood Plan
activities have concentrated on
three areas - Dome Industrial Park, The 1992 Central Neighborhood Plan
the 22nd Street South Business included a broad area from Ninth
District and Grand Central. Avenue North on the north, 34th
Street on the west and Interstate I-
Business Retention/Development 275 on the east and south. In
Program addition to the industrial uses of the
DIP and other areas, the planning
In 1985, the City initiated the BRDP, area included residential and
which established a target area commercial uses. The DIP was
called the “Central Industrial Area identified as portions of Zone 7 and
Redevelopment Improvement all of Zone 8. Four principal areas of
Project” (which comprises most of concern were identified by residents
the DIP) and allocated $300,000 for and owners within the zones including
street and utility improvements and safety, maintenance and
acquisition in the area. improvements, expansion constraints
and business enhancements.
Business Retention and Economic
Development Report 1 22nd Street South Revitalization
Plan 2
In 1991, the Business Retention and
Economic Development Report for The 1994 22nd Street South
the Business Retention Target Area Revitalization Plan was created to
(BRTA) identified declining help the businesses located within
businesses and jobs, spurring the
2
In 2001, the 22nd Street South
1
City of St. Petersburg. Business Retention Redevelopment Corporation, Inc. received
and Economic Development of the Business a Florida Main Street Designation for the
Retention and Target Area (November corridor with a vision to revitalize the
1991). Department of Housing and street into a historical commercial district
Economic Development. with small shops, services and residences.
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the 22nd Street South corridor from industrial and commercial centers
5th Avenue South to 22nd Avenue that provide on-site entrepreneurial
South. While most of the Plan focus and job training opportunities. The
concerned the commercial corridor EZ report specifically identified the
between I-275 and 18th Avenue area as ideal for the development of
South, it did note the importance of an industrial park designed to
revitalizing the DIP and job creation attract industries related to
in fostering improvement. The Plan emerging technologies, such as the
identified the following four major marine science and biomedical
issue areas: crime, social services, industries.
neighborhood image/improvement,
and economic development. Brownfield Program Area
Enterprise Zone The DIP is also located within both a
federal and state Brownfields
In 1995, the City received Program Area. 4 The term
“Enterprise Zone” status from the “brownfields” refers to areas with
State of Florida. The City’s abandoned, idled or underused
Enterprise Zone (EZ), a 10-square industrial and commercial facilities,
mile area, includes a Strategic Plan where expansion is complicated by
to encourage redevelopment real or perceived environmental
opportunities for commercial contamination. This designation
businesses along 22nd Street South, facilitates grant funding to
in the DIP and within other selected commercial/industrial property
commercial corridors. Businesses owners as an incentive to perform
and residences located within the Phase I, as well as Phase II (if
EZ are eligible for incentives such as needed), environmental audits on
tax credits, abatements or refunds, their properties. Also available is a
as well as a reduction or abatement Brownfields Cleanup Revolving Loan
of local impact fees. 3 Program which is used for cleaning
up environmentally contaminated
The Dome Industrial Park was properties.
identified as key to the EZ strategy
because it addressed “opportunity Brownfield designation has enabled
clusters” which are intended as the City to secure $1.3 million in
grant funding, conduct 85
3
For a list of tax incentives available for assessments within the designation
businesses located in the Enterprise Zone,
see Exhibit C. Business owners and
residents within the Zone have been
4
certified for nearly $5 million dollars in In June 2003, City Council expanded the
credits or refunds. Recipients include State of Florida Designated Brownfields
restaurants, cafes, retailers, movie Area in St. Petersburg to overlay the
theaters, manufacturers, hotels and boundaries of the state Enterprise Zone
residential. Boundaries.
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area, and eliminate the perception crime, but noted the DIP’s location
of contamination for 79 properties. was good, basic infrastructure was in
place and development of the area “a
The Business Opportunity Plan linchpin in the evolution of central St.
Petersburg and a necessity for
In 1998, the City prepared The increasing the quantity and quality of
Business Opportunity Plan (BOP), job opportunities.” 6
which was designed to identify and
create opportunities for the Dome While the Plan dealt with the entire
Industrial Park while eliminating DIP, its primary implementation
obstacles to new development and focus was developing the “Pilot
job creation. One source of Project Site,” a roughly 20-acre site
opportunity was to retain existing bounded by 22nd Street South, 5th
businesses and reduce barriers which Avenue South and I-275. 7 After
may be a hindrance to business several unsuccessful attempts to
expansions. Recruiting new businesses market the site to private
and value-added jobs is a primary developers, the City sold it to the
objective for this area. The BOP also United States Department of Labor
identified other strategic issues that (DOL) for the development of a Job
weakened business development, Corps facility.
such as property ownership
fragmentation, security and property Economic Development Strategy
maintenance, transportation
improvements, parking and property In April 2000, City Council adopted
lighting, street and alley conditions an economic development strategy
and needed infrastructure for St. Petersburg, its first since
improvements. 5 1979. It identified many of the
issues highlighted in the other
Dome Industrial Park Plan planning documents discussed in
this chapter and included many of
In March 1999, City Council approved their adopted goals and objectives.
the Dome Industrial Park Plan to In addition, it provided eight
retain existing businesses and attract overarching goals by which to focus
new ones to the area. The Plan the City’s economic development
reiterated the constraints of the area efforts, including increasing the tax
mentioned in other studies, namely base; increasing employment
small plots, diverse ownership, opportunities; assisting target
dilapidated structures, potential neighborhoods; developing a quality
contamination, limited access and
6
The Dome Industrial Park Plan: A
Community Call to Action, City of St.
5
Tampa Bay Engineering. Business Petersburg (December 1998): 3.
7
Opportunity Plan: The Business Retention The Pilot Project Site itself was
Target Area, City of St. Petersburg, (1998): designated a community redevelopment
9. area in 2000.
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Prior Planning Efforts in the Dome Industrial Park
workforce; and ensuring a zoning, architectural design and
sustainable community offering a marketing. The primary goal of the
high quality of life. Plan is to create a more pedestrian
friendly district. This has been
Midtown Strategic Planning substantially implemented through
Initiative the adoption of the Urban Village
zoning district, which allows for a mix
In 2002, the City Council of the City of retail, office and residential uses
of St. Petersburg approved the St. to be developed on one site.
Petersburg Midtown Strategic
Planning Initiative. The Midtown Vision 2020
Initiative noted twenty-five plans in
the area but found that, because they In 2001, the City undertook a city-
were developed individually, without wide planning effort known as “Vision
a community-wide vision, residents 2020” which generated the creation
were unaware of improvements made of the new land development code
outside their immediate areas. This adopted by City Council in 2007. This
project will guide future policy and new code will positively impact the
devise strategies that integrate shape and form of redevelopment
planning, neighborhood, and opportunities in the Dome Industrial
economic development principles to Park by reducing dimensional
attain the expressed goals of the requirements for new construction
Midtown community. and additions, while at the same time
requiring enhanced buffering. In
Grand Central District addition, the new code expands
allowable permitted uses to include
A small portion of the Dome Industrial the manufacture of electronics,
Park along First Avenue South lies stone, glass and clay; warehousing,
within the Grand Central District for including the storage of materials
which a redevelopment strategy -- related to manufacturing; outdoor
the Central Avenue Tomorrow Plan -- assembly of boats and cars; fleet
was adopted in 1999. 8 The strategy storage; and retail related to onsite
focuses on enhancements to manufacturing and assembly along
transportation, urban design, major corridors.
streetscape design, land use and
Dome Industrial Park Community
8 Redevelopment Area
In 2001 the Grand Central District was
designated a Florida Main Street District by
the State of Florida. The Main Street In July 2005, the City began meeting
program promotes sustained economic with DIP residents, businesses and
growth built on local assets and past property owners to collaborate in the
history, implemented by a management creation of the community
plan that addresses the improvement of
design, organization, promotion and redevelopment plan.
economics of the District.
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The citizens identified many issues
including:
improving identity and image
corridor improvements
enhanced code enforcement
and public safety
creating a marketing plan
studying the feasibility of a
district-wide stormwater
facility
improved streets and parking
facilities
expanding/promoting
incentive programs
regulatory reform
site assembly
establishing buffers and
transitions between
residences and businesses.
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Chapter Four
Redevelopment Issues in the Dome Industrial Park
Chapter Four
Redevelopment Issues in the Dome Industrial Park
Several of the planning studies that impairs future growth by contributing
have been undertaken in the DIP to a poor environment for
over the years have identified investment.
common issues and strategies to
resolve them. Major issues can be
included under the following four
categories – public safety, image
and appearance; infrastructure
improvements; transportation; and
business expansion and promotion.
PUBLIC SAFETY AND IMAGE
Enhancing public safety and image
are important elements in any Deteriorating building on 6th Avenue South
revitalization strategy. The
condition of property is an Unattractive Transportation
immediate and apparent measure of Corridors
an area’s prospect for investment
and growth. The DIP has seen Nearly all of the planning studies
steady improvement in these identified the corridors running
measures over the past decade. through the DIP – First and Fifth
However, there are still issues to be Avenues South, 22nd, 28th, and 31st
addressed. The most significant of Streets South – as important assets
these issues, as identified in the DIP but in need of improvement. The
blight study, include deteriorated City has upgraded or widened 5th
properties, unattractive Avenue South, 20th Street South,
transportation corridors and a lack 28th Street South and 31st Street
of district identity. South during the last fifteen years,
but visual improvement awaits
Deteriorated Properties implementation.
Site and structural condition is an Along 22nd Street South, the City
important indicator of blight within installed lighting, landscaping and
the DIP and represent a possible sidewalks on the grounds of the
threat to public safety through arson. Dome Industrial Park Pilot Project
A substantial number of deteriorated Site. In addition, a streetscaping
buildings and sites in an area indicate plan has been completed and will
a relative lack of private investment be constructed in phases over the
in the development, redevelopment, next three years for the remainder
and maintenance of building assets. of the corridor between First
The presence of deteriorated Avenue South and 18th Avenue
buildings and site improvements also South.
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Lack of District Identity quality, quantity and timing of it is
important to regulate. In addition,
Previous planning efforts cited the the City constructs and maintains
DIP as not having an identity to the stormwater drainage systems
outside residents and businesses. within the DIP, so it is important
Initially, the City “re-branded” the that infrastructure can
area from the “Business Retention accommodate business expansion
Target Area” to the “Dome and new construction. Finally,
Industrial Park” in order to tie the because many of the properties
area to a recognizable identifier. In within the DIP are small, their
addition, the City has attempted to expansion efforts are impacted by
address this issue through provision City regulations requiring onsite
of six monument signs along 22nd parking and stormwater treatment.
Street, 5th Avenue, 28th Street, and Consequently, creative strategies
1st Avenue South. With the are necessary to meet all of these
expansion of the DIP boundaries to environmental, infrastructure and
34th Street, the City will need to business expansion needs.
provide markers there as well.
Through a marketing plan, the DIP’s Lack of Reclaimed Water
identity can be further established.
While the City has the first and
INFRASTRUCTURE ISSUES largest reclaimed water facilities in
the United States, the system
Infrastructure is an important capacity is currently inadequate to
ingredient in any successful allow further extensions of
economic development program. reclaimed water in the City. There
For instance, without adequate are currently no plans to extend the
water and sewer facilities, network in the next several years.
businesses would not be able to
operate efficiently, much less TRANSPORTATION ISSUES
expand their output. The following
issues have been identified in prior Of all the components necessary to
studies as well as during the public ensure the development of a
comment on the current community successful industrial or business
redevelopment plan. park, transportation access may be
the most important.
Stormwater Retention Transportation issues within the
Dome Industrial Park include
Stormwater is an environmental, substandard pavement width and
infrastructure and business surface, tight turning radii which
retention issue. Because runoff from inhibit the movement of large
the DIP drains into either Boca vehicles, and the prevalence of
Ciega Bay or Bayboro Harbor, the dead-end and rigid intersections
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(see Map 4-1). In addition, small Turning Radii 1
lots create parking and loading
difficulties for many businesses. The turning radius for many streets
in the DIP makes it difficult for
Pavement Width large vehicles to negotiate turns.
The desired standard for an
A substantial majority of the industrial park development ranges
pavement widths within the DIP do from a minimum of 25 feet to a
not meet the recommended more desirable 40 feet. The existing
standards for industrial roads. radii of streets within the DIP range
According to the Institute of from zero to 70 feet, with the
Transportation Engineers (ITE), the median radius for all streets within
desirable lane width for industrial the study area being fifteen feet.
traffic is 14 feet for each travel lane
which enables tractor trailer trucks Dead End Streets/Rigid Intersections
and other larger vehicles to easily
pass one another. However, nearly The ease of maneuverability of
66 percent of the road segments truck traffic within an industrial
within the DIP do not meet this park is of critical importance to its
standard. overall success. The existence of
dead end streets, which prevent the
Pavement Type opportunity to turn trucks around,
and sharp right-angle intersections,
Substantial portions of road may impair opportunities to attract
surfacing material in the DIP do not industrial development.
meet current standards. Several are
unpaved (2000 block of 3rd Avenue Within the DIP, there are five dead
South and 2800 block of 7th Avenue end streets as well as offset
South) and nearly 20 percent of its intersections which inhibit direct
roads are brick. This is important flow of traffic through the
because traffic engineers neighborhood. For example,
recommend using asphalt surfaces, Terminal Drive between 22nd Street
which are poured on a compacted South and 27th Street South
base, as opposed to brick that is intersects with these streets at rigid
laid in sand and tends to settle angles which, coupled with the
unevenly. Furthermore, resurfacing narrow roadway widths, exacerbate
brick roads are more labor
intensive, requiring individual
handling of each cell. 1
The curve created at the intersection of
two streets or a driveway with a street.
The size of the turning radius determines
the ease with which a vehicle can turn a
corner. Large trucks with trailers require
much larger turning radii to accomplish the
same maneuver.
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turning movement problems for and increase their competitiveness
larger vehicles. in the wider marketplace.
While business attraction and
recruitment programs receive more
public attention, approximately 70
percent to 80 percent of all new
jobs are created by existing
businesses expanding their
enterprises. 2 Therefore, it makes
for sound economic development
policy for a community to focus on
growing its existing firms.
Dead end at 2100 block of 3rd Avenue South
In addition, successful BRE programs
Parking and Loading send a strong message to firms
interested in relocating that the
The DIP is characterized by small lot community will be helpful and
sizes which limit not only the size of supportive once they arrive.
buildings that can be constructed
but also the provision of on-site The City’s Economic Development
parking facilities to accommodate Strategy (2000) recognizes the
employees and customers. The importance of BRE when it states
provision of adequate parking that
facilities has been identified as an
issue in previous planning efforts existing plants, offices and stores
and will remain a hindrance to that are doing business in St.
economic development throughout Petersburg are an important
economic resource… Increased
the DIP that will require
attention should be given to
collaborative and imaginative maintaining, retaining and
solutions. expanding existing business, rather
than depending solely on attracting
BUSINESS RETENTION AND new firms. Evidence continues to
point to the fact that, in terms of
EXPANSION
cost effectiveness, business
retention has a higher probability
Business retention and expansion of success and benefit.
3
(BRE) is a core component of any
economic development program. An example of the City’s
BRE programs assist businesses in an commitment to BRE involved the
effort to keep them from relocating
to other areas; help them survive
2
economic difficulties; assist them International Economic Development
Council. Business Retention and Expansion
with expansions that add new jobs;
(2006): 7.
3
p.12.
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construction of Euro-Bake’s new
55,000 SF facility. The City was
able to provide incentives, land
assembly, and environmental
remediation expertise to ensure
the commercial baker and its 75
employees was retained in St.
Petersburg rather than forced to
relocate to meet its expansion
plans. While Euro-Bake
purchased one-half a block, the Small lot on 4th Avenue South
city secured the other half,
which was languishing due to Site Assembly
environmental issues. Using
federal grant funds, the City Private initiatives to improve the
remediated the site and resold economic function of properties by
the land to the bakery. expanding building or site area are
hindered not only by small lot sizes
but also by the preponderance of
fragmented land ownership. With
multiple property owners, land
assembly to accommodate building
expansions becomes more difficult
for the private sector to
The Euro-Bake facility on 4th Ave S. accomplish.
These private-public partnerships The City of St. Petersburg can assist
will be necessary in the DIP, which businesses’ efforts to expand by
has several conditions that inhibit acquiring property, consolidating
local business expansion. These blocks, and offering the property for
include: sale through a competitive bidding
process. Using this strategy, the
Inadequate Lots City has been acquiring property in
the DIP for several years in an effort
The DIP is characterized by parcel to assemble properties large enough
sizes more reflective of a residential for redevelopment.
neighborhood than an industrial
park. As a result, a firm’s physical Obsolete Buildings
expansion is limited unless they are
able to purchase adjoining Many buildings within the DIP are
properties. obsolescent and in need of either
demolition or adaptive reuse. As
technology, business models, and
markets shift in scope and location,
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Chapter Four
Redevelopment Issues in the Dome Industrial Park
buildings that functioned efficiently Regulatory Constraints
when initially constructed no longer
meet contemporary needs. Prior to 2007, the City’s zoning
ordinance imposed minimum lot
Real estate experts recognize that area requirements and landscaping
structures housing primary standards while restricting building
employers have an effective coverage on industrial lots. The
physical life of approximately 30 new land development regulations
years and rarely greater than 40 have eliminated minimum lot area
years. Construction standards for requirements, applied flexible
such users change over time in landscaping standards, and
response to new market demands. If increased building coverage on
it is not feasible to upgrade or industrial lots. While not addressing
retrofit these aging buildings, then issues related to the marketability
a total redevelopment of the of lots, the relaxation of zoning
properties is required. 4 Nearly 70 requirements should relieve
percent of the industrially-used property and business owners of
buildings in the DIP are fifty years of some of the regulatory process that
age or older. would have otherwise been
required.
Tax Incentives /Lack of Capital
Early planning studies for the DIP
indicated a lack of business
incentives available for small
businesses, which are often short of
capital and expertise on how to
obtain private and public financing
SCL Building was renovated in 2000
to expand their enterprise. The
City does have in place public
The renovation of the historic incentive programs, including
Seaboard Coastline Building by the Brownfields grants and Florida
St. Petersburg Clay Company is a Enterprise Zone tax incentives, to
fine example of adaptive reuse of assist businesses, as well as the
an obsolescent building. However, Business Assistance Center, which
its historic and architectural provides training, technical and
significance, which enhanced its other assistance for small
value for adaptive reuse, is not businesses. This will remain a
found on many other buildings in priority economic development
the DIP. policy for the City, and it will
continue to provide these services
4
Pinellas Board of County Commissioners
(2003), 11.
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Redevelopment Issues in the Dome Industrial Park
to assist business expansion efforts serious impediment to investment
in the DIP. and expansion. Bankers are
reluctant to approve mortgages on
Zoning and Land Use Conflicts properties that have the potential
of exposing themselves and the
This issue concerned primarily the borrower to liability claims even for
area between 1st Avenue and 5th contamination that is not their
Avenue South between 23rd Street responsibility. As mentioned above,
and 24th Street. This area had been the City has a Brownfields program
identified as an industrial transition designed to assist property owners
area, given the existence of in the DIP and elsewhere, but the
residential zoning intermixed with perception of environmental
industrial zoning. However, the contamination will remain an issue
area has maintained its residential in the DIP. Thus, the City will
character, and approximately fifty continue to provide services to
percent of residential units in this support businesses confronting this
area are owner occupied. In issue.
recognition of these residential
properties, City Administration Cluster Identification and Promotion
removed it from the community
redevelopment area. As mentioned above, the
composition of industry in the DIP
Even after redrawing the boundaries has been predominantly
of the DIP, the redevelopment area concentrated in construction,
still contains a small core of automotive services and food
homesteaded, single-family services. The redevelopment plan
residents southeast of the should continue to promote and
intersection of 28th Street South and grow these industries while also
5th Avenue South. These properties looking to diversify the base.
have been zoned for industrial use
for several decades and are Its proximity to Bayboro Harbor’s
surrounded by industrial marine industries as well as the
development. Acquisition and medical district gives the DIP a
assembly of this area for industrial locational advantage over other
redevelopment will occur when and sites. Moreover, the 1998 Business
if the owners are willing to Opportunity Plan found that
voluntarily sell their property. seventeen of the 30 fastest growing
occupations in the Tampa Bay area
Existence and/or Perception of were health related. 5 Since 1998,
Environmental Contamination little or no business investment in
these industries has taken place in
The existence or perception of the DIP.
environmental contamination is a
5
see p. 23.
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Redevelopment Issues in the Dome Industrial Park
Previous studies suggest marine Pittsburgh and San Francisco, and
related industries and medical nearly outperformed Boston, which
technologies as appropriate industry are considered national leaders in
clusters that may be attracted to medical research and
the DIP. 6 A 2002 study found that manufacturing. 8 Factoring in total
more than 70 percent of the jobs employment, location quotient,
associated with the medical product salary and patents, the Tampa Bay
industries in the Tampa Bay area region ranked as the 20th largest
were located in Pinellas County. In medical technology cluster in the
addition, the pharmaceuticals, country.
biotech and medical device
industries constituted over one
percent of the total employment in
Pinellas County and were expected
to produce nearly $2.1 billion in
economic activity during the study
year in Tampa Bay. The “ripple” or
secondary effects of the medical
products cluster generated an
additional thirty thousand jobs in
secondary or supplier industries
throughout the region. 7
A 2003 study sponsored by the
Florida High Tech Corridor Council,
Inc, the Tampa Bay Partnership and
the University of South Florida
found the Tampa Bay region to
contain a higher proportion of its
workforce engaged in medical
technologies than the nation as a
whole. More importantly, the
region outperformed metropolitan
areas like San Diego, Denver, 8
Florida’s Medical Technology Clusters
(Spring 2003): 13. The report uses a
“location quotient” (LQ) to describe how
6
“Medical technology” describes specialized a metropolitan area is toward
companies engaged in medical medical technology. A LQ of 1.0 would
manufacturing, pharmaceuticals, clinical indicate that the region has the same share
research and development and of medical technology in its economy as the
biotechnology. It does not include nation at large. Tampa Bay had a LQ of
hospitals. 1.89. In comparison are Boston (1.93), San
7
Center for Economic Development Francisco (0.73), Denver (0.64) and
Research. University of South Florida. Pittsburgh (0.52), cities expected to have a
Medical Product Industries Cluster in significant medical technology component
Tampa Bay (October 2002). in their economies.
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Chapter Five
Plan Objectives, Strategies and Implementation
Chapter Five
Plan Objectives, Strategies and Implementation Program
The Dome Industrial Park has long PLAN OBJECTIVES AND
been a focus of the City of St. STRATEGIES
Petersburg’s economic development
efforts. The DIP’s strategic location The following plan objectives and
next to Interstate 275, the dearth of strategies are subject to available
land available in the City and funding allocated for the Dome
Pinellas County for business and Industrial Park Community
manufacturing purposes, and the Redevelopment Plan in any given
relatively higher wage paid by firms year.
engaged in manufacturing or export
enterprises than in the service or Objective 1: The City will continue
tourist industries will continue the to pursue land assembly
City’s efforts to revitalize and opportunities in the Dome
enhance the DIP. Industrial Park to facilitate
business retention, expansion and
The plan objectives and strategies relocation efforts.
below are designed to focus the
City’s funding and administrative 1. Utilize proceeds from the
efforts in the DIP on business sale of the Dome Industrial
retention, expansion and Park Pilot Project Site to
recruitment. Because acquire land in the DIP to
approximately 70 percent of all job retain existing businesses,
growth in a community comes from attract new businesses and
its existing businesses, the City will create new jobs.
focus on maintaining and growing
this resource. At the same time, it 2. The City will dispose of
is also essential to diversify the base property in the Dome
of the DIP to buffer it from cyclical Industrial Park provided it:
downturns in certain sectors of the
economy such as construction, a. furthers the City’s policy
which represents a major of assembling land to
component of the DIP’s businesses. provide larger tracts for
To that end, the City should manufacturing and other
continue its efforts to recruit employment generating
medical and marine industries to uses; or
the area to capitalize on the
existing strength of those clusters in b. assists existing DIP
the area and the DIP’s proximity to businesses in their
hospitals and the marine research expansion efforts,
complex that surrounds the excluding direct monetary
University of South Florida-St. awards.
Petersburg and Bayboro Harbor.
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3. Promote business retention, 8. Monitor tax liens and
expansion and relocation foreclosures for possible
efforts through the land acquisition by the City or
disposition policies permitted marketing to adjacent
by the Florida Community property owners who desire
Redevelopment Act when land for expansion.
such disposition is
appropriate and consistent Objective 2: Upgrade the image
with the objectives of this and attractiveness of the Dome
plan and City land disposition Industrial Park by continuing
policies and procedures. streetscaping and landscaping
improvements on major corridors.
4. When disposing of property,
priority should be given to 1. Consider extending the Dome
facilitating the creation of Industrial Park gateway
larger holdings suitable for marker program to areas
industrial and business use. along 5th Avenue South, 31st
Street South and 34th Street
5. Promote block consolidation South.
through street and alley
vacations as well as utility 2. Identify locations outside the
relocations. DIP to provide signage that
will direct customers and
6. When disposing of property, clients to the area.
the City should give
consideration to assisting DIP 3. Develop and implement
business owners in their consistent streetscape design
expansion efforts as well as treatments for the DIP’s
the need to generate new major transportation
jobs. corridors to provide an
identifiable theme for the
7. The City may exercise its DIP.
eminent domain powers to
acquire land for public uses, 4. Where feasible, extend the
as allowed by Florida sidewalk network in the DIP
Statutes, including but not so that it connects with
limited to regional adjacent neighborhoods and
stormwater management transit facilities.
facilities and road projects.
5. Ensure the streetscaping
design and implementation
plans along the 22nd Street
South corridor are
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Plan Objectives, Strategies and Implementation Program
coordinated with the 1. Encourage amendments and
proposed Job Corps facility. interpretations of City codes
that promote business
Objective 3: Support business and expansion and development,
industrial development in the while ensuring existing
Dome Industrial Park by buildings undergoing
maintaining, expanding and renovations, changes of use
upgrading its utility and and/or additions meet all
transportation infrastructure. life/safety code
requirements.
1. Where feasible, develop
regional stormwater facilities 2. Continue the City’s
that will eliminate the Brownfields program by
burden on business of identifying properties where
providing on-site treatment. redevelopment is hindered by
perceived/real environmental
2. When brick streets are contamination and providing
vacated or resurfaced, the all available assistance to
City should make reasonable ensure remediation.
efforts to salvage the bricks
for use elsewhere in the City. 3. Encourage innovative private-
public partnerships to solve
3. Ensure utility, street and redevelopment and expansion
alley vacations do not issues.
negatively impact the level of
service for the DIP’s 4. The Economic Development
infrastructure or undermine Department will work with
the street network. developers and businesses to
facilitate DIP development
4. Maintain and enhance proposals through concept
east/west access through the development, site plan,
DIP. variance and other review
processes.
5. Where needed, improve
street lighting throughout the 5. All projects in the DIP CRA
Dome Industrial Park. exceeding $1 million in
construction costs shall
Objective 4: Create a positive require a finding of
regulatory environment that is consistency with the DIP
efficient, expedient and Community Redevelopment
responsive to the needs of Plan by the CRA.
businesses in the DIP.
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6. CRA staff shall have the building code compliance;
authority to administratively loan programs and
approve all projects in the guarantees; and additional
DIP costing less than $1 infrastructure improvements.
million provided they are
consistent with all applicable 5. Promote incentives currently
City rules and regulations. available to the DIP though
the website, written
Objective 5: Continue developing materials and technical
business incentive programs that assistance.
promote retention, expansion and
recruitment. 6. Seek creative financing
opportunities for new
1. Increase outreach and development in conjunction
continue to connect DIP with the private sector.
businesses with sources of
technical assistance, such as 7. Collaborate with DIP
the Business Assistance businesses in providing
Center and Pinellas WorkNet, innovative solutions to the
and the Department of Labor area’s parking issues.
Job Corps facility to improve
small businesses’ access to Objective 6: Establish a DIP
capital and labor pools. marketing program that will
promote the Dome Industrial Park
2. Develop program to publicly to outside customers, businesses
fund or reduce the costs of and investors.
impact fees for businesses
expanding in or relocating to 1. Promote the DIP to the City’s
the DIP. targeted industries (i.e.,
manufacturing, medical and
3. Support business counseling, information technology,
training and financing financial services and marine
programs and strengthen science) as an area for
linkages with financial relocation and expansion.
institutions to offer financing
alternatives for DIP 2. Maintain a database on
businesses. properties within the DIP that
are on the market or near the
4. Identify funding sources for end of lease to support
new incentives such as business recruitment and
revolving funds for expansion efforts.
renovations relating to
façade improvement or
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Plan Objectives, Strategies and Implementation Program
3. Develop a webpage for the Land Assembly and Site Preparation
DIP promoting its businesses
and their products and Land assembly is essential for
services. growing existing businesses and
attracting new businesses to the
4. Continue developing and Dome Industrial Park. The City
marketing the identity of the intends to seek acquisition of
DIP through signage and property throughout the
corridor improvements to redevelopment area to fulfill the
include off-site directional intent of federal funding obtained
signage. to assemble the site for the future
Job Corps facility to be located
5. Work with the DIP businesses within the DIPPP CRA. The facility,
to identify and fund key projected to be nearly 165,000 sf in
promotional strategies. size and cost $34 million, should be
a catalyst for new development and
6. Promote the private-public business. With a portfolio of
sector efforts to remedy the additional consolidated sites, the
existence and perception of City will be well-positioned to
environmental contamination facilitate new development.
to reassure potential
investors in the DIP. The land assembly effort may also
involve vacating streets, alleyways
IMPLEMENTATION PROGRAM and associated utilities such as
water, sewer and stormwater
The implementation program for facilities. The City may need to
the Dome Industrial Park Community fund the site work involved in the
Redevelopment Plan centers on land vacations as well as relocation of
assembly, disposition and utilities. Site preparation work may
development efforts; infrastructure also require the performance of
improvements; transportation preliminary environmental reviews
improvements and enhancements; to assess the extent of
business assistance programs; and contamination on the site.
development and enhancement of
the DIP’s identity and appearance. The City’s Engineering Department
The total cost for the public prepared estimates for street and
improvement program is expected alley vacations and utility
to exceed $42 million in 2007 relocations in this area. Their
dollars but implementation of the estimates include removal and
program will be phased over many restoration of pavement, sanitary,
years with costs being impacted by water and stormwater facilities as
inflation (see Table 5-1). well as engineering fees and
contingency.
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22nd Street South as well as 3rd
The City also intends to acquire the through 5th Avenue South.
remaining residential property in
the northwest quadrant of the DIP Parking requirements also inhibit
located south of 5th Avenue South expansions on small lots, but are
and east of 28th Street South as it necessary to mitigate external
becomes available on the market. impacts on adjoining property
owners. Consequently, shared
Public Infrastructure Improvements parking is a possible solution also
requiring study to determine the
Public infrastructure improvement level of participation from business
projects that will promote owners and the management of
retention, expansion and attraction demand.
include the study and possible
development of shared stormwater Transportation infrastructure is a
and parking facilities; and road vital component supporting business
extensions, resurfacing and growth and development. The DIP
widening. redevelopment plan proposes to
study key road segments for road
Early planning studies in the DIP and widening, resurfacing and extension
the 2005 Blight Study identified the to ensure the efficient movement of
prevalence of small lots in the area, traffic through the redevelopment
coupled with parking and area. This study will also indicate
stormwater requirements, and their areas of the DIP where street
collective impact on business vacations should be discouraged due
expansion. To assist businesses in to their impact on traffic
addressing this issue without circulation.
needing to acquire additional land,
shared stormwater and parking Moreover, road improvement
facilities could be a potential projects will likely be prioritized by
solution. In order to undertake a imminent redevelopment project(s)
shared stormwater facility, the City that will promote the goals and
will need to conduct an engineering objectives of the DIP plan.
study of the two watersheds that
serve the Dome Industrial Park and Business Assistance Programs
identify potential locations and
designs for regional stormwater The DIP Community Redevelopment
facilities. The timing of this study Plan proposes business assistance
is important because its programs that will focus primarily
implementation may result in cost on expanding existing businesses in
savings to the City’s box culvert the Dome Industrial Park, while
stormwater system that is currently attracting new businesses within the
being designed for 19th, 20th and City’s targeted industries. These
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Table 5-1
Major Public Improvement Projects in the DIP
Primary Funding 2007 Value
Designated Project Source 1 (in $M)
2
Property Acquisition/ Site Preparation Multiple $20.5 3
Stormwater Improvements Stormwater Utility $11.8+
Fund
Regional SWM Pond Study Stormwater Utility Fund $0.10
Terminal Drive Improvements Stormwater Utility Fund $1.0
22nd Street South improvements Stormwater Utility Fund $3.5
Develop Regional Stormwater Facility Stormwater Utility Fund TBD
Drainage Improvements to 22nd St/6th Ave Stormwater Utility Fund $0.70
Box Culvert System Stormwater Utility Fund $6.50
Corridor Streetscape Improvements 4 General Fund $3.5
5th Avenue South (from I-275 to 28th Street) General Fund $0.86
th th
28 Street (from 5 Avenue South to I-275) General Fund $0.42
st
31 Street South (from Freemont Terrace to I-275) General Fund $0.60
th st th
20 Street South from 1 Avenue to 5 Avenue General Fund $0.27
st rd
1 Avenue South (from I-275 to 23 Street South) General Fund $0.36
Terminal Drive General Fund $0.40
22nd St S (1st Ave S to I-275) General Fund $0.58
Construct Gateway Markers General Fund $0.05
Atherton Site Redevelopment Multiple $1.1 5
Transportation Improvements Multiple $5.7
Terminal Drive Improvements Multiple $1.2
nd th
Enhance 22 Street South (5 Avenue S/I-275) Multiple $2.4
Enhance east-west industrial access through the Multiple $2.1
DIP
Trail Crossing/Intersection Improvements (5th A/S Multiple $0.06
and 22nd S/S)
Total $42.6
1
Primary funding sources for any Designated Project may change depending on their availability at the
time of project implementation.
2
Total funding for any “Designated Project” may vary, provided that the total value ($42.6 million) is not
exceeded.
3
Includes allowance for land acquisition, if any, of Atherton Oil Site properties.
4
Based on linear foot costs for proposed 22nd Street South streetscaping program.
5
Includes estimated cleanup of $628,000 and redevelopment of site.
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Plan Objectives, Strategies and Implementation Program
industries include manufacturing, applicable departments to ensure
medical technologies, information their compliance with applicable
technologies, marine sciences and City codes and ordinances, including
financial services. As mentioned in building and zoning.
above chapters, the marine science
and medical technology sectors In addition, Economic Development
contain businesses that could be staff will provide assistance on
attracted to the DIP because of its business expansion and new
proximity to existing industry development proposals. This
clusters in the City. assistance can be provided from the
outset of project concept and
Expansion Opportunities. The DIP design development through the
redevelopment plan envisions a approval process.
cooperative strategy to assist
businesses in their expansion efforts Improve District Image and Identity
through land assembly. From this
effort opportunities should emerge Enhancing the DIP’s image and
for collaboration between the City identity will promote stability in the
and DIP businesses proposing to area as well as attract new
expand. investment and businesses.
Moreover, as it abuts the 22nd Street
Impact Fee Assistance. The City will South and Grand Central main street
explore the possibility of mitigating commercial districts, the DIP serves
the effect of transportation impact as a gateway to these important
fees on business expansion by retailing and mixed-use districts.
establishing a fund designed to To improve the area’s identity, the
write-down the cost of the impact DIP redevelopment plan proposes to
fees for projects in the DIP. enhance streetscaping along those
portions of main thoroughfares that
Regulatory reform. With the rewrite lie within the bounds of the
of its land development regulations, community redevelopment area.
the City has addressed some of the These include 5th Avenue South, 28th
issues posed by landscaping and Street South, 31st Street South, 1st
dimension standards in the old Avenue South and 22nd Street South.
zoning ordinance. The DIP Total project costs for the
Community Redevelopment Plan streetcaping improvements are
also establishes a $1 million estimated to exceed $3.5 million.
threshold for review of individual
projects by the Community The Plan also proposes to add
Redevelopment Agency to ensure gateway monuments to those areas
consistency with the redevelopment not originally included in the
plan. All other projects will be BRTA/DIP. In the past several
reviewed by CRA staff and other years, the City has constructed
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Plan Objectives, Strategies and Implementation Program
monuments at highly visible General Fund
locations in the DIP. Possible
locations for additional gateway General fund revenues can be used
markers could include 34th Street to finance “bricks-and-mortar”
South and Fairfield Avenue; 31st redevelopment activities. In
Street and Fairfield Avenue and 31st addition, general fund revenues are
Street and I-275 or other highly the source of staffing assistance to
visible locations within the DIP that the redevelopment program. Local
currently do not have markers. government enterprises may also be
used to fund system improvements
POTENTIAL SOURCES OF in the redevelopment area.
REDEVELOPMENT FUNDING
Proceeds from Sale of DIPPP Site
In order to carry out
redevelopment, the City will use In 2006, the City sold the 20-acre
multiple funding sources, including Dome Industrial Park Pilot Project
private sector as well as local, state Site to the United States
and federal government sources. Department of Labor for a proposed
General funding methods and Job Corps facility. The $2.25 million
sources that will be examined to will be used for acquisition and/or
finance redevelopment activities to site development work in the Dome
implement the plan include the Industrial Park.
following:
Grant Funds/Loans
Penny for Pinellas
Various federal, state and private
The “Penny for Pinellas” is a one- sources will be considered to
percent local option government implement the DIP redevelopment
sales tax that is earmarked for plan by both the public and private
capital improvement projects sectors. These include potential
dealing with roads, flood control, federal Economic Development
park improvements, preservation of Initiative (EDI) and Brownfields
endangered lands and public safety. Economic Development Initiative
The Penny for Pinellas was first (BEDI) grants. Both of these grants
passed by voters countywide in are competitive and can be used to
1989, and a second round approved provide direct loans, and subsidize
in 1997 extending the funding borrower’s interest rates, serve as
through 2010. In March 2007, voters debt service or guarantee for the
approved a third round, which will Section 108 Loan described below.
be devoted to funding infrastructure
projects from 2010 to 2020. Community Development Block
Grant allocations may be used as
equity to finance HUD 108 Loans. In
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Plan Objectives, Strategies and Implementation Program
this program, HUD sells notes to domestic market place. Loan
investors and passes sales proceeds amounts range between $500,000
to the locality which uses them to and $2,000,000.
finance a project. Cash flow from
the project is used to repay the Community Development Block Grant
notes, but in the event the project
defaults, HUD draws upon the Provided by the federal
locality’s annual CDBG allocation to government, CDBG monies are often
pay debt service on the loan. used to fund housing programs but
can also be used to provide capital
Industrial Revenue Bonds for a revolving loan program, fund
public infrastructure projects,
Tax-exempt industrial revenue establish a micro-enterprise loan
bonds are issued by state and local fund, provide small business
governments and offer below- technical assistance or provide
market-rate financing to qualified grants to write-down development
private enterprises. These bonds costs. 6
are payable from and secured by
the revenues of the project they Tax Increment Financing
finance. Currently, small issue IRB
uses are limited and are usually for Tax increment financing (TIF) is a
manufacturing projects. The power delegated by Florida Statutes
program provides long-term, fixed to community redevelopment
rate loans of $1 million to $10 agencies. Under TIF, incremental
million for land, new or existing revenues generated in a designated
buildings and new equipment. IRBs area are set aside to fund specific
cannot be used for inventory, projects or activities rather than
working capital or refinancing of being paid to the normal taxing
existing debt. jurisdictions. The increment is the
amount of City and County taxes
The State of Florida also provides generated above the base amount
financial assistance through the within the community
Enterprise Bond Program. The redevelopment area. The base
program offers tax-exempt, low amount is set at the time the tax
interest bond financing to qualified increment financing district is
manufacturing and 501(c)(3) non- established. This increment can be
profit organizations. This program bonded or used to fund ongoing
was designed to improve low-cost activities. Although the City of St.
capital availability to Florida’s
growing and expanding businesses, 6
For economic development projects to be
including minorities and rural funded using CDBG funds, they must achieve a
communities, to allow them to be national objective, provide a public benefit of
no less than $35,000 of funds per job created,
more competitive in the global and and the monies must not unduly enrich the
private firm.
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Petersburg does not intend to approval in a public meeting if the
request authority from Pinellas construction costs for the proposed
County at this point to establish a project exceed $1 million.
TIF district for the Dome Industrial
Park, it does reserve the right to PROPERTY DISPOSITION
pursue establishing it at a later POLICY
date.
For the purposes of this Plan, the
TIMING OF REDEVELOPMENT Community Redevelopment Agency
is authorized to sell, lease,
Due to the needs of the community exchange, subdivide, transfer,
redevelopment area and the desire assign, pledge, encumber by
to spur private investment, mortgage or deed of trust, or
implementation of the otherwise dispose of any interest in
redevelopment plan is anticipated real property. To the extent
to begin upon plan adoption. It is permitted by law, the Agency is
anticipated that redevelopment of authorized to dispose of real
the DIP will be completed within property in accordance with Florida
forty (40) years as allowed by Statute Chapter 163 and in
Section 163.362(10), F.S. compliance with this Plan.
DEVELOPMENT CONTROLS & The Community Redevelopment
PLAN IMPLEMENTATION Agency may determine that it is in
the best interest of the City to
As per Chapter 163.362(5) and (6), acquire such property for
F.S., all redevelopment plans must development by the City or
“contain adequate safeguards that disposition through competitive
the work of redevelopment will be bidding. The CRA shall reserve such
carried out pursuant to the plan” powers and controls through
and provide for controls and disposition and development
restrictions or covenants to ensure agreements with the purchaser or
development in accordance with the lessee of the property as may be
plan. necessary to ensure that
development conforms to this Plan.
All new construction shall comply
with the City’s land development Should any real property be owned,
regulations and its building codes. leased or otherwise come under the
Proposals for new development shall control of the City, the City’s
be reviewed by the CRA staff and administrative staff will conduct
forwarded to the Community supervision and management. The
Redevelopment Agency for review City shall enter into contracts,
for consistency with the DIP leases or management agreements
Community Redevelopment Plan and as necessary to insure the
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preservation and maintenance of
any such real property, and shall
insure the greatest return feasible
to the Agency.
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Chapter Six
Neighborhood Impact Element
Chapter Six
Neighborhood Impact Element
Before adopting a community In addition, when federal funds are
redevelopment plan for an area used to purchase real property in an
which contains low-to-moderate identified project, housing
income residents, Chapter replacement and relocation must
163.362(3), F.S. requires localities comply with the Uniform Relocation
to prepare a neighborhood impact Assistance and Real Property
element describing in detail the Acquisitions Policy Act of 1970, as
impact of the redevelopment upon amended. These requirements
residents of the redevelopment area affect the acquisition of both
and the surrounding area in terms of owner- and tenant-occupied
several elements. These include housing.
housing relocation, traffic
circulation, environmental quality, Replacement housing is available
availability of community facilities throughout the community. There
and services and the effect on are numerous homes or apartments
school population. for rent at rates affordable to low
and moderate income persons or
RELOCATION AND families. A review of listings of
REPLACEMENT HOUSING homes for sale in the Florida Living
Network (www.fl.living.net, January
The Florida Statutes require all 19, 2007) indicates that there are
community redevelopment plans to 86 homes for sale in the 33712 zip
provide for relocation and code in St. Petersburg at an asking
replacement housing when a price of less than $150,000,
redevelopment project affects nineteen of which have an asking
residential property. This price of less than $100,000.
requirement was in place primarily Throughout St. Petersburg,
to address relocations stemming approximately 518 single-family
from a locality’s use of eminent homes were listed for sale for
domain. Although the Florida $150,000 or less, sixty four below
Statutes now prohibit the use of $100,000.
eminent domain for economic
development purposes, there still These are homes that are entered
may be instances where the City into the multiple-listing service. A
condemns land for a public use smaller number of homes can often
project, such as road widenings or be located as for sale by owner.
stormwater retention. The St. Petersburg Housing
Consequently, the City has Authority also manages affordable
developed a relocation policy to housing units and rental vouchers.
implement when homeowners or
tenants are relocated as part of a Given the small number of
redevelopment project. residences that may be impacted by
the redevelopment plan, the large
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 48
Chapter Six
Neighborhood Impact Element
number of housing options in the the redevelopment area and owner-
area and the expertise of the City in occupants who choose to relocate
providing housing opportunities, will be given assistance. The DIP
relocation and replacement housing Housing Replacement and Resident
to support implementation of the Relocation Plan is located in Exhibit
redevelopment plan is expected to D.
be easily accommodated within the
existing support framework. Programs to Assist Relocated
Residents
Residents who are displaced will be
provided with full opportunity to Purchase Assistance Funding is
occupy comparable replacement provided to assist residents
housing that is safe and sanitary and purchasing new or existing homes in
within the resident’s ability to pay. the city. This is generally a
The CRA will remain responsible for forgiven, or zero percent interest
any residential and commercial loan, and requires only a two
relocation activities and will provide percent investment by the resident.
relocation assistance and
counseling. Rehabilitation Assistance Funding is
provided to completely rehabilitate
The City receives funding through owner occupied homes. Depending
the following federal and state on the income level of the resident,
programs, Community Development loans may be forgiven or repaid at
Block Grant (CDBG), HOME zero percent interest.
Investment Partnership Program,
and the State Housing Initiatives Specialty Rehabilitation Programs
Partnership Program (SHIP). Funding is also available to remove
Additionally, the City has lead based paint, provide mobility
committed general revenue funds to improvements for disabled
establish a Housing Capital residents, and address emergency
Improvement Program to fund repairs.
specific housing initiatives. A
variety of opportunities exist to Housing Replacement This program
construct new structures and provides funding to replace housing
rehabilitate existing structures for that, due to deterioration, would be
relocation in the surrounding more costly to rehabilitate than to
neighborhoods. replace.
Through the variety of programs Programs to Assist Developers
available, residents in rental
housing will be given the Investor Sales Program Provides
opportunity to relocate to safe, funding to developers to acquire
suitable housing in the vicinity of property and construct housing.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 49
Chapter Six
Neighborhood Impact Element
Upon completion, the developed IMPACT OF REDEVELOPMENT
property must be sold to a qualified ACTIVITIES
purchaser. This is a zero percent,
no payment loan for up to one year. Florida Statutes and Pinellas County
rules require an assessment of the
Blight Elimination Program Provides impact of a redevelopment program
funding to purchase “blighting on the infrastructure, environment
properties” in order to quickly and neighborhoods within and
resolve problem properties and surrounding a redevelopment area.
provide redevelopment
opportunities. If acquisition costs In order to determine facility
exceed market value, the excess impacts, we first must determine
project cost may be waived by the the development potential in the
City. DIP. Approximately 7.3 million gross
sq.ft. of land is available for
Rental Housing Development development in the DIP. 1 Currently,
Funding for the rehabilitation and the DIP contains 1.7-million sq.ft. of
construction of affordable multi- industrial, commercial or residential
family rental projects is available to space. However, much of this
leverage first mortgage financing consists of small scattered lots
from other sources. Assistance is which may have to be assembled for
determined through application to redevelopment.
the City’s Project Review Team.
To estimate the total buildout
Lien Removal Program Provides an during the forty-year life of the
incentive to developers that redevelopment plan staff used three
purchase properties from tax deed different scenarios – low, medium
sales or Lands Available for Taxes. and high. The “Low” scenario is
The City will waive special based on a 0.31 FAR, which is the
assessment and Code Enforcement median FAR for approximately 250
Board Liens, contingent on the existing industrial buildings in the
development of owner occupied DIP. The “Medium” scenario of 0.50
housing. FAR is based on recent construction
development patterns, while the
Redevelopment will have a positive “High” scenario of 0.75 FAR reflects
impact on those residents who
remain in the area. Physical 1
This figure is based on the land assembly
improvement and expanded retail calculations for the original DIP boundaries
services are expected to increase in the 1998 Business Opportunity Plan (page
property values. 47) in addition to the areas added as part
of this redevelopment plan. Because the
BOP calculations assumed all alleys would
be vacated, the BOP numbers were reduced
by approximately 10 percent reflecting the
area occupied by alleys on each block.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 50
Chapter Six
Neighborhood Impact Element
the maximum permitted One main feeds the area from 28th
development under the Industrial Street and I-275, while the other
Traditional zoning district. feeds the area from 19th Street at
its intersection with 5th Avenue
Table 6-1 South, running along 19th Street and
Buildout Scenarios in the DIP* 1st Avenue South.
Scenario Total SF Net SF
Low 2.22 M 498,219 sf
The sanitary sewer in the Dome
Medium 3.50 M 1.79 M
Industrial Park is split into two
High 5.20 M 3.48 M
* in millions of square feet unless otherwise noted
service areas, although the bulk of
its sewage is treated at the Albert
While development intensities Whitted Plant. Sewage in the
currently are not approaching the portion of the study area north of
“High” scenario, it is expected that the CSX Railroad and east of 22nd
as land becomes more scarce/ Street flows to the north while
expensive new construction will sewage south of the CSX Railroad
have consistently higher FARs than and west of 22nd Street S flows
existing construction. Moreover, the under I-275.
forty-year life of the redevelopment
plan will no doubt see existing Water and sanitary sewer service
buildings reaching their useful life projections throughout the City are
and generating the need for based on the underlying
demolition and redevelopment. As development densities anticipated
a result, the DIP should see an by the comprehensive plan. Ninety-
increase in development intensity five percent of land in the Dome
ranging between the “Medium” and Industrial Park has a future land use
“High” scenarios at the time the designation of Industrial General. 2
redevelopment plan expires. Since this development emphasis
and intensity remains unchanged by
Infrastructure and Utilities the adoption of the Dome Industrial
Park, no additional impacts on
Traffic Circulation The plan will water and sewer facilities are
have a positive impact on the expected to occur.
current traffic circulation within the
Dome Industrial Park. Proper Stormwater Management The Dome
utilization of redevelopment sites, Industrial Park is divided into two
providing needed off-street parking basins, named Basin-B and Basin-D.
and road extensions and widening The stormwater collection and
will allow proper flow of traffic. conveyance in the DIP consists of
overland flow into enclosed storm
Water and Sanitary Sewer Drinking
water and fire protection in the DIP 2
The IG designation calls for a mixture of
is conveyed by two 24-inch mains. light or heavy industrial and industrial park
uses with a floor area ratio of up to 0.75.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 51
Chapter Six
Neighborhood Impact Element
sewer systems. The major runoff vacations require public notice and
collection systems are located along City Council approval.
28th Street South, 22nd Street South,
20th Street south and 5th Avenue Reclaimed Water Reclaimed water
South. There are no lakes or ponds facilities are available on a limited
within the area. basis within the DIP community
redevelopment area. A trunk line
The DIP community redevelopment runs down 22nd Street South from
plan intends for stormwater for new Emerson Avenue South but there are
development to be retained on-site no east-west spurs. Reclaimed
or, alternatively, develop a regional water is also available along 28th
system that would adhere to the Street South south of its
stormwater quality and quantity intersection with Fairfield Avenue
standards adopted in the Drainage and is extended west from 28th
and Surface Water ordinance Street South from 7th Avenue South.
(Chapter 16, Article 6). As mentioned in Chapter Four, the
City is not currently contemplating
Solid Waste The City of St. extending the reclaimed water
Petersburg Sanitation Department system beyond its current service
serves the residential and area.
commercial clients within the Dome
Industrial Park. Depending on the Other Utilities Electric, telephone,
condition of the alleys and type of gas and cable television are
business, solid waste is picked up provided by Progress Energy,
either from the alley or from the Verizon, People’s Gas, Knology and
street. There is not curbside Brighthouse respectively. All
recycling in the area, but several utilities are available within the
recycling centers are in close Dome Industrial Park and have
proximity. adequate capacity to serve new
industry. GTE has indicated that
The DIP Community Redevelopment they have the ability to serve the
Plan anticipates the closure of target area with fiber optics, which
alleys in order to consolidate blocks will be a significant asset and one of
to implement its economic the factors that will make it
development strategy. It is not competitive with suburban
expected that alley vacations will industrial parks.
undermine solid waste levels of
service. Although no blocks have Emergency Evacuation Facilities
been specifically identified for
consolidation, there is a public It is not expected that the DIP
process and staff analysis of impacts Redevelopment Plan will affect
that accompanies requests for alley emergency evacuation facilities. No
vacations. Moreover, alley evacuation facilities are located in
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 52
Chapter Six
Neighborhood Impact Element
within the Dome Industrial Park area will not impact the nearby
and, thus, will not be affected by public schools.
redevelopment activities.
Moreover, no additional population Provision of Park and Recreational
is planned for the DIP, so levels of Facilities
service for existing emergency
evacuation facilities will not be No public recreation land or
impacted. facilities currently exists in the
Dome Industrial Park. Thus, the DIP
Environmental Quality Community Redevelopment Plan will
not impact park or recreational
Environmental quality will improve facilities.
as a result of redevelopment. In
order to redevelop a site, an
environmental assessment is CONSISTENCY WITH OTHER
performed. If environmental PLANNING EFFORTS
regulations require remediation, a
Brownfields designation may be Most of the Dome Industrial Park
considered to bring additional lies within the Central Neighborhood
resources and incentives to the Planning Area. The portion of the
project. Streetscape improvements DIP lying east of 22nd Street South is
will also enhance the health and not within any neighborhood
appearance of the area. Finally, association.
the DIP redevelopment program
aims to eliminate the deteriorated Central Neighborhood Plan
building conditions which are a
concern for environmental quality. The Central Neighborhood Plan was
formulated in 1992 and included a
Effect on Educational Facilities and broad area from Ninth Avenue North
School Population on the north, 34th Street on the west
and Interstate I-275 on the east and
Implementation of the Dome south. This area included residential
Industrial Park Redevelopment Plan and commercial as well as industrial
will have little or no impact on the uses. The DIP was identified as
City’s population or the population portions of Zone 7 and all of Zone 8.
density pattern, thus there will be Four principle areas of concern were
no impact on the public school identified by residents and owners
system. No additional population is within the zones. They include public
planned for the DIP so school levels safety, maintenance and
of service will not be impacted. The improvements, expansion constraints
potential relocation of some and business enhancements.
families from the redevelopment
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 53
Chapter Six
Neighborhood Impact Element
DIP Planning Efforts
As described in Chapter 3, several
of the planning studies that have
been undertaken in the DIP over the
years have identified common issues
and strategies to resolve them.
These include the Business
Retention and Development
Program, the Business Retention
and Economic Development Report,
the Central Neighborhood Plan, the
Business Opportunity Plan and the
Dome Industrial Park Plan. Major
issues identified in all these
planning efforts included public
safety, image and appearance,
infrastructure deficiencies, business
expansion and promotion and the
perception or existence of
environmental contamination.
This community redevelopment plan
incorporates the issues (if presently
unresolved) identified in these
earlier planning documents and
proposes strategies to address
them.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 54
Chapter Seven
Compliance with Florida Statutes
Chapter Seven
Compliance with Florida Statutes and Pinellas County Rules
The Florida Community Redevelopment Act (Chapter 163, Article III, F.S.)
specifies requirements for communities embarking on a redevelopment
program which involve such activities as declaring a blighted area, delegation
of redevelopment authority, establishing a community redevelopment agency,
preparing a redevelopment plan and implementation strategies, identifying
relocation strategies for residents affected by the redevelopment program and
conformance of the CRP with a locality’s comprehensive plan.
In approving the Dome Industrial Park Community Redevelopment Plan, St.
Petersburg City Council made the following findings per Chapter 163.360, F.S.:
A feasible method for relocating families displaced from the community
redevelopment area;
The Dome Industrial Park Community Redevelopment Plan conforms to
the general plan of the municipality as a whole;
The Dome Industrial Park Community Redevelopment Plan considers
utilizing community policing innovations, and providing adequate park
and recreational areas and facilities that may be desirable for
neighborhood improvement, with special consideration for the health,
safety, and welfare of children residing in the general vicinity of the site
covered by the plans, and;
The Dome Industrial Park Community Redevelopment Plan will afford
maximum opportunity, consistent with the sound needs of the county or
municipality as a whole, for the rehabilitation or redevelopment of the
community redevelopment area by private enterprise.
For each statutory requirement, the City of St. Petersburg and the Dome
Industrial Park Community Redevelopment Plan are compliant with Florida’s
Community Redevelopment Act. The table below cites the state or county rule
requirement and where in the Dome Industrial Park Community Redevelopment
Plan information addressing the requirement can be found.
Florida Plan
Statute Compliance Requirement Page
Establishing a Community Redevelopment Area and Agency
163.355 City Council Finding of Necessity Exhibit A
163.356 Pinellas County delegation of redevelopment authority and Exhibit A
creation of community redevelopment agency
163.357 City Council accepts redevelopment authority from Pinellas County Exhibit A
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 55
Chapter Seven
Compliance with Florida Statutes and Pinellas County Rules
Florida Plan
Statute Compliance Requirement Page
Preparing a Community Redevelopment Plan
163.362(1) Legal description of the boundaries of the community Exhibit B
redevelopment area and the reasons for establishing such
boundaries
163.362(2) Show by diagram and in general terms:
approximate amount of open space to be provided and the Chapter 2
street layout
zoning and other limitations on type, size height, number, Chapter 2
Map 2-2
density and proposed use of buildings
Map 2-3
land acquisition, demolition and removal of structures Chapter 5
Chapter 2
approximate number and type of dwelling units Map 2-1
property intended for use as parks, recreation areas, open Chapter 4
space, streets, utilities and public improvements
163.362(3) Neighborhood/housing element describing impacts on following:
relocation
traffic circulation
environmental quality Chapter 6
availability of community facilities and services
effect on school population
163.362(4) Identify specifically any publicly funded capital projects to be
undertaken within the redevelopment district and how it will be Chapter 5
funded.
163.362(5) Safeguards assuring redevelopment projects will be carried out
pursuant to Dome Industrial Park Redevelopment Plan. Chapter 5
163.362(6) Provide for retention of controls and establish any restrictions or
covenants running with the land sold or leased for private use. Chapter 5
163.362(7) Provide assurances that there will be replacement housing for the
Chapter 6
relocation of persons temporarily or permanently displaced from
housing facilities. Exhibit E
163.362(8) Provide an element of residential use in the redevelopment area if
such use exists in the area prior to the adoption of the plan or if Chapter 5
the plan is intended to remedy a shortage of housing affordable to Chapter 6
residents of low or moderate income, including the elderly. Exhibit E
163.362(9) Provide detailed statement on the costs of redevelopment
activities with specific reference to the following activities:
Chapter 5
Amount expended on publicly funded capital projects
Indebtedness to be repaid with increment revenues
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 56
Chapter Seven
Compliance with Florida Statutes and Pinellas County Rules
Florida Plan
Statute Compliance Requirement Page
Preparing a Community Redevelopment Plan (cont’d)
163.362(10) Provide time certain for completing all redevelopment
activities funded with increment revenues. (Must be Chapter 5
completing within 40 years after the fiscal year in which
the plan is approved or adopted.
Pinellas County Residential relocation strategy in compliance with
Rules provisions of Pinellas County Ordinance 93-94, Tenant
Relocation Plan, which addresses the following:
provide written notice to residential tenants who will
be displaced 60 days prior to loss of possession
provide advisory services, as appropriate, including Chapter 6
counseling, referrals to suitable, decent, safe and Exhibit E
sanitary replacement housing which is comparable and
within the tenant’s financial means; and
provide payment and/or reimbursement of actual
reasonable relocation expenses for actual reasonable
relocation expenses for displaced low and moderate-
income residential tenants of up to $1,000 per
household.
Pinellas County Evaluate the impact of the redevelopment plan upon public
Rules services and facilities, including but not limited to the
following:
Chapter 6
potable water and sanitary sewer
schools
roads
recreational facilities
stormwater management
emergency evacuation facilities
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Page 57
Exhibits
Exhibit A
Legal Documents Adopting DIP Community Redevelopment Area
Legal Documents for Adoption of DIP CRA
Findings of Necessity
St. Petersburg City Council
August 25, 2005
Resolution No. 2005-450
Delegation of Redevelopment Authority
Pinellas County
October 4, 2005
BCC Resolution No. 05-228
Acceptance of Redevelopment Authority
St. Petersburg City Council
October 20, 2005
Resolution No. 2005-551
Revised Findings of Necessity (Reduction in Acreage)
St. Petersburg City Council
Date: September 21, 2006
Ordinance No. 2006-481
Revised Delegation of Redevelopment Authority
Pinellas County Board of County Commissioners
Date: October 24, 2006
Resolution No. 06-198
Approval of DIP Community Redevelopment Plan
St. Petersburg City Council
Date: August 23, 2007
Ordinance No. 841-G
Approval of DIP Community Redevelopment Plan
Pinellas County
Date: November 29, 2007
Resolution No. 07-186
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Exhibit B
Legal Description
Legal Description for the DIP Community Redevelopment Area
BEGINNING AT A POINT at the intersection of the North right-of-way of First Avenue South and West
right-of-way of I-275 and following the West right-of-way of Interstate 275 to the South alley right-of-
way of the block bounded by Interstate 275, Fifth Avenue South, Emerson Avenue South and 20th
Street South; and
Proceeding West along the South alley right-of-way to the West right-of-way of 20th Street South and
then North along the West right of way of 20th Street South to its intersection with the South right-of-
way of 5th Avenue South; and
Proceeding West along the South right-of-way of 5th Avenue South to the East right-of-way of 22nd
Street South and then proceeding South along the East right-of-way of 22nd Street South until its
intersection with the North right-of-way of Interstate 275 and then proceeding Westerly and then
Southwesterly along the North right-of-way of Interstate 275 until its intersection with the West
right-of-way of 31st Street South; and
Proceeding North along the West right-of-way of 31st Street South until its intersection with the South
right-of-way of the CSX Railroad and then West along the railroad’s South right-of-way until
intersecting with the West right-of-way of 34th Street South, also known as U.S. Highway 19; and
Proceeding North along the West right-of-way of 34th Street South until its intersection with the
North right-of-way of Freemont Avenue South and then East along the North right-of-way of
Freemont Avenue South until its intersection with the East right-of-way of 32nd Street South; and
Proceeding South along the East right-of-way of 32nd Street South until its intersection with the North
alley right-of-way of the block bounded by Fairfield Avenue South, Freemont Terrace South, 31st
Street South and 32nd Street South, which is Block 19 of the Roosevelt Park Addition as recorded in
Plat Book 5, Page 52 of the Public Records of Pinellas County; and
Proceeding East along the North alley right-of-way of the aforementioned Block 19 until its
intersection with the East right-of-way of 31st Street South and then proceeding South along the East
right-of-way of 31st Street South to the North alley right-of-way of the blocks bounded by 31st Street
South, 7th Avenue South, 28th Street South and Fairfield Avenue South, which are Blocks 13, 14 and 15
of East Roselawn as recorded in Plat Book 3, Page 32 of the Public Records of Pinellas County; and
Proceeding East along the North alley right-of-way of the aforementioned Blocks 13 thru 15 until its
intersection with the West right-of-way of 28th Street South and then proceeding North along the
West right-of-way of 28th Street until its intersection with the North right-of-way of 5th Avenue South;
and
Proceeding East along the North right-of-way of 5th Avenue South until its intersection with the West
right-of-way of 24th Street South and then proceeding North along the West right-of-way of 24th
Street South until its intersection with the North alley right-of-way of the block bounded by 4th
Avenue South, 5th Avenue South, 24th Street South and 23rd Street South, which is block 35 of the St.
Petersburg Investment Company Subdivision as recorded in Plat Book 1, Page 16 of the Public Records
of Pinellas County; and
Proceeding East along said alley right-of-way until its intersection with the West right-of-way line of
23rd Street South; and
Proceeding North along the West right-of-way of 23rd Street South until its intersection with the
North right-of-way of First Avenue South and then East along said right-of-way until the POINT OF
BEGINNING.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
Exhibit C
Business Incentives available for the DIP
Overview of Business Incentives available in the DIP
The following state and federal incentive programs are available to companies
located in the City of St. Petersburg. These summaries are for informational
purposes only and are not all inclusive. Businesses should obtain complete
program guidelines from the providers. Since programs and eligibility may
change please consult with the City of St. Petersburg Department of Economic
Development to ensure your continued eligibility.
State of Florida Programs
Enterprise Zone
Florida's Enterprise Zone (EZ) Program encourages economic growth and investment in
distressed areas by offering tax advantages and incentives to businesses that are located in
and/or invest in these areas. The Governor's Office of Tourism, Trade, and Economic
Development (OTTED) administers the program and Enterprise Florida helps market it to
businesses. The Florida Department of Revenue processes approved tax incentive applications
and provides technical assistance relating to eligibility requirements.
Jobs Tax Credit Allows businesses, who collect and pay Florida sales and use tax, a
(State Sales & Use monthly credit against their tax due on wages paid to new, full-time
Tax) employees who have been employed by the business for at least 3
months and are residents of an EZ or are Welfare Transition Program
participants. A new job must be created in order for the business to
earn a tax credit.
If less than 20 percent of permanent, full-time employees are residents
of an EZ, this incentive provides a credit of 20 percent of the monthly
wages paid to new eligible employees who are residents of an EZ. If 20
percent or more of permanent, full-time employees are residents of an
EZ, this incentive provides a credit of 30 percent of the monthly wages
paid to new eligible employees who are residents of an EZ. This credit is
limited to 24 months if the employee remains employed for 24 months
and is not available if the Jobs Tax Credit (State Corporate Income Tax)
is taken.
Jobs Tax Credit Allows businesses, who collect and pay Florida Corporate Income tax, a
(Corporate Income credit against their tax due on wages paid to new, full-time employees
Tax) who have been employed by the business for at least 3 months and are
residents of an EZ or are Welfare Transition Program participants. A new
job must be created in order for the business to earn a tax credit.
If less than 20 percent of the permanent, full-time employees of the
business are residents of an EZ, this incentive provides a credit of 20
percent of the monthly wages paid to new eligible employees who are
residents of an EZ. If 20 percent or more of the permanent, full-time
employees are residents of an EZ, this incentive provides a credit of 30
percent of the monthly wages paid to new eligible employees who are
residents of an EZ.
DOME INDUSTRIAL PARK
Community Redevelopment Plan
C-1
Overview of Business Incentives available in the DIP
Enterprise Zone
(continued)
Business A refund is available for Florida sales taxes paid on the purchase of
Equipment Refund qualified business equipment which is used exclusively in an EZ for at
(State Sales & Use least 3 years. Business equipment must have a sales price of at least
Tax) $5,000 per unit. The refund is 97 percent of the Florida sales tax paid on
business equipment. If less than 20 percent of the full-time employees
are residents of an EZ, the maximum refund per application will not
exceed $5,000. If 20 percent or more of full-time employees are
residents of an EZ, the maximum refund per allocation will not exceed
$10,000. A new job must be created for the business to earn a tax credit.
Building Materials A refund is available for Florida sales taxes paid on the purchase of
Refund building materials used to construct real property located in an EZ. The
(State Sales & Use total amount of the Florida sales tax refund must be at least $500. If
Tax) less than 20 percent of the business’ permanent, full-time employees are
residents of the ez, the maximum refund per application will be no more
than $5,000 or 97 percent of the Florida sales tax paid. If 20 percent or
more of the business’ permanent, full-time employees are residents of
the EZ the refund will be no more than the lesser of $10,000 or 97
percent of the state sales tax. A new job must be created in order for
the business to earn a tax credit.
Property Tax New or expanding businesses within an EZ are allowed a credit on Florida
Credit Corporate Income tax paid. This credit is calculated based on the
(State Corporate amount of ad valorem taxes paid. The business must earn more than
Income Tax) $5,000 and establish 5 or more new full-time jobs to take advantage of
this credit. If less than 20 percent of the business’ permanent, full-time
employees are residents of the EZ, the maximum refund of $25,000
annual credit can be claimed for 5 years. If 20 percent or more of the
business’ permanent, full-time employees are residents of the EZ the
maximum refund of $50,000 annual credit can be claimed for 5 years.
Any unused portion of the credit may be carried forward for 5 years. A
new job must be created in order for the business to earn a tax credit.
Community Community Contribution Tax Credit encourages private sector donations
Contribution to community redevelopment projects in EZ and to low-income housing
Tax Credit projects. A tax credit of 50 percent of the donation is available to
entities paying state corporate income, or insurance premium taxes, or
as a refund against the Florida sales tax.
High Impact Performance Incentive Grant
The High Impact Performance Incentive Grant (HIPI) is a negotiated incentive used to attract
and grow major high impact facilities in Florida. Grants are provided to pre-approved
applicants in certain high-impact sectors (which has recently been expanded to include
financial services) designated by the Governor's Office of Tourism, Trade and Economic
Development. In order to participate in the program, a company must be in a designated high
impact sector; create at least 100 new full-time equivalent jobs (if a research and
development facility, create at least 75 new full-time equivalent jobs) in Florida in a three
year period; and make a cumulative investment in the state of at least $100 million (if a
research and development facility, make a cumulative investment of at least $75 million) in a
3-year period. They also must apply through the City’s Economic Development Department to
DOME INDUSTRIAL PARK
Community Redevelopment Plan
C-2
Overview of Business Incentives available in the DIP
Enterprise Florida prior to making a decision to locate or expand in Florida.
Qualified Defense Contractor Tax Refund
The Qualified Defense Contractor Tax Refund is a pre-approved tax refund program that
provides up to $5,000 per job created or saved in Florida that is defense related. Conversion
of defense jobs to civilian production, the acquisition of a new defense contract, or the
consolidation of a defense contract are eligible projects. If approved, an applicant may
receive refunds on taxes it pays related to the project.
In order to participate a company must derive at least 70 percent of its Florida gross receipts
from Department of Defense contracts in the last year and not less than 80 percent over the
preceding five years, demonstrate the jobs created or retained make a significant economic
contribution to the area economy, demonstrate that the tax refund is necessary to allow the
business to complete for the new contract or make a consolidation, and provide a resolution
from the county commission indicating the 20 percent required for local financial support will
be available each year as refunds are due.
Special Areas
Certain urban areas are defined as “economically distressed” communities that are
experiencing conditions affecting its economic viability and hampering the self-sufficiency of
its residents including, but not limited to, low per capita income, low property values, high
unemployment, high under-employment, low weekly wages compared to the state average,
low housing values compared to the state or area average, high percentage of the population
receiving public assistance, high poverty levels compared to the state average, and high
percentage of needy families.
Qualified Target This program induces target industries to locate new facilities or expand
Industry existing facilities in Florida. Targeted industries include manufacturing
Tax Refund facilities, finance and insurance services, wholesale trade, information
Program (QTI) industries, professional, scientific and technical services, headquarter
facilities, management services and administrative and support services.
The program provides tax refunds (Corporate, Insurance premium,
Sales/Use, Intangible personal property, Emergency excise, excise taxes
on documents, Ad valorem) of $6,000 per job if the company locates in
the Enterprise Zone. Greater awards are available to companies paying
very high wages. To qualify for the QTI program, a company must create
at least 10 new jobs (or a 10 percent increase for expanding Florida
companies), pay an average of at least 115 percent of area wages, have
a significant positive impact on the community and have local support.
The business must file an application before deciding to locate or expand
in Florida.
Quick Response Provides grant funding for customized training for new or expanding
Training (QRT) businesses in Florida. Florida uses the customer driven program to
Program attract new industries to the state. The program is performance based:
to receive reimbursement for training funds a company must first create
a new job and hire and train a new employee. Businesses can utilize
QRT funds to pay for instructors’ or trainers’ salaries, to develop
curriculum, to provide textbooks and manuals or to pay for materials and
supplies.
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Overview of Business Incentives available in the DIP
Florida businesses must meet several program requirements to receive
funding: businesses must produce an exportable good or service; must
create new, full-time, high quality jobs; and must need customized,
entry-level skills training not otherwise available at the local level.
Funding priority is given to certain businesses, including businesses that
created high skill/high wage jobs in qualified targeted industries that are
located in a distressed urban inner city, Enterprise zone or brownfield
area or rural area.
Incumbent Florida business can apply for grant funding to fund customized
Workers Training continuing education and training for employees. Funds can be used to
Program provide direct training costs, instructors’ wages, curriculum
development and resource materials associated with training but not to
pay for trainees wages or training equipment.
Florida businesses applying for the grant must meet several
requirements. The businesses must be operating in Florida for at least
one year, have at least one full-time employee, demonstrate financial
viability and be current on all state tax obligations. Funding priority is
extended to businesses with 25 or fewer employees; located in a
distressed rural or urban inner-city area or Enterprise Zone; engaged in a
qualified target industry; propose a significant layoff avoidance strategy;
and propose a significant upgrade in employee skills.
Urban Job Tax A new or expanding company that creates new full-time jobs in specified
Credit industries including manufacturing (SIC 20-SIC 39) can receive a $500
credit per job. A new company must create at least 30 new jobs and an
existing business must have at least 15 more qualified employees than it
had one year prior to its date of application The incentive is a state
corporate income tax credit or state sales/use tax credit of $500 per job.
Credit is one time only for each new hire.
Economic The “Road Fund” is a state grant to the City of St. Petersburg on behalf
Development of the business. The grant used to alleviate a transportation problem
Transportation that adversely impacts the company’s location or expansion decision.
Road Fund The business must file an application before deciding to locate or expand
in Florida.
Brownfield The bonus is available to encourage redevelopment and job creation
Redevelopment within designated brownfield areas. A preapproved applicant may
Bonus receive a tax refund equal to 20 percent of the average annual wage of
the new jobs created in a designated brownfield area up to a maximum
of $2,500 per new job created.
Federal Government Programs
HUBZone Empowerment Contracting Program
This program seeks to encourage economic development in historically underutilized business
zones - HUBZones - through the establishment of preferences for award of Federal contracts
to small businesses located in these areas. The program falls under the auspices of the U.S.
Small Business Administration. All Federal departments and agencies involved with
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Overview of Business Incentives available in the DIP
procurement must factor into their contracting plans annual goals that have been established
for the HUBZone Empowerment Contracting Program.
For a business to qualify as a HUBZone a business must meet the SBA definition for “small
business”; be located in a HUBZone; be owned and controlled by at least one U.S. citizen, a
Community Development Corporation, or Indian Tribe; and have at least 35% of its employees
reside in a HUBZone.
Federal Non-Historic Rehabilitation Tax Credit
The program, administered by the IRS, is federal income tax credit of 10 percent of the
eligible renovation costs and is available to owners of commercial, nonresidential properties
not listed on the National Register and constructed prior to 1936. These buildings must be
certified as non-historic by the National Park Service and meet the following conditions after
renovation: 1) 50 percent or more of the existing external walls are retained in place as
external walls; 2) 75 percent or more of the existing external walls are retained in place as
internal or external walls; and 3) 75 percent or more of the existing internal structural
framework is retained in place.
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Community Redevelopment Plan
C-5
Exhibit D
Business Financing Programs
Overview of Financial Programs available for DIP Businesses
The following local, state and federal financing programs are available to
companies located in the City of St. Petersburg, Florida. These summaries are
for informational purposes only and are not all inclusive. Businesses should
obtain complete program guidelines from the providers. Many of these loan
programs may require collateral or other underwriting considerations. Most
programs require an application and/or other fees.
Since programs and eligibility may change please consult with the City of St.
Petersburg Department of Economic Development to ensure your continued
eligibility.
City of St. Petersburg Programs
Industrial Revenue Bonds
Tax-exempt industrial revenue bonds (IRBs) are a type of bond issued by state and local
governments that offer below-market-rate financing to qualified private enterprises. These
bonds are payable from and secured by the revenues of the project they finance.
Currently, small issue IRB uses are limited and are usually for manufacturing projects. The
program provides long-term, fixed rate loans of $1 million to $10 million for land, new or
existing buildings and new equipment. IRBs cannot be used for inventory, working capital or
refinancing of existing debt.
Enterprise Bond Fund
The State of Florida also provides financial assistance through the Enterprise Bond Program.
The program offers tax-exempt, low interest bond financing to qualified manufacturing and
501(c) 3 non-profit organizations. The proceeds can go to finance manufacturing facilities
(land and building) and new equipment. (Proceeds may not be used to refinance existing
debt or for working capital.) This program was designed to improve low cost capital
availability to Florida’s growing and expanding businesses, including minorities and rural
communities, to allow them to be more competitive in the global and domestic market
place. Loan amounts range between $500,000 and $2,000,000. Eligible businesses must have
minimum annual sales of $3 to $5 million, a minimum net worth of $1 million and be highly
credit worthy. The project must also create or preserve higher wage jobs.
Section 108 Loan Guarantee Program
The loan program allows communities to transform a small portion of their CDBG funds into
federally guaranteed loans large enough to pursue substantial physical and economic
revitalization projects. In addition to the activities allowed under the Entitlement and State
CDBG programs, the Section 108 Program allows for limited new housing construction,
rehabilitation of publicly owned facilities and debt servicing of the guaranteed loan and
related public offerings. Again, all projects and activities must either principally benefit low
and moderate income persons, aid in the elimination or prevention of slum and blight,
and/or meet the urgent needs of the community. In many cases, the eligible entity may
apply for a federal guarantee of up to five times the entity’s latest approved CDBG
entitlement amount, minus any outstanding Section 108 commitments and/or principal
balances on Section 108 loans.
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Overview of Financial Programs available for DIP Businesses
Economic Development Initiative Grant
HUD awards EDI grants through a competitive process. EDI grants can be used in several
ways to help finance projects: providing a direct project grant; subsidizing the borrower’s
interest rate on the Section 108 loan; and serving as a debt service reserve or guarantee for
the Section 108 loan. This last use reduces the community’s risk of having to draw upon its
CDBG funds to repay the Section 108 notes if the funded project incurs financing problems.
Brownfields Economic Development Initiative Grant
HUD also offers EDI grants under the BEDI which operates similarly to the regular EDI
program but is targeted to projects on Brownfield sites. The BEDI is designed to assist cities
with the redevelopment of abandoned, idled and underused commercial and industrial
facilities where expansion and redevelopment is burdened by real or potential
environmental contamination. A community must use BEDI grant funds in conjunction with
a new Section 108-guaranteed loan. Like the Section 108 loan proceeds, the BEDI monies
must go to projects that promise to increase economic opportunity for persons of low-and-
moderate income, or stimulate and retain businesses and jobs that lead to economic
revitalization. HUD has set a $2 million cap per BEDI award which are awarded through a
competitive process.
Tampa Bay Black Business Investment Corporation Loan Programs
The Tampa Bay Black Business Investment Corporation, Inc. (BBIC) is a nonprofit corporation
serving as a public-private partnership between local government and the corporate
community. The ultimate goal of the BBIC is the long-term growth and success of African-
American owned business enterprises. The BBIC assists African-American business operators
in Hillsborough and Pinellas Counties through identifying and financing business in these
counties. To that end, the BBIC has created a capital fund supported by local financial
institutions and contributions to provide loans to viable African-American owned businesses.
For more information on its loan programs, contact Tampa Bay Black Business Investment
Corporation, Inc. at (727) 826-5785 or (813) 274-7925. Information is also available at the
TBBBIC website http://www.tampabaybbic.com
Small The Small Office Home Office Loan Program provides small business
Office/Home owners a $5,000 loan with a 7 year term, priced at 4.99 percent plus
Office Loan prime, no pre-payment penalty, minimal paperwork, bank paid
Program technical assistance, as needed for the borrower and a fast approval.
This is an SBA express loan product funded by Innovative Bank of
California and is a collaborative effort with the National Community
Reinvestment Coalition.
Micro Loan The Micro Loan Program provides short-term, low cost, fixed rate loans
Program of up to a maximum of $5,000. The business owner is required to
provide an equity contribution of at least 10 percent. Loan funds can
be used for working capital and the purchase of business assets. Funds
cannot be used for religious organizations, adult entertainment, bars,
lounges, refinancing of existing debt or by a business deriving more
than 10 percent of revenue from sales of alcoholic beverages.
Direct Loan The Direct Loan Program provides low cost, fixed rate loans from
Program $5,000 - $20,000. The business owner is required to provide an
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Community Redevelopment Plan
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Overview of Financial Programs available for DIP Businesses
equity contribution of at least 10 percent. Loan funds can be used
for working capital and the purchase of business assets. Funds
cannot be used for religious organizations, adult entertainment,
bars, lounges, refinancing of existing debt or by a business deriving
more than 10 percent of revenue from sales of alcoholic beverages.
Guaranteed Loan The Guaranteed Loan Program provides low cost, fixed rate loans up to
Program a maximum of 50 percent or $75,000 of the total requested loan
amount, whichever is less. The business owner is required to provide an
equity contribution of at least 10 percent.
Loan funds can be used for working capital and the purchase of business
assets. Funds cannot be used for religious organizations, adult
entertainment, bars, lounges, refinancing of existing debt or by a
business deriving more than 10 percent of revenue from sales of
alcoholic beverages.
SBA Express Loan The SBA Express Loan Program provides a variable rate loan to all small
businesses owners in Hillsborough and Pinellas counties. The maximum
loan amount of $16,000 can be used for business assets to include
equipment, inventory and working capital.
State of Florida Programs
Florida Venture capital (VC) funds seek high rates of return through equity
Venture Forum investments in early stage, high-growth firms. VC funds concentrate
investments in certain industries and regions. Historically, investments
have been heavily clustered in four technology intensive sectors:
drugs, office and computing machines, communication and electronic
equipment and professional and scientific instruments. Since 1997
venture capitalists have focused on information technology industries,
including hardware, software and service providers.
State of Florida funding for venture capital is through the Florida
Certified Capital Company (CAPCO) Program. 1 The CAPCOs receive
their money from insurance companies, which obtain Florida tax
credits equal to the amount of dollars that CAPCO funds invest for
them. Those credits are pro-rated over 10 years after CAPCOs invest
the insurers' funds. The Florida Venture Forum, Inc. is Florida's oldest,
largest and most prestigious statewide support group for venture
capitalists and entrepreneurs. As an entrepreneurial networking group,
the Florida Venture Forum educates entrepreneurs and assists them in
identifying sources of venture capital.
Created in 1984 by a group of high-level business leaders and
academicians, the goal of the Florida Venture Forum is to help
ensure the success of Florida-based entrepreneurial ventures by
offering expert counsel and educational advice. Throughout the
year, the Florida Venture Forum provides programs on a statewide
1
See the “Certified Capital Company Act” (Section 288.99, FS).
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Community Redevelopment Plan
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Overview of Financial Programs available for DIP Businesses
basis. For more information, contact the Florida Venture Forum,
P.O. Box 961, Tampa, FL 33601 (813-335-8116) or visit
http://www.flvencap.org/.
Florida State of Florida funding for venture capital is through the Florida
Certified Certified Capital Company (CAPCO) Program. The CAPCOs receive
Capital their money from insurance companies, which obtain Florida tax
Company credits equal to the amount of dollars that CAPCO funds invest for
Program them. Those credits, on taxes such as the state corporate tax, are pro-
rated over 10 years after CAPCOs invest the insurers' funds.
Federal Government Programs
Small Business Association Loan Programs
The U.S. Small Business Administration (SBA) offers several loan programs that provide
financial aid to small businesses. Most lenders are familiar with U.S. Small Business
Administration (SBA) loan programs, so interested applicants could contact their local
lender for further information on the SBA loan application process. Information on SBA loan
programs, business management, counseling and training services are also available at the
City of St. Petersburg’s Assistance Center. A few of the most popular SBA loan programs
are: Basic 7(a) Business Loan, Micro-Loans, and the CDC/504 Program.
Basic 7(a) Business All 7(a) loans are provided by lenders who are called participants
Loan Program because they participate with SBA in the 7(a) program. 7(a) loans are
only available on a guaranty basis. This means they are provided by
lenders who choose to structure their own loans by SBA's requirements
and who apply and receive a guaranty from SBA on a portion of this
loan. The SBA does not fully guaranty 7(a) loans.
Micro-Loan The MicroLoan Program provides very small loans to start-up, newly
Program established, or growing small business concerns. The funds can be used
for typical business purposes such as working capital, machinery and
equipment, inventory and leasehold improvements. The business
owner is required to provide an equity contribution and have a
business plan. Under this program, SBA makes funds available to
nonprofit community based lenders (intermediaries) which, in turn,
make loans to eligible borrowers in amounts up to a maximum of
$35,000. In 2006, Pinellas County was served by the Clearwater
Neighborhood Housing Services. For more information call CNHS at
(727) 442-4155.
CDC/504 Loan The CDC/504 loan program is a long-term financing tool for economic
Program development within a community. The 504 Program provides growing
businesses with long-term, fixed-rate financing for major fixed assets,
such as land and buildings. A Certified Development Company is a
nonprofit corporation set up to contribute to the economic
development of its community. CDCs work with the SBA and private-
sector lenders to provide financing to small businesses.
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Overview of Financial Programs available for DIP Businesses
Small Business The Small Business Investment Company (SBIC) program was created in
Investment 1958 to fill the gap between the availability of venture capital and the
Company needs of small businesses in start-up and growth situations. SBICs are
privately owned and managed investment firms that make capital
available to small businesses through investments or loans. They use
their own funds plus funds obtained at favorable rates with SBA
guaranties and/or by selling their preferred stock to the SBA. SBICs are
for-profit firms whose incentive is to share in the success of a small
business. In addition to equity capital and long-term loans, SBICs
provide debt-equity investments and management assistance. The SBIC
Program provides funding to all types of manufacturing and service
industries. Some investment companies specialize in certain fields,
while others seek out small businesses with new products or services
because of the strong growth potential. Most, however, consider a
wide variety of investment opportunities.
New Market Tax Credits
The New Market Tax Credit (NMTC) Program provides investors with a 39 percent federal tax
credit over a seven-year period for making qualified equity investments in designated
Community Development Entities (CDEs). CDEs apply to the CDFI Fund for a competitively
awarded allocation of NMTCs. The credits will be awarded competitively based on a CDE's
performance, accountability, and record of success in providing assistance to disadvantaged
businesses or communities. Once a CDE secures an allocation of credits, it will use those
credits to attract Qualified Equity Investments from individual or corporate taxpayers.
An equity investment in a CDE may be any stock in a corporation and any capital interest in
a partnership. It can be exchanged for cash and substantially used to make Qualified Low-
income Community Investments. In return, investors receive a tax credit certificate from
the CDE to attach to their federal income tax forms, claiming a five- percent tax credit for
the first three years and a six-percent credit in the last four years. The CDE then uses the
investment capital generated from the sale of tax credits to provide loans, equity, and
other forms of credit to qualified low-income community businesses, including nonprofit
corporations and nonprofit corporations, in targeted distressed areas. CDEs must work with
businesses in a low-income community - a census tract with a 20 percent poverty rate, or
census tracts whose median household income is 80 percent or less of the state or MSA
median household income.
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Community Redevelopment Plan
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Exhibit E
Housing Replacement and Resident Relocation Plan
Housing Replacement and Resident Relocation Plan
INTRODUCTION with an equal or better housing
product. Recognizing that in some
The City of St. Petersburg has a areas of the DIP, the payment of
standard policy and procedures for fair market value for a residential
the acquisition of real property and property will not be sufficient to
relocation of tenants. These relocate that owner into
procedures guide the City’s comparable housing, a replacement
acquisition program during the strategy is important. Comparable
normal course of implementation of in this case would be defined as
various projects and initiatives. similar in size, bedroom count
These standards are best and/or value to the existing home.
summarized by an approach in
which the City offers fair market Based on these objectives the City
value (as documented by will use the following approach:
independent appraisals) and a
relocation payment. Option 1 Purchasing property at
appraised value is the City’s
The City of St. Petersburg is also a standard process, with the added
recipient of federal funds. When component of payment for
federal funds are used to purchase relocation expenses (which will be
real property in an identified discussed later). When the existing
project, housing replacement and values are significantly lower than
relocation must comply with the the replacement options available
Uniform Relocation Assistance and to the seller, the City may use
Real Property Acquisitions Policy Act Option 2 or 3.
of 1970, as amended. These
requirements affect the acquisition Option 2 In this approach the City
of both owner- and tenant-occupied would either build or buy
housing. comparable housing (comparable
being defined by size, bedrooms
MARKET VALUE OR and/or value). It requires the City
to be involved further downstream
REPLACEMENT VALUE
in the process ensuring the delivery
of the actual replacement home
Under these conditions, the City is (build or buy) and effectively a
willing to implement a housing purchase and sale of properties. The
replacement plan that pays market results, more than likely, are that
value or replacement value to the the cost of the replacement solution
owner of homesteaded residential will be more than the value of the
property, whichever is greater. This property that the City is acquiring.
policy will not apply to commercial In fact, the premise is that this
or tenant occupied property. The condition exists and that is why the
basic objective is to replace the City is using this approach.
residential property of a
homesteaded owner-occupied unit
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Housing Replacement and Resident Relocation Plan
Option 3. Paying replacement cost Efficiency unit $1,000
is a variation of Option 2 but One bedroom unit $1,200
represents a cash transaction Two bedroom unit $1,600
instead of an active replacement Three bedroom unit $2,000
role for the City. The net effect is Four bedroom unit $2,400
the same basic cost as Option 2,
with the identification of a This relocation payment is to
replacement cost value for the provide a one-time relocation
purchased property defining the payment, per tenant-occupied legal
transaction value. The advantage of dwelling unit, estimated to be
this approach is the time/effort sufficient to cover moving expenses,
savings on behalf of the City, as the utility turn-on and first month’s
City would not be taking the rent, and a security deposit for a
proactive steps needed in Option 2 comparably sized unit.
to actually replace the home.
In addition to this relocation
It is the intent to use all three payment per tenant in residential
options as appropriate to the unique rental property, a relocation
relocation situation when legally payment will be made to
available. Option 1 applies when the homesteaded owner occupants that
market value and the replacement are subject to involuntary
option are the same. Otherwise if relocation. This relocation payment
the market values are less than of $1,000 per property is a one-time
replacement choices, the City can payment to help defray the
exercise the alternative of offering expenses of moving, utility turn-on
the seller either Option 2 or Option and other miscellaneous relocation
3. expenses.
RELOCATION COSTS REQUIREMENTS FOR
REDEVELOPMENT PLANS
Even when Federal funds are not
used, the City has paid relocation By design of this Housing
assistance. Through City Council Replacement and Relocation Plan
resolution establishing a residential for the Dome Industrial Park
tenant relocation policy, this Redevelopment Plan, the CRA
assistance has been paid on a sliding provides assurances that there will
scale based on the number of be replacement housing for the
documented bedrooms. The scale, relocation of persons temporarily or
which has been used for projects permanently displaced from homes
such as Wildwood, Enoch Davis and within the redevelopment area. The
the Tangerine Avenue Community plan complies with the provisions of
Redevelopment Area, is as follows: Pinellas County Ordinance 93-94,
The Tenant Relocation Plan (38-81 –
38-86 of Pinellas County Code).
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Housing Replacement and Resident Relocation Plan
At a minimum, the plan allows for:
$ Providing written notice to
residential tenants who will be
displaced 60 days prior to loss of
possession;
$ Providing advisory services, as
appropriate, including
counseling, referrals to suitable,
decent, safe, and sanitary
replacement housing which is
comparable and within the
tenant’s financial means; and
• Providing payment and/or
reimbursement of actual
reasonable relocation expenses
for displaced low and moderate-
income residential tenants of up
to $1,000 per household.
In the case of these County
requirements the Dome Industrial
Park plan meets or exceeds the
objectives outlined.
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