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County okays Clearwater-Largo corridor facelift

Leaders approve Largo's revised plan to revitalize 288 acres along Clearwater-Largo Road.

By LORRI HELFAND
Published October 12, 2006

Largo's plan to revive the corridor along Clearwater-Largo Road has gotten a long-awaited nod from the Pinellas County Commission.

Last year, after much discussion and four postponed votes, county commissioners decided 5-2 to reject a redevelopment plan for the area.

Tuesday, with little discussion, county commissioners approved the plan 5-1.

"It's a weight being lifted off of our shoulders," said Largo Commissioner Gigi Arntzen.

Tuesday's approval came after Largo retooled the plan to appease concerns raised by county officials.

Last year, county staff and commissioners said the plan lacked protections for mobile home residents and incentives for affordable housing.

The plan now incorporates Largo's mobile home transition ordinance, which is modeled after a similar county ordinance. Both provide rental assistance and housing counseling for uprooted residents.

The plan also encourages developers to set aside units for affordable housing. In exchange for creating affordable housing, developers get incentives that would allow up to 40 units per acre in certain areas.

County Commissioner Karen Seel, who is chairwoman of the Metropolitan Planning Organization, said she voted against the plan Tuesday chiefly because the city hadn't adopted an MPO resolution, which is aimed at traffic and transportation planning countywide.

A holistic approach to traffic issues is necessary in light of increased densities and the likelihood of several projects along the corridor, Seel said.

The roadway is used by an average of 27,500 cars and trucks a day, according to 2005 MPO traffic counts.

If the corridor were developed to its maximum densities of 30 and 40 units per acre, the road could see an additional 39,000 vehicle trips per day, according to a project summary.

Resident Christine Hughes told county commissioners she was concerned that more development in the area would mean increased traffic and crime and an overload on drainage and sewage systems.

Hughes said the area could use improvements but added, "It doesn't have to be at the cost of our safety."

Largo Community Development Director Mike Staffopoulos said the previous land use for a property near Hughes' home was maintained at a maximum of 15 units per acre to limit the intensity of development. The decision was made because of concerns voiced by Hughes and others in her neighborhood, he said.

The district allows for buildings as high as six stories or 70 feet in certain areas. During his presentation, Staffopoulos said there will be requirements to prevent the construction of taller buildings next to single-family homes.

Largo plans to bury utilities, beef up community policing, improve drainage and create public parking. Projected funding for many improvements will come from $71.4-million in tax-increment financing over 30 years.

Here's how tax increment financing works: Officials first add up the assessed value of all the property inside the district.

In the future, the tax revenues generated by that base value continue to go to the local governments that have collected them. But as the assessed value of property in the district grows, the additional property tax revenue generated by the increased value is directed into a redevelopment fund for projects benefitting the district.

Of the total, about $39.3-million would come from revenues that the county would otherwise get. And County Commissioner Bob Stewart said he was concerned about a contribution of that size.

But County Administrator Steve Spratt said county commissioners will decide in the future whether they want to contribute to a trust fund for the district.

Largo first developed a plan to rejuvenate a 77-acre part of the district a decade ago. In spring 2005, the city submitted a plan for an expanded 288-acre district.

Clearwater-Largo Road has seen some improvements, but there are still pockets of blight and some crime-ridden mobile home parks.

Largo Vice Mayor Harriet Crozier said Tuesday's approval, along with current beautification efforts on the corridor, will help renew interest in downtown redevelopment.

The new plan is expected to come before the City Commission for final approval by the end of the year, Staffopoulos said.

[Last modified October 11, 2006, 22:49:34]