MINUTES OF THE SPECIAL JOINT MEETING OF THE SARASOTA CITY COMMISSION AND THE COMMUNITY REDEVELOPMENT AGENCY OF MARCH 22, 2000, AT 1:00 P.M. PRESENT: Mayor/Chairman Mollie C. Cardamone, Vice Mayor/Vice Chairman Gene M. Pillot, Commissioners/Members Albert F. Hogle, Carolyn J. Mason and Mary J. Quillin, City Manager David R. Sollenberger, City Auditor and Clerk/Secretary Billy E. Robinson, and City Attorney Richard J. Taylor ABSENT: None PRESIDING: Mayor/Chairman Cardamone The meeting was called to order in accordance with Article III, Section 9(b) of the Charter of the City of Sarasota at 1:00 p.m. City Auditor and Clerk/Secretary Robinson gave the Invocation followed by the Pledge of Allegiance. 1. CITIZENS' INPUT CONCERNING CITY TOPICS #1 (0001) through (0343) City Auditor and Clerk/Secretary Robinson stated that a citizen, Arnold Burns, signed up to speak under Citizens - Input at the March 13, 2000, Special Commission meeting; that the meeting was continued to March 21, 2000; that unfortunately, the Request to Speak form was misplaced; that Mr. Burns patiently sat through two meetings without having an opportunity to speak; that apologies are offered for the error; that the suggestion is to provide Mr. Burns an opportunity to speak at the present meeting. Mayor/Chairman Cardamone stated that apologizes are offered and invited Mr. Burns to come before the Commissiom/Community Redevelopment Agency (CRA) to provide input. Arnold Burns, representing the Sarasota Alliance for Historic Preservation, came before the Commission/CRA and stated that the Commission's patience and ability to sit through ten hours of meetings is complimented; that designated historic buildings, an historic gas station and an historic house on South Tamiami Trail are personally owned; that the pictures on the walls around the Chambers represent the City's heritage; that the Commissioners/Members made a conscious decision to live and work in the City; that the inability of the Commission/CRA to save the Ringling Towers both economically and from a safety perspective is understood; that a letter was written by the President of the Sarasota Alliance for Historic Preservation and sent to C. Robert Buford (property owner) as a reminder of the agreement with the City concerning the Bickel House; that the property owner agreed to contribute $50,000 to help save and move the Bickel House; that to date no arrangements have been made to save or move the Bickel BOOK 1 Page 629 03/22/00 1:00 P.M. BOOK 1 Page 630 03/22/00 1:00 P.M. House; that individuals interested in procuring the Bickel House have approached the property owner and were provided no help or feedback; that the Commission/CRA should assure the property owner abides by the agreement; that the Bickel House is an important part of the City's heritage and must be saved. Commissioner/Member Hogle stated that Mr. Burns' patience for sitting through several meetings before having the opportunity to speak is appreciated. Mayor/Chairman Cardamone stated that the Commission/CRA followed the restoration of Mr. Burn's properties, which are very interesting and beautifully restored; that the City does not own the Bickel House; that the agreement is to donate the property to any interested person (s) who could restore the Bickel House; that all possibilities have failed and asked for any suggestions. Mr. Burns stated that as a real estate developer for 20 years, any action on behalf of the property owner is not known; that no meaningful discussions have been held between the property owner and anyone concerning the Bickel House; that the Commission/CRA should request any documentation, if such exists, concerning discussions to save the Bickel House. Mayor/Chairman Cardamone stated that discussions have been held with Brenda Patten, the legal representative for the property owner; that Attorney Patten indicated offers have been made to move the Bickel House but were subsequently declined due to the difficulty of moving the house; that Attorney Patten could be contacted to discuss the current status. Mr. Burns stated that the property owner made no real effort. Mayor/Chairman Cardamone stated that the property owner does not live in the' City; that Attorney Patten handles all arrangements concerning the Bickel House. Mr. Burns stated that the problem may be the property owner does not live in the City and has no interest in the City's heritage. Commissioner/Member Quillin stated that the Commission/CRA should be copied on any correspondence concerning the Bickel House; that the Commission/CRA may be of help in negotiating the relocation of the house. Mayor/Chairman Cardamone stated that the suggestion can be made; however, the Bickel House is not owned by the City; that the City would have saved the Bickel House just as other public buildings for which the City was responsible were saved and restored. Mr. Burns stated that a letter was sent to the property owner who did not respond; that the property owner agreed to contribute $50,000 to move the house and should be held to the agreement. Mayor/Chairman Cardamone stated that the Commission/CRA has been criticized for the inability to save the Bickel House; that the property is not owned by the City which has been personally indicated to the public on several occasions; that the Bickel House can be saved; that the opportunity to save the Bickel House is with the City's citizens; that any individual with the interest and ability to restore the property can have the house free; that the Sarasota Alliance for Historic Preservation is welcome to raise the funds to restore the house privately and take ten years or longer to complete the restoration; however, the responsibility to restore and save the Bickel House is not the Commission's nor the CRA's. Vice Mayor/Vice Chairman Pillot stated that attorneys commonly and normally represent cliénts' interests which is the situation between the property owner and legal representative; that the property owner's legal representative has kept the Commission/CRA well informed of the status of the Bickel House; that Attorney Patten's integrity in reporting concerning the status of the Bickel House is believed. Mr. Burns stated that attorneys may not be the first to know about the particulars or certain dialogs in negotiations; that Attorney Patten may not be privy to negotiations. Vice Mayor/Vice Chairman Pillot stated that he does not believe that is correct. Mayor/Chairman Cardamone stated that Mr. Burns should speak to Attorney Patten. Mr. Burns thanked the Commission/CRA for the time. 2. OPENING REMARKS RE: REQUEST FOR PROPOSAL #00-29H FOR PALM AVENUE PARKING GARAGE DEVELOPMENT (AGENDA ITEM I) #1 (0343) through (0810) Charles Siemon, Principal, Siemon, Larsen and Marsh (SL&M) came before the Commission/CRA, distributed a copy of the City's Request for Proposal (RFP) #00-29H; and stated that the objective is to rank the three finalists who responded to the City's RFP; that quality of the proposals is exceptional, which should be a source of pride for the Commission/CRA and indicates the private sector has substantial confidence in the Commission's and CRA's efforts in Downtown; that all seven proposals were qualified; that the decision of the Review Committee was not easy; that all the applicants had experience and the financial capacity to develop the proposed project; and distributed the Downtown Sarasota Redevelopment Property Summary Ranking Matrix (ranking matrix) BOOK 1 Page 631 03/22/00 1:00 P.M. BOOK 1 Page 632 03/22/00 1:00 P.M. indicating the following criteria for the Review Committee's ranking: Criteria: 1. Qualifications and Experience 2. Financial Capacity 3. Preliminary Development Program 4. Technical Requirements Mr. Siemon stated that the ranking matrix has been presented in graphic form to help the Commission/CRA understand the Review Committee's ranking process; that the maximum score for each criteria is 10; that the ranking process is a tool, is not a mathematical exercise to determine selection according to the most points, but is designed to help differentiate between the proposals; that the ranking matrix should not be used to determine which developer receives the proposed project; that the Commission/CRA should base any decision on the presentations given and questions answered in conjunction with the ranking matrix; that the project should be awarded to the developer providing the most opportunity to achieve the City's objectives regarding the parking garage; that the three finalists are excellent; and referred to the ranking matrix and the ranking of the four criteria as follows : Criteria Organization 1 2 3 4 Casto Southeast 8 10 8 9 Haskell Company 7 9 7 9 McGurn Redevelopment 6 8 8 10 Palm Walk Associates, Ltd. 9 9 9 10 Sarasota Development Alliance 9 10 10 10 Trammell Crow Company 8 10 5 10 Triad Housing Partners 9 8 8 10 Mr. Siemon stated that Casto Southeast (Casto) is a significant company with experience throughout the US; that the Review Committee reduced the ranking for Criteria No. 1 which is not on the basis of the qualifications and experience of the parent company but rather the Florida operation which is relatively new; that Casto has a very exciting project in Winter Park, Florida; however, the comparison is in relation to the other developers; that Casto, as a major company, has a significant financial capacity; that the preliminary development program is good and received a score 8 of 10 which is good; that references were not supplied which was a minor technical requirement. Mr. Siemon continued that the Haskell Company's experience is primarily in designing and building parking facilities; that the Haskell Company regarded the proposed project mainly as a parking facility; that the Review Committee concluded the City was looking for more than just a parking facility; that the proposed project should have mixed uses to serve as a catalyst for the revitalization of Downtown and to provide parking; that McGurn Redevelopment (McGurn) has significant experience in Gainesville and New Smyrna, Florida; that McGurn's qualifications and experience were concluded as somewhat less than the rest of the respondents; that some Review Committee members believed the team's architectural component was particularly strong which did not, however, compensate for some other areas of experience and qualifications; that the another important consideration is the production of at least 500 parking spaces; that McGurn's proposal only allowed for 200 parking spaces; that members of the community indicated during interviews that 300 parking spaces are currently in demand. Mr. Siemon stated further that Palm Walk Associates, Ltd. (Palm Walk) has the capacity and is capable of developing the proposed project; that the proposal includes the Bickel House which was not included in the RFP and implies some problematic issues; that Attorney Patten indicated representatives of Palm Walk had talked to the property owner of the Bickel House; however, no transaction was consummated; that the Review Committee concluded the Bickel House is an important part of the overall strategy in the proposal; that the uncertainties relative to the Bickel House led to a modest discount of the proposal. Mr. Siemon further stated that the Sarasota Development Alliance (Sarasota Alliance) is well known, has a strong team, and has the financial capacity; that the Review Committee regarded the investor members of the team as an additional strength to the overall financial capacity to deliver on promises; that the Review Committee found the Sarasota Alliance proposal responsive to the City's objectives and met all the requirements. Mr. Siemon continued that the Trammell Crow Company (Trammell Crow) is a large real estate company and has the financial capacity but has limited experience in small-scale, mixed-use projects in smaller communities; that the design was solely a parking garage with 800 parking spaces including retail only on the ground level; that the parking garage would have been visible from Palm Avenue; that the Review Committee did not find the design consistent with the existing environment of Palm Avenue. Mr. Siemon stated that Triad Housing Partners (Triad) has a number of ongoing projects involving parking garage liners which involves a special set of experience and is financially capable; that the Review Committee did not judge Triad as strong in demonstrative ability to carry out the proposed project which does not, however, mean Triad is not capable; that Triad's development program is very strong; that the Review Committee had some concern regarding the quality of the references and access to the east-west alley. Mr. Siemon stated that the Review Committee selected the following three finalists: BOOK 1 Page 633 03/22/00 1:00 P.M. BOOK 1 Page 634 03/22/00 1:00 P.M. Palm Walk Associates, Ltd. (Palm Walk) Sarasota Development Alliance (Sarasota Alliance) Triad Housing Partners (Triad) Mr. Siemon stated that the Review Committee is confident all three finalists have the ability, experience and financial resources to develop the proposed project; that the finalists present in the audience should retire to a room which has been made available sO no one gains an advantage from hearing the presentations of other finalists; however, legally the finalists have the right to remain if sO desired; that no penalty will be imposed if the right is exercised. Mayor/Chairman Cardamone requested that City Auditor and Clerk/Secretary Robinson review the time limits. City Auditor and Clerk/Secretary Robinson stated that presenters will have 20 minutes to make a presentation; that the Commission/CRA will have 20 minutes to ask questions; that 10 minutes will be provided for breakdown and setup between presentations; that each presentation will be timed. Mayor/Chairman Cardamone stated that changing the breakdown and setup time to 5 minutes is suggested; that hearing the Commission's and the CRA's agreement, 5 minutes will be available for breakdown and setup. 3. PRESENTATION RE: PALM WALK ASSOCIATES, LTD., AND THE ADP GROUP, ARCHITECTS, PLANNERS (AGENDA ITEM II) #1 (0810) through (2530) David Band, Esquire, law firm of Abel, Band, Russell, Collier, Pitchford & Gordon, Chartered, Palm Walk Associates, Ltd. (Palm Walk), Bruce Franklin, and Javier Suarez, AIA, the ADP Group (ADP), Mark Kaufman, M.D., Sarasota Commercial Management, Inc., came before the Commission/CRA. Mr. Franklin stated that the development team is appreciative of the opportunity to present the proposed development, which is the result of long and hard work and of which the development team is very proud; that the two major components to the development team are: 1) Palm Walk Associates, Ltd. which was formed specifically for the project and 2) the ADP Group which is the development team leader; that the proposed project is viewed as a collaborated effort with the City; that the development team will work closely with the City from the project's beginning to completion; that Dr. Kaufman and Attorney Band have been in development and financing in the City for over 35 years, have worked together and separately on numerous projects in the City, are two of the largest landowners and operators of commercial properties in the City, are the operators of the only two parking garages in the City, i.e., Mira Mar and Main Plaza, and have a successful track record in the development, financing and operation of commercial mixed-use facilities; that the track record of Dr. Kauiman and Attorney Band with financial institutions as evidenced in the proposal is clear and long term; that the financing proposed for the project will be with local, private investors; that Palm Walk has long-term interest in the project and has been very active in local charitable and community activities; that ADP has a long-term professional relationship with the City; that the people and procedures to help facilitate the process through the negotiation and actual implementation of the project are well known; that everyone on the development team has been active in the redevelopment of Downtown; that the development team has a senior architect on staff who has designed and developed over 200 parking garages; that Palm Walk is the only development team with an architect having the specific experience; that ADP's offices are across the street from the proposed development which makes accessibility unmatched. Mr. Suarez stated that the presentation will focus on the issues addressed in the Request for Proposal (RFP) including mixed use, retail consistent with the area, the City's image as a landmark, the parking garage, pedestrian accessibility, and the strong relationship of the existing patterns of streets and the future impact on local traffic conditions; that the aim was to create a pedestrian-friendly environment with an emphasis on the pedestrian quality of the proposed project; that the parking garage will begin on the second floor, dedicating the ground floor to pedestrian activity with a mall similar to the Mira Mar Plaza; that the parking structure will be covered on three sides and will not be seen as a parking garage. Mr. Suarez referred to an exhibit marked Palm Avenue Elevation and stated that the next level will be office space with parking located behind the offices; that the next level will consist of two-bay parking; that the levels above will consist of three-bay parking; that an arcade is proposed for Palm Avenue creating shade and emphasizing the pedestrian character of the proposed development; that the archways will allow more light creating an open environment with no closed areas; that the tower located in the middle of the proposed project will contain apartments dedicated to the art community, which creates considerable traffic due to the Sarasota Ballet, the Sarasota Opera and other theaters, resulting in a strong need for such development; that the alleyway use will be emphasized by having open cafes and restaurants in the area; that the east-west and the north-south alleyways will be redeveloped to allow for pedestrian traffic; that a central trash area will be created, eliminating individual trash collection from the alleyways; that the central trash area will be located on the proposed development's property; that trash collection will be scheduled at the end of each day; that BOOK 1 Page 635 03/22/00 1:00 P.M. BOOK 1 Page 636 03/22/00 1:00 P.M. the removal of trash from the alleyway will create a store-back program enabling retail owners to service pedestrians from storefronts and storebacks; that all stairwell areas will be enclosed; that canopies will be installed to provide a more uniformed and aesthetically pleasing atmosphere; that the expectation is to work with the City to resolve overhanging utility lines and other issues; that a large blank wall is located in the alleyway behind the Sarasota Opera House; that the development team proposes to create a lower roof area allowing for more light and the potential for more landscaping, eliminating the blank wall, and providing a more pleasing pedestrian experience; that some blank walls could display photographs of the City's history creating an archive. Attorney Band stated that the estimated cost of the proposed project is in excess of $15 million; that Palm Walk has the demonstrated capacity of financing and completing projects and is prepared to proceed with the financing; that many projects have been completed in the area such as the most recent Kane Plaza, Hollywood 20, and others; that Dr. Kauiman and the City are involved in Links Plaza as a joint venture; that the Mira Mar Plaza is being maintained by members of the development team, has been restored and improved, and went from a 20 percent fill to 100 percent fill; that the old Tucker Sporting Goods Store has been acquired and completely rehabilitated to fit into the City; that Palm Walk is capable of proceeding with the proposed project and providing the necessary equity;: that the development team has also been involved in many private/public ventures including the streetscape program with the City from US 301 to Links Avenue; that letters have been submitted to the City indicating financing will be provided by local banks. Dr. Kauiman stated that the development team has love and admiration for the City and wishes only to improve the City with the proposed project; that the business owners in and the operators of the Mira Mar Plaza contribute significant time and effort during the Christmas season to decorate Palm Avenue; that the proposed project is a good opportunity to merge the Bickel House into the project. Mr. Franklin stated that a preliminary meeting was held with the City Manager and Attorney Patten concerning the Bickel House; that the development team is excited about the proposed project and is well positioned and capable to deliver the proposed project. Dr. Kaufman stated that the proposal also includes a third level walkover from the parking structure to the Sarasota Opera House. Attorney Band stated that the development team has been involved in many mixed-use projects and is experienced and capable to deliver the proposed project. Mayor/Chairman Cardamone thanked Palm Walk Associates, Ltd. Commisgioner/Member Quillin asked if the $15 million includes the storeback project and the proposed improvements recommended in the presentation? Mr. Franklin stated no; that the cost of improvements has not been calculated; that other funding could be utilized such as incentive programs to the building owners or Tax Increment Financing (TIF) District funds; however, the proposed improvements represent an added cost. Mr. Suarez stated that the improvement costs are unknown; however, the improvements will involve many parties; that the intent is to deliver the best project possible; that the project will require the City's help and the participation of the merchants located in the area, who will likely become involved due to Dr. Kaufman's and Attorney Band's longstanding good reputation in the City. Commissioner/Member Quillin asked the relationship of architectural design between the proposed and existing buildings? Mr. Suarez stated that the parking garage will have flat levels allowing for more of a building rather than a parking garage appearance. Vice Mayor/Vice Chairman Pillot asked if the entrance to the proposed Bickel House restaurant would be situated in the alleyway? Mr. Suarez stated that the orientation of the Bickel House will be near the alleyway; however, the entrance will not be from the alleyway; that an inlet will be created as part of the restaurant and attached to the proposed building on a limited basis, creating other corridors maintaining the integrity of the Bickel House; that new kitchen facilities will be created sO as to not disturb the character of the Bickel House, the corridor of which will face the alleyway to create a momentum of traffic; however, the entrance will be from Palm Avenue. Vice Mayor/Vice Chairman Pillot stated that the Main Street alleyway is not included in the renovation or improvement process and asked if the Main Street alleyway will be viewed from the Bickel House restaurant or other parts of the proposed project? Mr. Suarez stated that the presentation is a preliminary design; that other improvements can be made in the future; that viewing the Main Street alleyway from the proposed project may be possible which will be addressed in the future; that routes were created in BOOK 1 Page 637 03/22/00 1:00 P.M. BOOK 1 Page 638 03/22/00 1:00 P.M. the areas of the buildings for daily trash collection; that the central trash collection area is on the proposed property and totally separated from the alleyway and screened. Vice Mayor/Vice Chairman Pillot stated that the concern is not the trash collection; that the trash collection design is excellent; that the concern is the view of the Main Street alleyway from the Bickel House restaurant and the proposed development. Dr. Kaufman stated that the central trash collection system was planned for the retail stores in the east-west and north-south alleyways; that commitment to the Main Street alleyway trash collection is difficult at this time; that the preference is for some open space in the area. Vice Mayor/Vice Chairman Pillot stated that trash collection is not the only issue; that the back of the stores are not very aesthetically pleasing; that the screening would help assure the proposed development does not have a view of the unkempt alleyway. Dr. Kaufman stated that the hope is the store owners will change storebacks to assure not missing the business opportunity once the proposed project is developed and the Bickel House is placed in the area. Mayor/Chairman Cardamone asked the expectations concerning the City's participation? Attorney Band stated that the City owns the land; that the assistance available from the City is not known; that the understanding is for negotiations with the City over a period of time; that more information such as the amount of parking required by the City and funds, if any, available to assist in the development of the proposed project is required; that currently, the development team is waiting to determine the City's expectations; that the understanding is the City would have an interest in obtaining some parking spaces. Mayor/Chairman Cardamone stated that the expected level of the City's participation is a significant determinant in making the final decision; that the hope is each developer will indicate the City's expected role in the development of the proposed project. Mr. Franklin stated that many options exist, for example, opting out of the impact fee ordinance sO impact fees generated by the development would be utilized to mitigate impacts from the development; that other tax initiatives, tax abatement, and other options are available for discussion sO long as the goal of the Community Redevelopment Agency (CRA) is addressed. Mayor/Chairman Cardamone asked the number of parking spaces the City would like to obtain for public use? City Manager Sollenberger stated that the City is interested in adding 500 to 700 off-street parking spaces to the City's inventory Downtown and obtaining an attractive infill project. Mr. Suarez stated that the proposed project would require 400 spaces, netting the City 390 parking spaces. Mayor/Chairman Cardamone asked the proposed size of the artists' lofts? Mr. Suarez stated that the loft apartments will be 800 square feet, comparable to a small two-bedroom apartment. Mayor/Chairman Cardamone stated that the loft apartments will be available to performing artists who come in and out of the City on a regular basis and asked if any apartments will be available to full-time residents? Attorney Band stated that the three major arts groups, i.e., the Asolo Theater, the Sarasota Ballet, and the Sarasota Opera will be contacted to determine needs. Mayor/Chairman Cardamone stated that the City has a need for more Downtown housing and asked the height specifications for the proposed project? Mr. Siemon stated that a height requirement was not indicated in the RFP; that the RFP indicated high-rise structures would not be appropriate on the redevelopment property and anticipated the proposed developer would propose buildings at less then 55 feet; that in addition, the buildings fronting on Palm Avenue should not exceed 42 feet; that virtually every proposal received exceeded 55 feet; however, design justifications were offered; that the desired effect was achieved by the proposals submitted. Mayor/Chairman Cardamone asked the height of the Sarasota Palm Tower Hotel? Mr. Suarez stated that the height was 80 feet, approximately the same height as the proposed development; that the development team has taken extensive care to keep with the requirements of the RFP. Commissioner/Member Quillin stated that a house exists on Palm Avenue and Cocoanut Avenue and asked if the project extends to Cocoanut Avenue? Mr. Suarez stated no; that the project extends straight back on the property; that the two-story house is wrapped by the proposed development. BOOK 1 Page 639 03/22/00 1:00 P.M. BOOK 1 Page 640 03/22/00 1:00 P.M. Attorney Band stated that all issues in the RFP are addressed; that the development team can deliver an excellent project. Mr. Siemon stated that the RFP specifically indicated expectations and desires concerning scale sO as not to create stringent restraints but also to convey a message. 4. PRESENTATION RE: SARASOTA ALLIANCE DEVELOPMENT (AGENDA ITEM III) #1 (2530) through #2 (0685) Robert Morris, Chairman, Ramar Group Companies, came before the Commission/CRA. Mr. Morris stated that returning to the City and becoming involved in the proposed development is exciting; that the project site is very special; that the City has done an excellent job in the redevelopment of Downtown; that other members of the development team of Sarasota Development Alliance Sarasota Alliance) are John Imperatore, Jr., Developer, and Vernon Buchanan, Finance Principal; that the design team is composed of: Thomas Cardinal, M.Arch., Principal, Cardinal, Carlson and Parks (CCP); Jack Yardley, FAIA, Design Principal, HKS Architects; Jerry Marcus, Vice President, Walter P. Moore, Structural Engineers/Parking Consultants; William Dooley, Dooley & Mack Constructors, Inc. (Dooley & Mack) Mr. Morris continued that Walter P. Moore is the leading consultant, constructor, and operator of parking garages in the country; that the proposed development is primarily to provide parking opportunities Downtown; that the most qualified team has been assembled to accomplish better parking for Downtown; that Dooley & Mack is well known to the City and has constructed many good buildings in the City. Thomas Cardinal, M.Arch., Principal, Cardinal, Carlson and Parks (CCP), came before the Commission/CRA and stated that in addition to expertise, the development team has a long standing friendship; that work has been done successfully in the past by the development team, which works well together. Mr. Cardinal referred to drawings displayed on the overhead projector indicating the Palm Avenue elevation and the colonnade which returns into the alleyway; that the proposed building has been set back 15 feet to create 35 feet of alleyway rather than the existing 20 feet to create more opportunity for activities in the alleyway; that an outdoor café will be built at the end of the alleyway to entice people into the alleyway activities; that the scale of the project has been reduced for the predominate portion of the façade; that the colonnade has a promenade above which. wraps around the entire building creating a parking structure which does not look like a parking structure and a good urban infill project; that the proposed project will also include gardens, roof-top loft apartments, live-work units and retail units; that level six of the parking structure will end the parking garage structure and the residences will begin; that an activity zone was created in conjunction with the Golden Apple Dinner Theater including outdoor cafes and retail stores connecting to Five Points Park. Mr. Morris stated that the Five Points Promenade is a major focal point for the proposed project; that the entire area is paved, making the area more accessible for pedestrians to walk to the Selby Public Library and the Sarasota Opera House and encouraging merchants on Main Street to have a presence in the area. Mr. Cardinal stated that the location of the proposed project has a good street presence, making the project more pedestrian friendly and a good location for special events and festivals; that the upper level also includes retail shops and cafes; that the project includes 25,000 square feet of retail and 11,000 square feet of office space; that all levels have a 20-foot height, allowing an opportunity for mezzanine levels; that the rooftop includes a garden and loft spaces; that an elevator tower services the condominiums facing to the north; that the plan incorporates considerable residential diversity including live- work units along Palm Avenue; that the business center, the garden apartments and the condominiums exit to the rooftop garden; that the proposed project includes larger condominiums and a few penthouses; that the parking garage is configured so all retail and offices have access on the ground floor and the mezzanine level for deliveries. William Dooley, Dooley & Mack Constructors, Inc. (Dooley & Mack), came before the Commission/CRA and stated that the placement of housing on the top of the parking garage encourages residents to use the upper-level parking garage, allowing more parking for the public; that three-quarters of the parking garage is flat providing for better accessibility, use and appearance; that the parking garage is user friendly, functional and economical. Mr. Morris stated that as a long-term City resident, familiarity with other garages built in the City exists; that the garages were pedestrian and vehicular unfriendly; that every effort has been made to make the proposed parking garage and development user friendly and functional. Mr. Cardinal stated that everyone who has seen the proposed project plan is excited and interested in purchasing retail space or a condominium unit which is very gratifying. BOOK 1 Page 641 03/22/00 1:00 P.M. BOOK 1 Page 642 03/22/00 1:00 P.M. Mr. Morris stated that the proposed project includes approximately 800 parking spaces; that 500 parking spaces will be available for the public; that in the past, office buildings have been built with substantially less parking requirements than required presently; that the density in offices is considerably higher today than in the past; that the requirement for parking is understood; that the parking garage is considered a high priority; that Downtown is a wonderful place to have lunch and shop for a couple of hours but has not achieved the activity of St. Armand's Circle; that an atmosphere encouraging people to spend the entire day will be created; that Downtown still requires a critical mass of retail; that the streetscape must be more interactive with people; that the design of the proposed project has been concentrated to include a pedestrian-friendly atmosphere and an externally oriented colonnade; that the proposed design is diversified to include office and retail use and also includes existing businesses in the area; that a landmark building is incorporated in the proposal; that the development team is committed to quality; that a personal office will be located in the- proposed building; that the legal representative of the owner of the Bickel House was contacted and is very. interested in relocating the Bickel House and restoring the building; that the estimated cost of the proposed project is between $30 and $35 million; that between $5 and $10 million of equity will be invested to proceed with the project; that the City is welcome to contribute funds if interested but is not required to do so; that the City may wish to buy and own the parking garage and could sell Sarasota Alliance the air rights; that Sarasota Alliance has the ability to build the proposed project without the City's help; that the parking consultants are of the opinion that the parking garage will have a positive cash flow; that the financing may be through conventional financing or bonds; that the City's support would be expected if bonds are required; that an excellent project of which the City and the Commission/CRA can be proud will be built. Vice Mayor/Vice Chairman Pillot asked the plans for the retail shops located in the area? Mr. Morris stated that the proposed project will be geared towards the alleyway which will be an incentive for the merchants to upgrade the storebacks to be more pedestrian friendly and clean; that the merchants will not wish to miss the opportunity of the passing pedestrian traffic; that Sarasota Alliance will install the lighting, paving and create an environment of which people will want to be a part; that people should be able to look up and see sun and sky; that walking in the area should be a pleasant experience. Commissioner/Member Quillin asked the height of the proposed tower? Mr. Morris stated that the tower is approximately 9 or 10 floors; that an effort has been to accomplish a 2- to 3-story façade on Palm Avenue to assure the street and the proposed project are pedestrian friendly. Commissioner/Member Quillin stated that Pineapple Avenue is important due to the location of the Golden Apple Dinner Theater and the Sarasota Opera House; that the rear of the proposed building is very important. Mr. Morris stated that the rear of the building is on the service alleyway between the Sarasota Opera House, the Golden Apple Dinner Theater and the proposed site; that proposed building will not face Pineapple Avenue; that the building will be seen and will be accessible from Main Street. Commisgioner/ember Hogle asked if the parking garage exits onto Cocoanut Avenue? Mr. Morris stated yes. Commissioner/Nember Hogle asked if the parking garage is connected to the Sarasota Opera House? Mr. Cardinal stated that a passage to the Sarasota Opera House is planned. Mr. Morris stated that the air rights above the alleyway will not be owned by the developer; that a generous pedestrian way has been created sO people will not be required to exit the parking garage and walk through an alleyway to access the Sarasota Opera House. Mayor/Chairman Cardamone stated that the proposed building is similar in scale to the old Sarasota Hotel. Mr. Morris stated that is correct. Commisgioner/Member Quillin asked for clarification of the size of the alleyway. Mr. Cardinal stated that the proposed project is intentionally set back an additional 15 feet from the alleyway beyond the basic requirements. Mr. Morris stated that the alleyway will be 35 feet wide including the additional setback. Mayor/Chairman Cardamone stated that the proposed alleyway is about as wide as Main Street including the additional 15 feet. Commissioner/Member Quillin stated that the proposed project has three different architectural styles. BOOK 1 Page 643 03/22/00 1:00 P.M. BOOK 1 Page 644 03:/22/00 1:00 P.M. Mr. Morris stated that the architectural design was intentionally developed to appear as if the buildings had always existed Downtown and is not a major new development. Mr. Cardinal stated that the rooftop loft units were intentionally set back 20 feet to assure the height would not go above 40 feet from a pedestrian's perspective. Mr. Morris stated that the proposed plan can be revised if the Commission/CRA has any suggestions or recommendations. Mr. Cardinal stated that efforts were made to assure the proposed building looks good from above and from the street and to mask the parking structure on three sides and the roof; that one positive point is the flexibility of the proposed parking garage; that elements can be changed in the parking garage without changing the character, image, scale, or integrity of the building. Mr. Morris stated that proposed plan is intended as an idea and a sense of the development team's capabilities; that something completely different from the proposed plan will not be undertaken unless the Commission/CRA sO requests; that the proposed plan is the development team's idea of positive development for the area; that some aspects of the proposed plan can be changed if the Commission/CRA so desires. Vice Mayor/Vice Chairman Pillot asked for clarification of the financing and the City's option to sell air rights to Sarasota Alliance. Mr. Morris stated that building an 800-space parking garage in Downtown is not a thrilling project; that the only way building a parking garage makes sense is if the project includes income- producing property with the parking garage; that the extent and nature of the income-producing property will determine if the parking garage can be constructed; that Sarasota Alliance would be appreciative if the City buys the parking garage and sells the air rights to defray the development cost of the parking garage; however, the City is apparently not interested in the option of ownership; therefore, Sarasota Alliance can carry the cost of the parking garage if allowed to develop revenue-producing uses. Mr. Morris stated that Sarasota Alliance has the most experienced parking construction design team; that the development will not work or be an asset to the community if the parking garage does not work; that Sarasota Alliance has presented the best proposal; that the development team is capable of producing the proposed project in a professional manner; that a commitment has been made to the project; that a personal office will be located in the proposed development; that Sarasota Alliance has the ability to produce the proposed project, has successfully developed larger projects in the past, can do the best job, and has the best development team for the proposed project. 5. PRESENTATION RE: TRIAD HOUSING PARTNERS, LLC (AGENDA ITEM IV) #2 (0685) through (2120) David Schultz, Principal of Triad Housing Partners, LLC (Triad), came before the Commission/CRA and stated that Triad is involved in developing multi-family and commercial structures and is located in Hollywood, Florida; that the principals of Triad have a combined 40 years of development experience and have built over 5,000 residential units and over 200,000 square feet of commercial space; that Triad has Einanced over $300 million in development, concentrates on a team approach, and will involve the City from the ground level and upi that City Staff will be involved in all decision making in the project development process; that all the projects developed by Triad are owned by Triad; that projects are not sold once completed; that the principals of Triad are New Urbanists and like downtown environments, challenges and mixed-use projects; that the development team consists of Triad, Dover Kohl & Partners, P.A., and Walbridge Aldinger; that Rich and Associates located in Tampa, Florida, have been responsible for over 300 garage structures, has conducted numerous studies for the City and County of Sarasota, and will be assisting; that Walbridge Aldinger has a 45-year history and has constructed previous projects in Downtown Sarasota; that a copy of a letter of interest for financing was submitted with the Request for Proposal (RFP) ; that local legal counsel has been retained for the proposed project; that Standard Parking manages over 1,000 parking garages and will be the garage operator for the proposed development; that Jack Vogel, Principal, Mint Properties, Inc., is the local consultant for the project; that the proposed project fits into all the retail uses without being an obvious parking garage and has an eye-on-the-strest" design; that the proposed parking garage has been designed with 706 parking spaces and has the ability to provide up to. 906 parking spaces; that the number of parking spaces is based on demand, i.e., 906 spaces can be built if demand exists; that a market study will be conducted to determine the number of parking spaces required for the area; that the proposed development was designed to accommodate everyone from small to large users and will have 134 residential units, consisting. of 1- and 2-bedroom upscale rental units, which can provide housing for people who work in the area. Victor Dover, Principal, Dover Kohl & Partners, P.A., came before the Commission/CRA; referred to drawings displayed on the overhead projector indicating redevelopment and reconstruction projects in which the development team has been involved; and stated that recapturing lost space in urban environments is important; that parking garages often have a blank-wall syndrome and do not seem to work well in meeting with the street; that some parking structures in the City suffer from the syndrome at the critical edge at which the structure meets the public realm; that the City BOOK 1 Page 645 03/22/00 1:00 P.M. BOOK 1 Page 646 03/22/00 1:00 P.M. has an opportunity with the proposed project to set a new standard for inserting parking garages into the traditional city; that one solution for a parking garage in an urban setting is to have retail stores at the ground level; that the real relationship with a good pedestrian experience is also accomplished with balconies and windows which overlook the street; that pedestrians are fickle customers and require shaded walking areas which are interesting, beautiful and safe; that pedestrians require storefronts to walk along and not a blank wall; that a liner building can be added with all the features to make a parking garage more pedestrian friendly; that many people are adding liner buildings to parking garages rather than totally reconstructing; that the proposed project does not require a liner building as the parking garage has not yet been constructed; however, the project can be constructed with all the amenities a pedestrian requires to feel comfortable and safe; that the proposed parking garage structure will be wrapped with a liner building on the outside and constructed in the middle of the block; that considerable research, studies and collaborative meetings with the City Staff will be required to reach the desired level of image and character; that the proposed project has editerranean-revival architecture which has worked very well in the City and seems a good starting point; that the building could be scaled to provide a feeling the proposed. project was not constructed all at once; that the proposed project will have ground-level retail stores and courtyard-type apartment dwellings at the top; that the alleyway could also be transformed through expansion and paving as part of the development process. Mr. Schultz stated that the proposed project consists of 134 residential units, 26,000 square feet of storefront uses on the groundfloor and a parking garage accommodating up to 906 parking spaces; that Triad anticipates the public use of up to 706 parking spaces remaining after the residential and business parking spaces have been utilized; that the construction cost of the parking garage portion of the proposed development is $6.1 million dollars; that the storefront space could be leased at $24 per square foot; that the storefront construction cost will be approximately $4.2 million; that residential space would be about 111,150 square feet which equals 134 residential units; that the residential construction cost will be approximately $8.7 million; that the total construction cost will be approximately $19 million. Commissioner/Member Quillin asked if the drawings are conceptual? Mr. Schultz stated yes, as the preference is to work with City Staff; that the City's input will be incorporated into the architecture and design of the project; that the drawings are not conceptual in the presentation of basic ideas such as the liner building and most design plans. Commisgioner/ember Quillin asked if Triad will be asking the City's input on blending the proposed project into the community? Mr. Schultz stated yes. Mayor/Chairman Cardamone asked for clarification of the traffic entrances and exits for the proposed parking garage. Mr. Schultz stated that the existing alleyway is currently 10 feet wide and will be widened to 35 feet providing for two-way traffic; that a screened, landscaped loading area is provided for the storefronts; that not disturbing the neighbors is important; that Triad is interested in being the best neighbors possible; that traffic will have a separate entrance to the parking garage off the alleyway; that the aim is for traffic to drive past the storefronts to enter the parking garage; that traffic and exposure drives retail opportunities; that the building has been set back on the first and second floor to provide a loading area for the groundfloor retail stores. Vice Mayor/Vice Chairman Pillot asked if the City is involved in the financial aspect of the proposed project? Mr. Schultz stated that Triad is not requesting the City make any cash contributions but is requesting some impact fee abatement such as water and sewer to assist with the development. Commissioner/Member Hogle stated asked for clarification of the construction of the archway of the proposed project? Mr. Schultz stated that the archway can be accomplished in two ways: attached to the existing building or standing independently depending on the owner of the existing building. Commissioner/Member Hogle asked if all the parking ramps are level? Mr. Schultz stated that the parking is level; that the access ramp is in the center; that constructing level parking garages is important to allow for future redevelopment uses such as offices or residential; that future use would be limited if the parking garage were built as ramps. Mr. Siemon asked the location of current Triad projects and the current stage of development? Mr. Schultz stated that one project is located in West Palm Beach, Florida; that the leases with the City are currently being signed; that the cross sections of the streets have been done, the surveys have been completed, renderings and sketches have been developed, and parking engineers have completed all engineering. BOOK 1 Page 647 03/22/00 1:00 P.M. BOOK 1 Page 648 03/22/00 1:00 P.M. Mr. Dover stated that a project in south Miami, Florida, is to begin construction in one year. Mr. Siemon asked if the number of parking spaces was increased in the presentation from the written proposal? Mr. Schultz stated that the number of parking spaces has been changed from the written proposal as the consultants were able to prepare additional schematic drawings and provide for more parking spaces to assist with the 134 residential uses; that Triad does not wish to inundate Palm Avenue with more retail shops but rather create a more residential atmosphere. Mr. Siemon stated that the parking has been increased by 105 spaces to 706 spaces which means the net has gone from approximately 400 to approximately 500. Mr. Schultz stated that is correct; that the height of the building is consistent. Mr. Siemon stated that the number of residential units increased from 93 to 134. Mr. Schultz stated that is correct; that the unit sizes were not increased or decreased; that the two-bedroom apartments are 1,100 square feet. Mayor/Chairman Cardamone asked the net parking to the City? Mr. Schultz stated that the net parking is either 600 or 800 depending upon a determination to construct an additional level; that currently, parking is only planned for four stories; that the additional floor would be determined by the City. Commissioner/Nember Quillin asked if another floor could be added to the parking garage in 10 years if necessary? Mr. Schultz stated that adding another floor would be difficult due to the construction of the liner building. Mr. Dover stated that adding another floor of parking would be difficult due to the residential units and the garden terrace on the top floor; that the design could be revised now to allow for future change. Mr. Schultz stated that the parking garage consultants are present and indicate another parking floor could be added in the future. Commisgioner/Member Quillin asked if the residential units are rental or condominium units? Mr. Schultz stated that the residential units will be rental apartments for the people who are contributing to the City; that Triad also feels employing loçal people is important. 6. CLOSING REMARKS (AGENDA ITEM V) #2 (2120) through (2360) Mr. Siemon stated that the responsibility of the Commission/CRA is to rank the final three developers; that the expectation is the Commission/CRA will rank the three finalists as one, two and three; that each presenter has emphasized the conceptual nature of the presentations; that the negotiations are the next step and will resolve the issue of going from conceptualization to reality; that the ranking is important as negotiations may not be successful with the first ranked finalist; that negotiations would then continue to the second and if necessary third ranked finalist. Mayor/Chairman Cardamone asked the timeframe for the negotiations? Mr. Siemon stated 180 days. 7. DISCUSSION RE: COMMISSION/CRA RANKING, SELECTION AND AUTHORIZATION TO PROCEED WITH NEGOTIATIONS (AGENDA ITEM VI) #2 (2360) through (3886) Mr. Siemon stated that the primary distinguishing feature of the three Einalist proposals is the developers' perspectives and the development program designed in a response to the community and character; that the scale of the program proposed by Sarasota Alliance is significantly greater than the other proposals with a total value of $30 to $35 million; that the residential component should also be considered; that the larger number of units should be considered as to the potential benefit to the City. Commiggioner/ember Hogle stated that the idea of additional units is good; however, artists' lofts are not necessarily considered as beneficial to the community. Commissioner/Nember Quillin stated that more living units in Downtown is an important component in making Downtown more alive; that the added stores would be good; however, having more people living Downtown would ensure the retail businesses stay alive; that the lofts would be wonderful for artists who come to the City and who require practice space. Commissioner/Nember Mason stated that the greater number of residential units contemplated by Sarasota Alliance have some positive and negative aspects. Vice Mayor/Vice Chairman Pillot stated that consideration of the larger number of residential units may minimize consideration of BOOK 1 Page 649 03/22/00 1:00 P.M. BOOK 1 Page 650 03/22/00 1:00 P.M. the other proposed projects; that good living units Downtown are an asset. Mayor/Chairman Cardamone stated that living units Downtown benefits the area and should be encouraged. Mr. Siemon stated that the net number of parking spaces ranges from 400 to 500; that Triad presented an availability of 506 parking spaces but only allocates 200 spaces for the retail and the residential uses on site which may be less than adequate; that all the projects are within expectations; that the proposal by Triad is of a relatively uniform height while the height proposed by the other two teams is more varied; that Palm Avenue has considerable diversity. Mayor/Chairman Cardamone stated that height is an important issue; however, strong feelings about height are not personally held as long as the proposed project is not massive in scale. Vice Mayor/Vice Chairman Pillot concurred. Commissioner/ember Quillin stated that the rear of the building is important in relation to the other buildings on Pineapple Avenue due to the historic buildings in the area. Mayor/Chairman Cardamone stated that the proposed project is far enough away from Pineapple Avenue sO as not to affect the historic buildings negatively. Mr. Siemon stated that the proposed building will be visible from Main Street; that the tower proposed by Sarasota Alliance would give the skyline character; that none of the buildings would be visible from Pineapple Avenue; that City Staff encouraged the applicants to turn the alleyway into a pedestrian walkway; that two proposals took an aggressive approach to the alleyway redevelopment and created a trash collection solution; that the redevelopment of the alleyway into a two-way street has the potential for conflict. Mayor/Chairman Cardamone asked if the proposed projects, with the exception of the Triad project, access the parking garage from Pineapple Avenue? Mr. Siemon stated yes. Commissioner/Nember Hogle stated that one proposal suggested accessing the Sarasota Opera House from above and the other from the street; that the trash collection service is an issue which could be handled through negotiations. Mr. Siemon stated that is correct. Vice Mayor/Vice Chairman Pillot asked for clarification of the financial differences between the three developers. Mr. Siemon stated that Palm Walk indicated an interest in a long- term lease or deed transfer which was left unresolved, expected the City to participate financially in the renovation of the alleyways, and hoped the City would negotiate a wavier of impact fees; that Sarasota Alliance indicated an interest in the land and the deed to sell condominium units to purchasers; that homeownership is regarded as a desirable attribute; that Sarasota Alliance also mentioned that a diversity of housing products usually means a diversity of ownership forms and indicated the City's participation could range from zero or some number which could be negotiated; that Sarasota Alliance indicated responsibility for all improvements for the alleyway would be assumed and the City would work with the storefront owners using Tax Increment Financing (TIF) District funds which is not unreasonable; that considering the Sarasota Alliance is undertaking a $30 to $35 million project, the City's contribution of TIF funds would be very advantageous in the selection process; that Triad indicated an interest in the land but left underdetermined if a long-term fee or a long-term lease transfer is anticipated and indicated a wavier of impact fees would be the expected level of participation by the City. Vice Mayor/Vice Chairman Pillot stated that Sarasota Alliance would be interested in fee simple terms. Mr. Siemon stated that Sarasota Alliance is open to negotiation; that the ownership interest of Sarasota Alliance is to enable the sale of condominium units; that legislative issues exist discouraging long-term land leases for condominium sales. Vice Mayor/Vice Chairman Pillot asked for an opinion of the differences between the three financial packages with respect to the land. Mr. Siemon stated that the City's objective is to achieve additional parking spaces Downtown and to create a great project; that any protection required by the City can be negotiated in the disposition agreement with some type of easement for the future use of the public spaces and maintenance of certain responsibilities; that no significant difference exists; that the only consideration is having a long-term lease places the City in a stronger position should a future bankruptcy occur; that the City should retain some ownership to protect against an ultimate bankruptcy proceeding. Mayor/Chairman Cardamone asked if the parking spaces would be bought, leased, or maintained by the developer and if the City will have any responsibility for a public/private parking garage? Mr. Siemon stated that the terms will be negotiated; that Sarasota Alliance indicated a willingness for the City to own and operate the parking spaces if desired; that the Administration indicated BOOK 1 Page 651 03/22/00 1:00 P.M. BOOK 1 Page 652 03/22/00 1:00 P.M. the City does not aspire to own and operate the parking garage; that the City would like a legally enforceable assurance that the net parking spaces would be available on the terms and conditions expected by the City; that the City does not expect free parking but does expect reasonable market-based paid parking; that several developers asked for possible bond assistance; that the City would be in a position to negotiate the use of bonds as long as the City's bond rating is not affected and the use complies with the law and helps achieve the City's objective of a maximum amount of public parking spaces. Vice Mayor/Vice Chairman Pillot asked if the time of groundbreaking is different among the three developers? Mayor/Chairman Cardamone stated that the question is very important; that knowing the time at which all three developers are prepared to proceed with construction once the negotiations are completed is important. Mr. Siemon stated that at the present time no differences exist. Mayor/Chairman Cardamone stated that the three developers could be requested to respond to the question. Bruce Franklin, the ADP Group (ADP), representing Palm Walk Associates, Ltd., came before the Commission/CRA and stated that the agreement would be negotiated in less than 180 days; that construction will commence within 10 months of receipt of the City's approval to proceed; that a 16-month occupancy for completion of the project is anticipated. Robert Morris, Chairman, Ramar Group Companies, representing the Sarasota Development Alliance, came before the Commission/CRA and stated that one of the country's largest architectural firms has been hired to complete a substantial amount of work in a short amount of time; that construction of the project could commence the day the permits are issued; that construction should be completed in one year. David Schultz, Principal of Triad Housing Partners, LLC, came before the Commission/CRA and stated that design and construction should be approximately 15 months from approximately 90 days into negotiations. Vice Mayor/Vice Chairman Pillot asked the Administration's recommendation. City Manager Sollenberger stated that in previous projects, the Commission/CRA has individually rated the proposed projects and subsequently discussed the ratings to reach consensus. Vice Mayor/Vice Chairman Pillot asked if specific criteria or weighting is proposed? City Manager Sollenberger stated no; that three strong proposals have been received; that the recommendation is for the Commission/CRA to rank the proposals as to first, second and third choice on the separate merits; that the ranking will be forwarded to the Office of the City Auditor and Clerk/Secretary for the public record. Mayor/Chairman Cardamone stated that Request to Speak forms have been received from members of the public; however, Citizens' Input is Agenda Item VII which follows Commission/CRA ranking and selection; that the Commission/CRA is requested to consider receiving citizens' input at this time. On motion of Commissioner/ember Mason and second of Vice Mayor/Vice Chairman Pillot, it was moved to change the Orders of the Day to allow for citizens' input prior to reaching a decision. Motion carried unanimously (5 to 0): Hogle, yes; Mason, yes; Quillin, yes; Pillot, yes; Cardamone, yes. 9. CITIZENS' INPUT CONCERNING CITY TOPICS (AGENDA ITEM VII) #2 (3886) through #3 (0500) Jack Wise, 1514 South Lakeshore Drive (34241) owner of a two- story building north of the proposed project, came before the Commission/CRA and stated that the height of the building is a concern; that the proposed project has a zero property line on each side of the building and includes potentially an 80-foot blank wall which will face his property; that the Zoning Code (1998) precludes windows on the sides of the building. Mayor/Chairman Cardamone stated that the Building, Zoning and Code Enforcement Department will investigate the possibility of windows. Mr. Wise stated that stormwater runoff at Cocoanut and Palm Avenues is a problem; that construction of a parking garage may make the situation worse. Mayor/Chairman Cardamone stated that the concern for flooding is taken seriously; and asked the Administration's response. City Manager Sollenberger stated that the Engineering Department functions as a watchdog concerning stormwater runoff, which will be reviewed as part of the Development Review Committee (DRC) processi that the Engineering Department has strong input into the DRC review; that the City has stormwater containment requirements. Ernest Babb, 1886 Bahia Vista Street (34239), deferred from speaking until the scheduled time for Citizens' Input on the. Agenda. BOOK 1 Page 653 03/22/00 1:00 P.M. BOOK 1 Page 654 03/22/00 1:00 P.M. 8. CONTINUED DISCUSSION RE: COMMISSION/CRA RANKING, SELECTION AND AUTHORIZATION TO PROCEED WITH NEGOTIATIONS (AGENDA ITEM VI) #3 (0500) through (1950) Mayor/Chairman Cardamone stated that all the proposed projects are beautiful and will work; that the presentations were good. Vice Mayor/Vice Chairman Pillot stated that the proposed projects are very close in terms of a ranking. Commigpioner/Member Hogle stated that any of the three proposed projects is acceptable. Mayor/Chairman Cardamone stated that the efforts of the three development teams are appreciated. Mr. Siemon stated that the Commissioners/Members should rank the proposed projects individually on a tally sheet as first, second or third choice; that the ranking is not the end of the process; that continued discussion will occur; that the tally sheets should be forwarded to the Deputy City Auditor and Clerk for tabulation. All Comisgioners/Nebers completed a tally sheet and forwarded the tally sheets to the Deputy City Auditor and Clerk. Mr. Siemon stated that Deputy City Auditor and Clerk McGowan has tallied the results as follows: Development Team First Second Third Points* Palm Walk Associates, Ltd. 1 4 a 9 Sarasota Development Alliance 3 1 1 8 Triad Housing Partners 1 0 4 13 *Lowest number of points is ranked first Commigsioner/ember Hogle stated that entering negotiations with Sarasota Alliance is supported due to the amount of increase in the tax base, the number of residences proposed, the number of parking spaces, the storefront character of the proposed project and the ranking by the Review Committee which ranked all respondents as the highest rated proposal on the ranking matrix. Commissioner/Member Quillin stated that the proposed project may be too intense for the size of the property and could be scaled back; that other aspects of a proposed project should be considered; that the City's ability to support such an intense project is not known; that the hope was for a less intense development; that the Commission/CRA should discuss the desire for such a highly intensive use; that other ideas could be considered; that something between the intensity of the three finalists could. be achieved through negotiations. Vice Mayor/Vice Chairman Pillot stated that the understanding was the Commission/CRA agreed upon the process, which should therefore be respected. On motion of Vice Mayor/Vice Chairman Pillot and second of Commissioner/Member Hogle, it was moved to authorize negotiations with the top ranked development team of Sarasota Development Alliance. Mr. Siemon stated that the Commission/CRA is requested to rank all three finalists in the event negotiations with the top ranked development team are not successful. Vice Mayor/Vice Chairman Pillot, as the maker of the motion, with the approval of Commissioner/Member Hogle, as the seconder, revised the motion to accept the total ranking based upon the tally sheets completed by the Commission/CRA and begin negotiations with the first ranked development team with the ranking as follows: Ranking Development Team First Choice Sarasota Development Alliance Second Choice Palm Walk Associates, Ltd. Third Choice Triad Housing Partners Motion carried unanimously (5 to 0): Hogle, yes; Mason, yes; Pillot, yes; Quillin, yes; Cardamone, yes. Mayor/Chairman Cardamone stated that the efforts of the development teams are appreciated; that all three proposed projects are wonderful and would have worked beautifully; that the efforts. of Mr. Siemon are also appreciated. Mr. Siemon stated that working with the Commission/CRA is a pleasure. Commissioner/Nember Quillin stated that the proposed projects are exciting; that a concern is the variation in the intensity of uses; that the City may not wish such an intense project; that the Commission/CRA has a responsibility to provide Staff direction; that a $35 million project may not be required; that the intensity which the Downtown can support should be determined; that no one wishes to see any project fail; that the City may be able to support a $50 million project in phases. Mayor/Chairman Cardamone stated that the Commission/CRA approved a concept with a certain design, a certain number of living units, storefronts, parking spaces, etc.; that the anticipation is the conceptual approval would not be modified unless negotiations result in the necessity for specific changes. BOOK 1 Page 655 03/22/00 1:00 P.M. BOOK 1 Page 656 03/22/00 1:00 P.M. Vice Mayor/Vice Chairman Pillot agreed and stated that three Comissionera/Mebera ranked Sarasota Development Alliance as first choice. ommissioner/Nember Mason stated that the proposed projects are conceptual in nature. Commisgioner/wember Quillin stated that direction should be provided concerning the concepts presented; that good ideas have been presented. Commissioner/Nember Mason stated that the concerns will be considered. Mr. Siemon stated that a term sheet will be negotiated which will reveal the difference between concept and reality; that the term sheet will be returned to the Commission/CRA if policy direction between competing interests is required. Mayor/Chairman Cardamone stated that the personal vote was due to the amount of residential and storefront uses and the variation in the building proposed by Sarasota Alliance. Commissioner/Member Hogle agreed. Commissioner/Member Mason stated that the selection was a good example of the democratic process; that Sarasota Alliance was not a personal first choice; that the development of a term sheet is a good idea; that the expectation is any unanticipated concerns will be addressed. Commissioner/Member Quillin stated that the City also has another piece of property. 9. CITIZENS' INPUT CONCERNING CITY TOPICS (AGENDA ITEM VII) #3 (1950) through (2500) Ernest Babb, 1886 Bahia Vista Street (34239), came before the Commission/CRA and stated that moving ahead to obtain much needed Downtown parking is excellent; that the process is difficult; that the Commission/CRA is commended for the time and effort to reach a decision. Mr. Babb continued that the City's Comprehensive Plan, also called the Sarasota City Plan, 1998 Edition, is not in accordance with the Commission's desires; that the Zoning Code (1998) should also be brought into compliance with the City's Comprehensive Plan; that Applicants often indicate a request is in compliance with the Zoning Code (1998); however, the update of the land development regulations as adopted in the Zoning Code (1998) was not completed; that for example, the City's Comprehensive Plan indicates adequate parking is available Downtown; however, the Commission/CRA has just voted for more parking Downtown; that the Commission/CRA is not wrong; that the City's Comprehensive Plan is not in accordance with the Commission's desires and should be brought up to date in accordance with the Commission's and the community's desires; that exceptions should not continually be made. Mr. Babb further stated that one element concerning the parking garage has not been considered; that Downtown merchants were interested in the manner of obtaining access to the parking in the proposed parking garage and made suggestions including tokens, etc.; that parking will have a charge; that Downtown merchants were interest in tokens for patrons, which has not been mentioned. Mayor/Chairman Cardamone stated that the discussion is recalled and should be part of the negotiations; that the City's Comprehensive Plan is a concern; that some changes should be made to reflect current conditions; that the update of the City's land development regulations was scheduled for completion three years ago; that the update has not yet been completed; that the Commission has interrupted the process to some extent; however, the rewrite of the City's land development regulations should come to a conclusion. City Manager Sollenberger stated that the rewrite of the City's land development regulations was initially approached simplistically, that the Commission became increasingly interested in refining the product. Mayor/Chairman Cardamone stated that the Commission has interrupted the process but not to an extent to preclude conclusion. City Manager Sollenberger stated that the expectation is to present the completed update of the City's land development regulations by fall 2000. Mayor/Chairman Cardamone stated that the rewrite should be completed as soon as possible; that working with partially new and partially old codes may be impeding some progress. Commissioner/Member Quillin stated that the Transportation Support Document for the City's Comprehensive Plan is dated November 10, 1998; that the projections for completing the update of the City's land development regulations may not have been realistic; that the update of the Downtown Sarasota: Master Plan for Tomorrow (May 1986) (CRA Master Plan) by Duany Plater-Zyberk & Company (DPZ) will be helpful; that some transportation studies BOOK 1 Page 657 03/22/00 1:00 P.M. BOOK 1 Page 658 03/22/00 1:00 P.M. are being conducted; that a more realistic Comprehensive Plan upon which people can depend may be the result. Mayor/Chairman Cardamone stated that adopting a Comprehensive Plan requires approximately one year; that the data was collected two years prior; that many drastic changes have since occurred. 9. ADJOURN (AGENDA ITEM IX) #3 (2500) There being no further business, Mayor/Chairman Cardamone adjourned the Special meeting of March 22, 2000, at 4:58 p.m. haati CCa MOLLIE C. CARDAMONE, MAYOR/CHAIRMAN ATTEST:DTA 1. ty Lene 3 BILLY RZ ROBIMSON, CITY, AUDITORAND CLERK/SECRETARY 6 0.