24-09 DocuSign Envelope ID:4B22B12D-B102-4BD9-A9CE-BCAC7EEOB8D5
RESOLUTION NO. 24-09
A RESOLUTION OF THE CITY OF CLEARWATER, FLORIDA,
APPROVING THE FIRST AMENDMENT TO DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF CLEARWATER,
GOTHAM PROPERTY ACQUISITIONS, LLC, AND THE
DENUNZIO GROUP, LLC; PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Clearwater (the "City"), Gotham Property Acquisitions, LLC
("Gotham"), and the DeNunzio Group, LLC ("DeNunzio") entered into that certain Development
Agreement dated August 4, 2022, and recorded on August 17, 2022 in Book 22172, Page 916 of
the Public Records of Pinellas County, Florida (the "Development Agreement") for the
development of a new hotel project at the Harborview Site and a new multi-family residential
project at the Old City Hall Site; and
WHEREAS, a combination of factors have impacted the feasibility of constructing the
previously approved multi-family development, with associated amenities and commercial uses
on the Old City Hall site; and
WHEREAS, the City desires to amend the Development Agreement to address these
issues so that the multi-family residential project can move forward, now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CLEARWATER, FLORIDA:
Section 1. The First Amendment to Development Agreement (the "Amendment"), a copy
of which is attached as Exhibit "1" hereto, is hereby approved.
Section 2. The City Clerk is directed to record the Amendment with the Clerk of the
Circuit Court in Pinellas County no later than fourteen (14)days after the Amendment is executed.
The applicant for the Amendment shall bear the expense of recording the agreement.
Section 3. This resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED this 16th day of May 12024.
FDocuSigned by:
►�c, I°a,cf-or
Bruce Rector
Mayor
DS
Approved as to form: Attest:
DocuSigned by: DocuSigned by:
sar.
Llr9QF)pSEEDE
Matthew Mytych Rosemarie Call
Assistant City Attorney City Clerk
Resolution No. 24-09
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Resolution No. 24-09
Exhibit "1" First Amendment to Development Agreement
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FIRST AMENDMENT TO DEVELOPMENT AGREEMENT
THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT(this "Amendment"),
being signed this day of , 2024 (the "Effective Date"), is entered into
between THE CITY OF CLEARWATER, FLORIDA ("the "City"), a Florida municipal
corporation; GOTHAM PROPERTY ACQUISITIONS, LLC ("Gotham"), a New York limited
liability company; and THE DENUNZIO GROUP, LLC ("DeNunzio"), a Florida limited liability
company(collectively Gotham and DeNunzio are referred to as the"Developers", and sometimes
each referred to herein individually as a "Developer".)
RECITALS
WHEREAS, the Florida Local Government Development Agreement Act, Florida Statutes
Sections 163.3220 — 163.3243 (the "Act"), authorizes municipalities to establish, by ordinance,
procedures and requirements to consider and enter into appropriate development agreements; and
WHEREAS, Section 4-606 of the Community Development Code (the "Code") describes
the process by which potential development agreements will be considered, including the required
content for any application and agreement; and
WHEREAS, the Parties previously entered into a development agreement in accordance
with the Florida Local Government Development Act, as implemented by Section 4-606 of the
Code; said development agreement was approved by the Clearwater City Council on August 4,
2022 by Resolution No. 22-15, and subsequently recorded in Official Records Book 22172, Page
916 in the Public Records of Pinellas County, Florida (the "Original Development Agreement");
and
WHEREAS, the Developers have requested that the project approved in the Original
Development Agreement be modified as follows:
• To revise the City Hall Project to a multifamily residential project containing 400
dwelling units in a single tower;
• To revise the minimum required parking ratio to 1.1:1 for 440 parking spaces;
• To revise the City Hall Project requirements to provide that fifty percent (50%) of
the parking spaces may be above-ground but not visible from Osceola Avenue(but
may be visible from Coachman Park);
• To clarify that the rate and schedule of impact fees in effect upon the date of
execution of the Original Development Agreement will apply to the City Hall
Project and the Harborview Project;
• To revise the Original Development Agreement to remove provisions relating to
the construction and funding of the Pedestrian Bridge and to reserve the right of the
Buyers to request future CRA funding for the construction of a pedestrian bridge
or walkway;
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• To revise the purchase price for the City Hall Site to Three Million Four Hundred
Fifty Thousand Dollars and 001100 Cents ($3,450.000.00);
• To provide up to Two Million Two Hundred Fifty Thousand Dollars and 0011.00
Cents ($2,250,000.00) in CRA funding at Substantial Completion, or upon
commencement of construction if closing occurs no later than March 1, 2026;
• To provide an additional One Million Dollars and 00/100 Cents ($1,000,000.00) in
CRA funding as an incentive grant to be paid upon commencement of construction
if closing occurs no later than March 1, 2026;
• To provide for up to six (6) Two (2)-month closing extensions at a cost of Two
Hundred Thousand Dollars and 00/100 Cents ($200,000.00) each;
• To establish December 31, 2028 as the date of Substantial Completion, subject to
extension for Events of Force Majeure and Governmental Delay;
• To provide for liquidated damages in the amount of One Million Dollars and 001100
Cents ($1,000,000.00) if Substantial Completion is not achieved by December 31,
2028, subject to extensions for Events of Force Majeure and Govermnental Delay,
which Liquidated Damages shall be secured, at Purchaser's option, by any of the
following: cash collateral from Purchaser or a provision for payment of the same to
the City from the contractor under the Construction Agreement;
• To provide that the City will be an additional insured in insurance policies for the
City Hall Project and the Harborview Project with the same insurance amounts as
Purchaser;
• To provide for indemnification of the City in an amount of up to maximum amount
of Five Hundred Thousand Dollars and 001100 Cents ($500,000.00) for any legal
challenges related this Amendment; and
• To provide for any other changes necessary to conform the Development
Agreement with the terms and conditions of this Amendment.
(the "Amended Project"); and
WHEREAS, the City and the Developers desire to amend certain terms and provisions of
the Original Development Agreement as more fully set forth herein below.
NOW, THEREFORE, in consideration of the foregoing Recitals, the parties hereto
agree as follows:
Section 1. Recitals. The above recitals are true and correct and are a part of this First
Amendment.
Section 2. Inco oration of the Act. This Amendment is entered into in compliance with
and under the authority of the Code and the Act, the terms of which as of the date of this
Amendment are incorporated herein by this reference and made a part of this Amendment. Words
used in this Amendment without definition that are defined in the Act shall have the same meaning
in this Amendment as in the Act.
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Section 3. Amendments to Development Agreement. Notwithstanding anything contained
in the Original Development Agreement to the contrary,the Original Development Agreement shall
be amended as follows and all other references in the Original Development Agreement and
exhibits regarding the Amended Project shall be consistent with the following:
a. Article 1, Section 1.01 "Definitions", subparagraph (1) "Concept Plan" shall be
amended to strike the reference to application DVA2022-06001 and to replace the conceptual plans
for the City Hall Project attached as Exhibit"C"to the Original Development Agreement with the
conceptual plans and designs attached to this Amendment as Exhibit "C-i", with the amended
subparagraph to provide as follows:
"(1) "Concept Plan" means: (1) with reference to the Harborview Project, the
conceptual plans and designs for the Harborview Project attached to the Original
Development Agreement; and (2) with reference to the City Hall Project, the conceptual
plans and designs attached to this Amendment and made part hereof as Exhibit"C-1". For
the sake of clarity, it is intended that this Amendment only modify the design of the City
Hall Project and not the Harborview Project."
b. Article 1, Section 1.01 "Definitions", subparagraph(mm) "Pedestrian Bridge" shall
be deleted in its entirety.
C. Article 1, Section 1.01 "Definitions", subparagraph (tt) "Purchase and Sale
Agreement(s)" shall be amended to modify the purchase price for the City Hall Site to Three
Million Four Hundred Fifty Thousand Dollars and 001100 Cents ($3,450,000.00).
d. Article IV, Section 4.04 "Minimum multi-family housing stock" shall be amended
by deleting the section in its entirety and replacing in lieu thereof the following:
"Section 4.04 Minimum multi-family housing stock. Recognizing the urgent need to
significantly increase the supply of housing options within the City, Gotham through its
Affiliate entities shall cause the construction of at least four hundred (400) attached
dwelling units on the City Hall site. Any site plan or site plan amendment that contemplates
fewer than four hundred (400) units on the site, or a building pen-nit submittal that
contemplates fewer than four hundred (400) dwelling units on site, will be considered a
breach of this Agreement and not considered by the City for approval. Upon receipt of a
site plan application, amended site plan application, or building permit submittal in
violation of this section,the City may choose,without penalty,to terminate this Agreement
as to the City Hall Site."
C. Article IV, Section 4.08 "Maximum density and intensity" shall be amended by
deleting the section in its entirety and replacing in lieu thereof the following:
"Section 4.0$ Maximum density and intensity.The City Hall Site shall be developed with
up to 153.85 units per acre, or four hundred (400) attached dwellings; and up to twelve
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thousand, four hundred (12,400) square feet of commercial space, which is currently
estimated at 0.027 FAR. The maximum density at the Harborview Site shall include up to
one hundred twenty-four (124) dwelling units per acre or one hundred fifty-eight (158)
overnight accommodation units and up to twenty-one thousand (21,000) square feet of
commercial space and an FAR of 0.361."
f Article IV, Section 4.09 "Public Amenities Incentive Pool" shall be amended by
deleting the Section in its entirety and replacing in lieu thereof the following:
"Section 4.09 Public Amenities Incentive Pool. The maximum density and intensity
includes an allocation from the Downtown Plan Public Amenities Incentive Pool of 211
dwelling units for the City Hall property and 29 dwelling units (which equates to 36
overnight accommodation units') for Harborview. These allocations shall be reviewed and
decided by the Community Development Board (the "CDB") pursuant to a Flexible
Development Application in conjunction with site plan approval. In anticipation of receiving
the additional units described in the Downtown Redevelopment Plan, and in return for such
amenities, the City agrees to support the Developers' request for this allocation, and to
recommend approval to the CDB."
g. Article IV, Section 4.11 "Maximum Height" shall be amended to revise the
maximum height for the City Hall Project from two hundred eighty-nine (289) feet to two hundred
ninety-five(295) feet as defined by the Code, with the amended section to provide as follows:
"Section 4.11 Maximum height. Maximum height for the Harborview Project is one
hundred fifty-seven(15 7) feet for the hotel, and fifty-three(53) feet for any other building
or structure on the site, all as defined by the Code. Maximum height for the City Hall
Project is two hundred ninety-five (295) feet as defined by the Code."
h. Article IV, Section 4.12 "Parking" shall be amended by deleting the Section in its
entirety and replacing in lieu thereof the following:
"Section 4.12. Parking, The Project shall include a minimum of four hundred forty 440
parking spaces at the City Hall Site (or a ratio of 1.1:1 parking spaces, whichever is
greater). These City Hall Site parking spaces shall be within a parking garage that shall be
constructed to include approximately 50% of the spaces above ground and 50%
subterranean spaces. The above ground spaces shall be designed so that they are not visible
from Osceola Avenue, but may be visible from Coachman Park.
For purposes of this Agreement and consistent with the City Code,the actual density and intensity is calculated
pursuant to sec.3-902(F) and this Agreement reflects the actual non-residential area proposed.
'The Downtown Plan allows for a residential density of 75 units/acre in the Downtown Care and a density of 95
units/acre for Overnight Accommodations.
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The Harborview Site shall include the Code required' parking which is anticipated to be
one hundred nineteen(119)parking spaces at the former Harborview Site plus an additional
fifty(50) spaces for the benefit of the City at the Harborview Site for a total of one hundred
sixty-nine (169) spaces. The Harborview Site parking garage will be subterranean."
i. Article VI, Section 6.03 "Dedication of the Pedestrian Bridge" shall be deleted in
its entirety, without substitution.
j. Article VII, Section 7.01 "Conditions precedent to closing on the City Hall site"
shall be amended to modify the date for completion of the conditions precedent of December 31,
2024 to March 1, 2026, subject to extension by Force Majeure Event, Governmental Delays, or
extended pursuant to Section 7.03 of this Agreement.
k. Article VII, Section 7.03 "Extension of Closing" shall be amended to provide up to
six (6) extension of Closing periods for the City Hall Project,with the amended section to provide
as follows:
"Section 7.03 Extension of Closing.
(a) Extension of Closing- or the OU Hall Site. The Parties recognize that
additional time may be necessary to close pursuant to the Purchase and Sale Agreement.
Notwithstanding anything contained herein to the contrary, and provided that Developer is
using Commercially Reasonable Efforts to obtain approval of any necessary permits, the
Developer shall be entitled to up to six (6) additional extensions of sixty(60) days each by
delivering written notice thereof prior to March 1,2026 or the date of the immediately prior
exercised extension period, as applicable, and submitting payment to the City a non-
refundable, additional sum of Two Hundred Thousand Dollars and 001100 Cents
($200,000.00) for each extension option, as more fully set forth in the Purchase and Sale
Agreement.
bb) Extension of Closing for the Harborview Site. The Parties recognize that
additional time may be necessary to close pursuant to the Purchase and Sale Agreement.
Notwithstanding anything contained herein to the contrary, and provided that Developer is
using Commercially Reasonable Efforts to obtain approval of any necessary permits, the
Developer shall be entitled to an extension of ninety(90) days by delivering written notice
thereof prior to December 31,2024,and submitting payment to the City of a nonrefundable,
additional sum of Two Hundred Thousand Dollars and 001100 Cents ($200,000.00), as
more fully set forth in the Purchase and Sale Agreement, as amended."
1. Article VII, Section 7.04 "Site plan review, Building Permit, and Closing" shall be
amended to modify the date for closing for the City Hall Site from December 31, 2024 to March
1, 2026, subject to extension in the event of Force Majeure Event or Governmental Delay.
in. Article VII "Required Permits and Project Schedule" shall be amended to add a
new Section 7.09 "Community Redevelopment Area Grant" which shall read as follows:
3 The Code requires a minimum parking ratio of 1 parking space per unit for attached dwellings in the Downtown
Core and 0.75 spaces to one overnight accommodation unit in the Downtown Core,as may be adjusted by the terms
of the Code.
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Section 7.09 Community Redevelopment Area Grant for City Hall Project. The City
and the Developer expect that City Hall Project, during and after construction, will provide
necessary or desirable public benefits, including public infrastructure, public improvements,
increased employment opportunities, and other economic benefits for the City and its residents.
Accordingly, the City agrees that its CRA shall provide a grant of Two Million Two Hundred Fifty
Thousand Dollars and 001100 Cents ($2,250,000.00)in Community Redevelopment Area funding
(the "CRA Grant") to Developer upon Substantial Completion. In order to incentivize the timely
delivery of the Project, the City further agrees that if the Closing shall occur by March 1, 2026,
the amount of the CRA Grant shall be increased by One Million Dollars and 001100 Cents
($1,000,000.00)for a total CRA Grant of Three Million Two Hundred Fifty Thousand Dollars and
001100 Cents ($3,250,000.00), which shall become payable upon the commencement of
construction, rather than at Substantial Completion."
n. Article VII "Required Permits and Project Schedule" shall be amended to add a
new Section 7.10"Time for Completion; Liquidated Damages; Performance Security for Payment
of Liquidated Damages" which shall read as follows:
"Section 7.10 City Hall Project Time for Completion; Liquidated Damages;
Performance Security for Payment of Liquidated Damages. The Developer will be
responsible for complying with a Project Schedule that includes a date of Substantial
Completion for the City Hall Project that is no later than December 31, 2028. The City
and the Developer acknowledge and agree that if Substantial Completion is not achieved by
December 31, 2028, subject to extensions for Events of Force Majeure and Governmental
Delay, then the Developer shall be responsible for payment to the City of liquidated
damages in the amount of One Million Dollars and 001100 Cents ($1,000,000.00), which
Liquidated Damages shall be secured, at Purchaser's option, by any of the following: cash
collateral from Purchaser or a provision for payment of the same to the City from the
contractor under the Construction Agreement. The City and the Developer acknowledge
and agree that due to the unique nature of the City Hall Project, it will be difficult or
impossible to ascertain the precise amount of delay damages which the City may incur.
Accordingly,the City and the Developer agree that the amount set forth in this Section 7.10
represents a fair and reasonable estimate thereof and constitutes liquidated damages and not
a penalty."
o. Article IX, Section 9.05 "Pedestrian Bridge" shall be deleted in its entirety,without
substitution.
P. Article IX, Section 9.06 "Impact fees and Utility Connection Fees" shall be deleted
in its entirety and substituted with a new section 9.06 that clarifies that all fees shall be calculated
based upon the rate and schedule effective on the date of the execution of the Original
Development Agreement, which shall read as follows:
"Section 9.06 Impact Fees and Utility Connection Fees.To ensure continued high quality
Public Utility service, and in furtherance of the City's continued investment in multi-modal
transportation, all impact fees (including Mobility fees and Parks and Recreation fees) and
necessary connection fees due to the City will be paid by the CRA on the Developers'behalf
at the rate and schedule effective on the date of the execution of the original Development
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Agreement. The Parties acknowledge the CRA's approval of this expenditure on July 18,
2022,which will be paid pro rata directly to the City by the CRA at time of permit issuance."
q. Article IX shall be amended to add a new Section 9.19 which shall read as follows:
"Section 9.19 Insurance Provisions for City Hall Project. With respect to the City Hall
Project,the Developer shall provide,pay for and maintain for the duration of this Agreement
all insurance of the types and in the amounts it deems necessary, and all such policies of
insurance shall provide that the City is an additional insured as to the operations of the
Developer, and shall provide the severability of interest provision. Such insurance shall be
from responsible companies eligible to write business in the State of Florida and reasonably
acceptable to the City. The insurance coverages and limits must be evidenced by properly
executed certificates of insurance on Acord forms issued by insurance companies which are
to be furnished to the City. The Developer shall give written notice in the event of any
proposed termination in insurance within five (5) business days after the Developer
becomes aware of the same."
r. Article IX shall be amended to add a new Section 9.20 which shall read as
follows:
"Section 9.20 Indemnification in the Event of Third Party Legal Challenge to the
Amendment of the Development Agreement. In the event of any third party legal
challenge to this Amendment, subject to Florida Statute § 768.28, the Developers and their
successors and assigns shall indemnify, defend, reimburse, and hold harmless the City, its
successors and assigns, and its/their directors, officers, employees, agents, stockholders,
and affiliates, from and against any and all claims, demands, losses, damages, actions,
causes of action, costs and expenses, including reasonable attorney's fees for injury, death,
and damage arising from the approval of this Amendment up to a maximum amount of
Five Hundred Thousand Dollars and 001100 Cents ($500,000.00)."
Section 4. No Further Amendment. The Parties agree that except as otherwise specifically
modified in this First Amendment, the Original Development Agreement has not been modified,
supplemented, amended, or otherwise changed in any way and the Original Development
Agreement remains in full force and effect between the Parties as modified by this First
Amendment. The Parties further agree that the Buyers shall make no further requests for
modifications to the concept, the timelines for closing and construction, or the timing or amount
of public funding for either the City Hall Project or the Harborview Project (collectively, the
"Substantial Project Changes"). In addition to this written commitment, the Parties acknowledge
that Dustin DeNunzio from the DeNunzio Group and David Picket from Gotham Property
Acquisitions attended the public meeting on February 1, 2024 at which the City Council approved
the amended Purchase and Sale Agreement, and publicly affinned the commitment to the City
Council that no further Substantial Project Changes shall be requested by either Developer.
Notwithstanding the previous two sentences, the Developers reserve the right to make the
following requests:
(1) requests for amendments or modifications relating to the servicing and administration
of City and CRA funds if said request does not impact the amount of funding or require the City
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or CRA to disburse any funds to the Buyers at an earlier point in time than those specified in this
Agreement;
(2) requests for additional CRA funding for the construction of a pedestrian bridge or
elevated walkway that will serve as a free amenity to the general public and connect the Old City
Hall Site to the Harborview Site; and
(3) requests for changes that are not Substantial Project Changes.
Section 5. Miscellaneous. In the event of a conflict between the Original Development Agreement
and this Amendment, this Amendment shall control and govern. This Amendment shall not be
effective unless fully executed by the each of the parties hereto.
Section 6. Remaining Provisions Enforceable. If any provision of this Amendment shall be found'invalid,
illegal or unenforceable by a court of competent jurisdiction,the validity,legality and enforceability of the
remaining portions hereof shall in no way be affected or iinpaired.
Section 7. Authority. Each party represents and warrants that it has the power and authority to
execute this Amendment and that there are no third-party approvals required to execute this
Amendment or to comply with the terms or provisions contained herein.
Section 8, Counterparts. This Amendment may be executed in counterparts, each of which will
be deemed an original, and both of which together shall be deemed to constitute one and the same
instrument. Each of the parties hereto shall be entitled to rely upon a counterpart of the instrument
executed by the other parties and sent by facsimile transmission or other electronic format.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of
the date set forth above.
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SIGNATURE PAGE TO DEVELOPMENT AGREEMENT
Countersigned: THE CITY OF CLEARWATER, FLORIDA,
a Florida municipal corporation.
By:
Bruce Rector Jennifer Poirrier
Mayor City Manager
Date: Date:
Approved as to form: Attest:
David Margolis Rosemarie Call
City Attorney City Clerk
Date: Date:
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SIGNATURE PAGE TO DEVELOPMENT AGREEMENT
DEVELOPER:
GOTHAM PROPERTY ACQUISITIONS, LLC
a New York limited liability company
By:
Bryan M&Y
h \� Its:
STATE OFz�� 70 )
COUNTY OF
The foregoing instrument was acknowledged before me by means of I physical presence or❑
online notarization,this 22- day of YI , 2024 by Bryan Kelly, as , u!. r of
GOTHAM PROPERTY ACQUISITIONS, LLC, a New York limited liability company, on ehal Tf the
said company,who is �9 personally known to me or❑ has produced a valid driver's license as
identification.
[Notary Seal] Notary Public
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SIGNATURE PAGE TO DEVELOPMENT AGREEMENT
DEVELOPER:
THE DENUNZIO GROUP, LLC,
a Flori4 limited 111�"bili , -ornpany
By:
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STATE OF FLORIDA) Q
COUNTY OF PINELLAS)
The foregoing instrument was acknowledged before me by means of Vph ,sical )resence or El
online notarization,this 6, day of 2024 by Dustin J. DeNLInzio,as
of THE DENUNZIO GROUP, LLC, a Florida limited liability company, oil behall'ofth, said ripany,
who is 1-9 personally known to me or El has produced a valid driver's license as identification.
H I "rescri""' or j
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