Northpinellas: Redevelopment excites many, frightens others

It is difficult not to be excited when you pass by the huge expanse of land where Clearwater Mall once stood and see new stores finally being built. Which building is which? you wonder. When will I be able to shop here?

Drive through downtown Largo and invariably you will see curious people standing on the sidewalk, hands stuffed in pockets, watching the construction of townhomes and retail shops where the old city hall once stood.

Tarpon Springs residents look forward to new construction at 43-year-old Tarpon Mall that will bring them a bigger supermarket, a new restaurant and perhaps some new shops.

More than 100 people showed up at a Clearwater meeting Thursday to look at details of a $350-million condominium and retail project proposed for a rundown section of Clearwater Beach. People liked what they saw so much that they applauded the developer.

All of these projects are examples of redevelopment, which literally means to develop again. You take a piece of land that has something built on it -- usually something that is old, dilapidated, out of date or no longer in use -- and you either completely refurbish it or you tear it down and build something new. The new construction must meet modern codes that apply to construction, parking, green space and landscaping.

People get curious when they think something new is going to be built in an area they pass regularly. They read construction signs, looking for clues. They call the newspaper to ask if we know the plans for the property. They hope it will be a new place to shop or eat or be entertained.

Government officials get excited, too. That is because the new construction is invariably worth more than what was there before, and that means the government will be able to collect more taxes on that property in the future. Plus, new developments make a community look more prosperous and may fill a need for residents.

But not everyone regards redevelopment as positive. They see the new projects that seem to be popping up all over mid and north Pinellas as a bad sign.

That sentiment has been clear in Largo as the city considered designating two blighted areas where redevelopment would be encouraged -- areas that include several aging mobile home or RV parks. Some of the parks are eyesores, have crime problems, or occupy land that is far more valuable than the homes parked on them. City officials want those properties redeveloped into apartments or condos that will upgrade the area and bring in more taxes.

The city already was talking about ways to encourage the redevelopment of those parks when the people who make their homes there (sometimes renting them by the week) started objecting. Some don't make much money and fear they couldn't find other places to live as cheaply. Some have lived there a long time and don't care to move.

Since word got out that Largo considers those mobile home parks fertile territory for redevelopment, people who live in other parks around town have begun to wonder if they, too, will be targeted. They live in nice parks -- the kind with lavish entrances, manicured lawns, nice clubhouses and manufactured homes with attached sunrooms or screened porches.

Largo is in the midst of an election campaign, and when a candidate forum was held in one of those nice mobile home communities Thursday night, the question on the tip of everyone's tongue was, "Do you support redevelopment of mobile home parks?"

Mayor Bob Jackson, running for re-election, tried to reassure the residents that their park is not in a redevelopment zone, that parks being considered are in poor shape and need upgrading, and that residents in parks that are sold to private developers will be provided relocation help. He noted that the city has created a task force to hear their concerns and recommend to the City Commission a plan to address those concerns.

But Tom Robbins, a candidate running for a different City Commission seat, contended the city wants to "level (mobile home) parks," and added, Whatever you do, don't let your mobile home park get rundown. Who knows what will happen?"

Up in Tarpon Springs, a proposal to redevelop the former Anclote Manor psychiatric hospital property into 160 townhouses has met such angry opposition from neighbors that the developer asked the city for time to regroup. The old hospital, located on 23 lovely acres along the Anclote River, had a checkered past and brought the city a lot of bad publicity. It was abandoned five years ago. But people who come in with plans to put something else there either lose interest or run into a wall of resistence.

The situations in Largo and Tarpon Springs illustrate just how tricky redevelopment will be for local governments. While people may get excited about the prospect of seeing new buildings or having a new place to shop, people who live on or next to the land in question may feel that their way of life is under attack.

It is inevitable that there will be changes. Pinellas, the first built-out county in Florida, will need to be redeveloped in coming decades if we are going to continue to grow our tax base, have decent housing for residents, and provide enough updated commercial space to support our residential areas.

Developers looking for land will look first for properties that have fallen into decline, have old structures on them, or are abandoned. Why? Because it will cost less to buy those properties and less to clear them. Because mobile home parks, and especially RV parks, often are located along major thoroughfares, making the land valuable. Because they are often large properties, so there is enough space for a viable project and the parking required under new codes. And because the structures on them -- campers or mobile homes -- are not extremely valuable, especially if they are old or poorly maintained.

At the countywide Redevelopment Opportunities Summit in December, developers and government officials agreed that mobile parks are likely to be among the first places targeted for large-scale redevelopment projects. But also near the top of the list will be shabby apartment complexes, abandoned commercial or industrial complexes, and neighborhoods with old, run down or inexpensive houses.

Change will come, no matter what. And that isn't a bad thing. But it won't be as easy as just turning the key on the bulldozer.

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