Winter Haven — Representatives of 6 10 LLC and Urban Action LLC presented an unsolicited public‑private partnership (P3) proposal to the City Commission proposing a 4‑story, roughly 292‑space parking structure on the corner of 3rd Street SW and Avenue C SW.

City staff explained the P3 process under Florida Statutes §255.065 and said they solicited an independent review from Walker Consultants, which previously produced the city’s downtown parking and mobility master plan. The Walker analysis — summarized by staff — concluded the proposer’s construction cost estimate of $23,224 per space (construction only) compares favorably to 2025 national and Tampa‑region medians and that, when factoring land and soft costs, an all‑in cost of about $35,000 per space is reasonable. The city estimated the total anticipated delivery cost at $10,217,496.

The proposer described a turnkey delivery model: 6 10 and associated contractors would design, finance and build the garage on Urban Action–owned land, then deliver the completed structure to the city free and clear. A 6 10 representative said the firm intends to finance construction through an 80% construction loan and use equity in the land; the city would receive the completed garage without construction risk. The proposer also outlined a compressed timeline that would include further independent reviews and negotiation of a comprehensive agreement before final execution.

Public comment was extensive and split. Several downtown small‑business owners and investors urged the commission to move forward, saying downtown parking is rapidly disappearing as surface lots are redeveloped. Paul Nunez, owner of Lucille’s American Café, said nearby blocks are “quickly running out of parking” and described daily demand from employees and customers. Investor and property owner representatives said private surface lots they have allowed for public parking will be developed, reducing supply.

Other speakers urged caution. Business owner and former committee member Jessie Skubna asked why the city was moving quickly and requested more community engagement and written answers to questions about financing, construction impacts and temporary parking during construction. Beth Koon Spiwack raised accessibility concerns for mobility‑impaired patrons and encouraged the city to ensure shuttle or circulator services connect a new garage to businesses.

City Manager Mike Hurst said funds have been earmarked in a transportation infrastructure account for parking and that Walker’s independent review was paid for by the city; staff said the unsolicited proposer covered the statutory application fee ($25,000) that helps offset review costs. Hurst recommended the commission receive public comment tonight and schedule a second duly noticed public meeting to consider statutory findings. The commission agreed to take public comment and set a further meeting for Dec. 8. Staff said they will compile written answers to the public’s questions and bring those responses to the next meeting.

Key outstanding issues for future deliberation include: the final comprehensive agreement terms, whether the city will restrict leasebacks or private leasing of public floors, guarantees of public access, operational and maintenance responsibilities after transfer, how temporary parking needs will be met during construction and how the city will address ADA/mobility access on adjacent blocks.

Next steps: staff will prepare P3 statutory findings and answers to public questions ahead of the Dec. 8 meeting, at which the commission may decide whether the proposal meets the public interest to advance toward negotiation of a comprehensive agreement.