Panama City CRA adopts finding of necessity to expand Saint Andrews redevelopment area; city commission to consider resolution March 11

The Panama City Community Redevelopment Agency on Feb. 18 adopted a finding of necessity from GAI Consultants that would expand the boundaries of the Saint Andrews Community Redevelopment Area and approved forwarding a draft resolution to the City Commission for consideration on March 11, 2025.

GAI consultant Laura Smith, director of the Urban Analytics division, participated virtually and answered questions about the study. Staff said the packet includes GAI’s analysis, a draft resolution, the list of participating parcels and the establishment of 2025 as the base year for calculating tax increment revenues for the expanded area.

Board members asked whether adding additional parcels — for example extending the proposed boundary north to 19th Street and east to Balboa to include properties such as the former Clear Channel facility at 19th and Lisenby and parts of Delwood Estates — could be done later. Smith said any boundary change other than a scrivener’s error would require revising the finding of necessity, redoing the analysis to show a preponderance of slum and blight under Chapter 163, Part III of the Florida Statutes, re-notifying taxing authorities and re-advertising the adoption. She estimated that adding parcels after the current analysis would delay the finding of necessity by about eight weeks and would also pause the consultant’s concurrent plan updates for all CRA districts.

Staff clarified that taxing authorities had not yet been notified; notification would occur after the CRA board adoption and when the city commission considers the resolution. Board members discussed options: (a) adopt the current finding now and, if desired later, run a separate process to add parcels; or (b) pause and expand the current analysis now, which would delay adoption and related plan updates. Staff recommended adopting the study as presented to avoid delaying the broader plan update; the board voted to adopt the finding of necessity and approve the draft resolution to go to the City Commission. The motion passed on a roll-call vote with Board member Granger, Board member Street, Board member Halligas and Board member Lucas voting yes.

The adopted package includes the consultant report, the proposed parcel list and designation of 2025 as the base year for tax increment financing calculations; the draft resolution will be presented to the City Commission at the March 11 regular meeting for final action.