Safety Harbor commissioners back further study of downtown alleyway improvement program

Safety Harbor City officials agreed Monday to continue developing a downtown alleyway improvement program after staff presented an inventory, classification method and options for improvements.

The workshop presentation by Public Works Director Renee Cooper and Community Development Director Carol Strickland laid out staff’s inventory of 37 downtown alleyways, a ranking system that scores obstructions, utilities and surface condition, and a menu of potential improvements ranging from basic paving to transformed public spaces for walking and seating.

“Any ranking system needed to review the obstructions that are currently in an alleyway, any utilities or any sanitation access for commercial dumpsters and then the current surface condition,” Cooper said, describing the factors that produce lower scores for alleys that would be less costly to improve.

Why it matters: commissioners said improved alleys could expand pedestrian circulation downtown, support rear access for businesses, and protect tree canopy in places where mature trees make vehicular access impractical. At the same time they repeatedly flagged funding and long‑term maintenance as constraints: staff described the program as currently unfunded and said costs vary widely by condition and desired use. “If you paid the whole” network, the city would be “looking well over $2,000,000,” staff told the commission when discussing full, network‑wide resurfacing; commissioners and staff also cited more modest examples (roughly $30,000–$50,000) for selective alley repairs depending on scope.

Commissioners favored taking a phased approach. Several members urged staff to prioritize unimproved alleys first, develop a ranked list from the existing inventory, and pursue community redevelopment area (CRA) funding or other dedicated sources rather than attempting to improve all alleys at once. Commissioner Deha said the city should get “buy‑in from everybody adjacent or in that segment” before making improvements, and Commissioner Diaz recommended spreading work across a rotation similar to street resurfacing projects.

Staff described three pathways for alleyway work: 1) continue inventory, ranking and public input and then budget for prioritized improvements; 2) hire a consultant to develop a downtown alleyway master plan that would identify uses and potential vacating of underused alley segments; or 3) continue to allow private property owners to make permitted improvements via the right‑of‑way permit process. Carol Strickland said staff intends to clarify code language that caused confusion during a recent waiver request so property owners and reviewers better understand what private improvements are allowed pending any program and budget.

Liability and long‑term maintenance came up repeatedly. Commissioners and at least one applicant earlier in the process said private property owners had declined to take responsibility for perpetual maintenance because of insurance and liability concerns. Strickland said the code currently requires adjacent property owners to “keep [an alley] in a safe and sanitary condition” but that staff will coordinate with Public Works to clarify whether that duty includes periodic resurfacing and long‑term pavement upkeep.

Staff next steps: commissioners asked staff to (a) complete the alleyway rankings in the inventory, (b) pursue community and property‑owner outreach to seek consensus for proposed uses, (c) return cost estimates for prioritized unimproved alleys, and (d) identify funding options (CRA, capital budget, consultant study) and potential schedule for phased improvements. Commissioners generally supported prioritizing unimproved alleys first and using CRA funds if appropriate.

The city will also consider the character of each alley when prioritizing improvements; Cooper noted many downtown alleys are only about 10 feet wide, which limits certain types of commercial or truck access and makes some alleys better candidates for pedestrian public‑space treatment rather than vehicular access.

What wasn’t decided: no formal funding commitment or ordinance change was adopted Monday. Staff said a formal program and any code amendments would return to the Planning & Zoning Board and the commission for future votes once the inventory ranking, public outreach, cost estimates and funding plan are developed.

Looking ahead: staff expects to use March–April to develop draft code language and stakeholder outreach materials, bring amendments to the Planning & Zoning Board in April–May and return to the commission in the summer with prioritized items. Commissioners emphasized incremental implementation, community consensus and clarity about maintenance responsibility as conditions for success.