05/12/2025Monday, May 12, 2025
1:00 PM
City of Clearwater
Main Library - Council Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
Main Library - Council Chambers
Community Redevelopment Agency
Meeting Agenda
May 12, 2025Community Redevelopment Agency Meeting Agenda
1. Call To Order
2. Approval of Minutes
2.1 Approve the minutes of the April 28, 2025 CRA meeting as submitted in written
summation by the City Clerk.
3. New Business Items
3.1 Present May Business Spotlight to Clear Sky on Cleveland.
3.2 Approve a Downtown Clearwater Commercial Grant for Vital Life Fitness, LLC,
located at 1280 Court St, Clearwater, FL 33756 in amount not to exceed
$101,297.66 and authorize appropriate officials to execute same.
3.3 Authorize the City of Clearwater Community Redevelopment Agency (CRA)
Executive Director to enter into negotiations with Tampa Bay Neighborhood
Housing Services to acquire and rehabilitate the mixed-use property owned by
the CRA located at 1105 Carlton Street.
3.4 Approve a Guaranteed Maximum Price (GMP) proposal from Biltmore
Construction Co., Inc of Belleair, Florida, in the amount of $272,437 for the
demolition of the former Fire Station 45, pursuant to the continuing contract
awarded in Request for Qualifications (RFQ) 51-24, and authorize the
appropriate officials to execute same.
3.5 Downtown Revitalization.
4. Director's Report
5. Adjourn
Page 2 City of Clearwater Printed on 5/5/2025
Cover Memo
City of Clearwater Main Library - Council
Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
File Number: ID#25-0128
Agenda Date: 5/12/2025 Status: Agenda ReadyVersion: 1
File Type: MinutesIn Control: Community Redevelopment Agency
Agenda Number: 2.1
SUBJECT/RECOMMENDATION:
Approve the minutes of the April 28, 2025 CRA meeting as submitted in written summation by
the City Clerk.
Page 1 City of Clearwater Printed on 5/5/2025
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 1 City of Clearwater
City of Clearwater
Main Library - Council Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
Meeting Minutes
Monday, April 28, 2025
1:00 PM
Main Library - Council Chambers
Community Redevelopment Agency Draft
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 2 City of Clearwater
Roll Call
Present 5 - Chair Bruce Rector, Trustee Ryan Cotton, Trustee Michael
Mannino, Trustee David Allbritton, and Trustee Lina Teixeira
Also Present: Jennifer Poirrier – City Manager, Daniel Slaughter – Assistant City
Manager, David Margolis – City Attorney, Rosemarie Call – City Clerk, Nicole Sprague – Deputy City Clerk, and Jesus Niño – CRA Executive Director
To provide continuity for research, items are listed in agenda order although not
necessarily discussed in that order.
Unapproved
1. Call to Order – Chair Rector
The meeting was called to order at 1:00 p.m.
Council observed a moment of silence in remembrance of the life lost in
last night's ferry boat accident. 2. Approval of Minutes
2.1 Approve the minutes of the March 31, 2025 CRA meeting as submitted in written
summation by the City Clerk.
Trustee Teixeira moved to approve the minutes of the March 31,
2025 CRA meeting as submitted in written summation by the City
Clerk. The motion was duly seconded and carried unanimously.
3. Citizens to be Heard Regarding Items Not on the Agenda – None. 4. New Business Items 4.1 Present April Business Spotlight to Chiang Mai Thai and Sushi Bar.
Chiang Mai Thai & Sushi Bar as the fourth recipient of the Business Spotlight
Program.
As one of the longest-standing establishments in the downtown corridor,
Chiang Mai Thai & Sushi Bar has been a cornerstone of the local dining scene
for decades. Now guided by the next generation of ownership, the restaurant Draft
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 3 City of Clearwater
continues to honor its culinary roots while embracing new opportunities to
engage with the community.
Most recently, Chiang Mai Thai & Sushi Bar brought regional attention to
Downtown Clearwater through a featured Lao New Year cooking segment on
Bay News 9. This platform not only highlighted the restaurant’s cultural
heritage but also helped shine a light on the diverse and thriving small
business community in the downtown area.
Looking ahead, Chiang Mai Thai & Sushi Bar is committed to deepening its
role in the cultural and economic vibrancy of Downtown. With plans to
participate in and host future events, the restaurant remains dedicated to
celebrating Southeast Asian culture and fostering a sense of connection
among residents and visitors alike.
STRATEGIC PRIORITY:
2.1 Strengthen public-private initiatives that attract, develop, and retain
diversified business sector.
3.1 Support neighborhood identity through services and programs that
empower community pride and belonging.
CRA Specialist Tasha Hadley provided a video presentation.
4.2 Approve recommended changes to the North Greenwood Residential Grant Program
and authorize the appropriate officials to execute same.
Staff recommends updating the North Greenwood Residential Grant Program
with the proposed outlined changes below to improve customer service,
enhance clarity, and remove barriers for applicants. These updates aim to
create a smoother grant process for all stakeholders. On April 7, 2025, these
recommended changes were presented to the North Greenwood Community
Advisory Board and received approval to proceed to the CRA Trustees for
consideration
Recommended Changes:
• Add language to allow community service hours waived, be added back
to the total grant amount, not to exceed $20,000 (Page 2, under section
3)
o To provide clarity to the language of the grant program.
• Remove 12 months and add 36 (Page 4, under Eligibility Criteria)
o For the purposes of this application, the total CRA grant value
that an Owner has received over such period shall be the
combined value, in the 12 36-month period immediately Draft
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 4 City of Clearwater
preceding the submission of an application for this program -
This helps ensure that more residents in the North Greenwood
Community have a fair opportunity to benefit from available
funding.
STRATEGIC PRIORITY:
1.5 Embrace a culture of innovation that drives continuous improvement and
successfully serves all our customers.
3.1 Support neighborhood identity through services and programs that
empower community pride and belonging.
Trustee Allbritton moved to approve recommended changes to the
North Greenwood Residential Grant Program and authorize the
appropriate officials to execute same. The motion was duly
seconded and carried unanimously.
4.3 Approve recommended changes to the North Greenwood Commercial Grant Program
and authorize the appropriate officials to execute same. Staff recommends updating the North Greenwood Commercial Grant Program
with the proposed outlined changes below. These updates aim to create a
smoother grant process for all stakeholders. On April 7, 2025, these
recommended changes were presented to the North Greenwood Community
Advisory Board and received approval to proceed to the CRA Trustees for
consideration
Recommended Updates:
• Add language to allow community service hours waived, be added back
to the total grant amount, not to exceed $75,000 - to provide clarity to
the language of the grant program. (Page 4, under Community Service
Credit)
• Remove the requirement for certain CPTED improvements to be
approved by the Police Department. (Page 5, under Exterior
Improvements, #14)
• Remove language under ineligible for assistance: “Improvements
covered under the City’s Façade Improvement Program.” (Page 6,
under ineligible for assistance, #2)
o This change allows applicants greater flexibility in accessing
funding for a broader range of eligible projects, reducing
barriers and streamlining support for property enhancements
• Remove the provision requiring grants exceeding $30,000 to be
approved or denied by the Trustees. (Page 6, section 6, #2)
• Add language stating that for grant funding up to $75,000, the CRA Draft
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 5 City of Clearwater
Director will approve or deny the application.
• Add language to state this grant program can be used as Owner Equity
to satisfy the Owner Funding requirements of other city-managed
financial assistance programs. (Page 7, #12)
o This change enhances applicant leverage by allowing CRA
grant funds to be used as Owner Equity toward meeting funding
requirements for other city-managed financial programs, thereby
increasing access to broader financial resources.
• Updated Notary
• Updated the Project Detail Budget form
• Additional Formatting
These updates will improve customer service, enhance clarity, and remove
barriers for applicants.
STRATEGIC PRIORITY:
1.5 Embrace a culture of innovation that drives continuous improvement and
successfully serves all our customers.
3.1 Support neighborhood identity through services and programs that
empower community pride and belonging.
Trustee Mannino moved to approve recommended changes to the
North Greenwood Commercial Grant Program and authorize the
appropriate officials to execute same. The motion was duly
seconded and carried unanimously.
4.4 Approve the 2024 Annual Financial Statement.
Presentation of the fiscal year 2024 Annual Financial Statement by external
auditors.
STRATEGIC PRIORITY:
1.1Provide evidence-based measurement tools to continually guide municipal
performance and promote accountable governance.
Auditor John Brielmaier provided a PowerPoint presentation.
Trustee Cotton moved to approve the 2024 Annual Financial
Statement. The motion was duly seconded and carried
unanimously. Draft
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 6 City of Clearwater
4.5 Discuss or schedule an Executive Session for active litigation.
The City Attorney said the request for the Executive Session is related
to the Crumm litigation. He said the City has been dismissed from the
matter but the CRA remains as the only defendant. Per Florida Statutes,
the session can only be attended by the Trustees, the City Attorney, the
City Manager, and outside counsel. The private session has been
scheduled for May 21, 2025 at 4:00 p.m.
4.6 Downtown Revitalization.
A monthly opportunity for CRA Trustees to exchange ideas and address
downtown-related topics, and priorities.
STRATEGIC PRIORITY:
2.1 Strengthen public-private initiatives that attract, develop, and retain
diversified business sectors.
2.3 Promote Clearwater as a premier destination for entertainment, cultural
experiences, tourism, and national sporting events.
5. Director's Report
CRA Executive Director Jesus Niño said communication efforts with
business stakeholders regarding the upcoming construction continues.
Public Communications is developing a communications strategy. As
part of the activation efforts for the 400 and 500 blocks of Cleveland
Street, staff is working with Parks and Recreation to incorporate the
same type of lighting at Coachman Park. He said letters will be sent to
property owners adjacent to the uneconomic remainder parcels this
Friday to see if they are interested in acquiring the properties. The
vetting process for the residential surplus properties by internal
departments will be completed by this Friday. He said a Request for
Letters of Interest for the ten residential parcels will be advertised on
May 8, 2025. He said staff is looking at partnering with the Downtown
Development Board to implement a decorative European-type umbrellas
for the Downtown businesses to bring some uniformity to the area. Mr.
Niño reviewed recent and upcoming events.
In response to questions, Mr. Niño said the communication strategy
Public Communications is working on will include parking information.
He said staff is considering a "freebee" service to shuttle Downtown
visitors to/from parking sites.
Clearwater Arts Alliance representative Betsy Walch said the Sculpture Draft
Community Redevelopment Agency Meeting Minutes April 28, 2025
Page 7 City of Clearwater
360 program has been rebranded to the Clearwater Sculpture Series.
She said the organization did not receive enough funding for one
complete rotation. The rebranding will allow the series to go beyond
Cleveland Street in the future. The new program will be in place through
October 7, 2026. Ms. Walch provided a PowerPoint presentation of the
current installment.
6. Adjourn
The meeting adjourned at 1:38 p.m.
Chair Community Redevelopment Agency
Attest
City Clerk Draft
Cover Memo
City of Clearwater Main Library - Council
Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
File Number: ID#25-0405
Agenda Date: 5/12/2025 Status: Agenda ReadyVersion: 1
File Type: Action ItemIn Control: Community Redevelopment Agency
Agenda Number: 3.1
SUBJECT/RECOMMENDATION:
Present May Business Spotlight to Clear Sky on Cleveland.
SUMMARY:
Clear Sky on Cleveland as the fifth recipient of the Business Spotlight Program
STRATEGIC PRIORITY:
2.1 Strengthen public-private initiatives that attract, develop, and retain diversified business sector.
3.1 Support neighborhood identity through services and programs that empower community pride and
belonging.
Page 1 City of Clearwater Printed on 5/5/2025
Cover Memo
City of Clearwater Main Library - Council
Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
File Number: ID#25-0404
Agenda Date: 5/12/2025 Status: Agenda ReadyVersion: 1
File Type: Action ItemIn Control: Community Redevelopment Agency
Agenda Number: 3.2
SUBJECT/RECOMMENDATION:
Approve a Downtown Clearwater Commercial Grant for Vital Life Fitness, LLC, located at 1280 Court St,
Clearwater, FL 33756 in amount not to exceed $101,297.66 and authorize appropriate officials to execute
same.
SUMMARY:
The Downtown Clearwater Commercial Grant Program is designed to support commercial property and
business owners within the Downtown Clearwater Community Redevelopment Area (DTCRA) by providing
financial assistance for improvements that enhance the appearance, functionality, and economic viability of
properties. The program consolidates previous grant offerings into a single, more accessible structure to
better serve applicants and advance the goals of the Downtown Redevelopment Plan.
On December 30, 2024, CRA staff received a grant application from Vital Life Fitness, LLC for a series of
building and site improvements. The proposed work includes:
·Bathroom demolition and relocation of showers
·Tree removal and site preparation
·New entry driveway installation
·Parking lot and asphalt repairs
·Drywall and stucco work
·Plumbing and electrical upgrades
·New windows and doors
·Interior trim and painting
·Signage
·HVAC system improvements
The total estimated cost of the project is $184,177.57, and the applicant will provide a 45% match, totaling
$82,879.91.
This grant aligns with the Clearwater Downtown Redevelopment Plan and the City’s Strategic Plan. Staff
recommends approval of the grant in an amount not to exceed $101,297.66.
If approved, CRA staff will work with the applicant to execute a grant agreement outlining the terms and
conditions. Grant funds will be disbursed upon submission and verification of all required documentation,
including permits, itemized budgets, and photographic evidence of work performed.
APPROPRIATION CODE AND AMOUNT:
Funds for this new grant are available in R2003- Economic Development-City in an amount not to exceed
$101,297.66.
STRATEGIC PRIORITY:
Clearwater Downtown Redevelopment Plan
Downtown will be a dynamic built environment of dense and livable patterns and active and attractive
streets through quality urban design and architecture. (Urban Design Goals, page 48)
·Objective 4A: Encourage redevelopment that contains a variety of building forms and style
·Objective 4D: Encourage renovation, restoration, and reuse of existing historic structures to maintain
the character of Downtown’s neighborhoods.
Page 1 City of Clearwater Printed on 5/5/2025
File Number: ID#25-0404
City’s Strategic Plan
2.1 Strengthen public-private initiatives that attract, develop, and retain diversified business sectors.
2.2 Cultivate a business climate that welcomes entrepreneurship, inspires local investment, supports
Eco-friendly enterprises, and encourages high-quality job growth.
2.3 Promote Clearwater as a premier destination for entertainment, cultural experiences, tourism, and
national sporting events.
3.1 Support neighborhood identity through services and programs that empower community pride and
belonging.
Page 2 City of Clearwater Printed on 5/5/2025
Cover Memo
City of Clearwater Main Library - Council
Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
File Number: ID#25-0407
Agenda Date: 5/12/2025 Status: Agenda ReadyVersion: 1
File Type: Action ItemIn Control: Community Redevelopment Agency
Agenda Number: 3.3
SUBJECT/RECOMMENDATION:
Authorize the City of Clearwater Community Redevelopment Agency (CRA) Executive Director to enter into
negotiations with Tampa Bay Neighborhood Housing Services to acquire and rehabilitate the mixed-use
property owned by the CRA located at 1105 Carlton Street.
SUMMARY:
October 2023 the CRA purchased property at the southeast corner of North Martin Luther King, Jr. Avenue
and Calton Street, in the amount of $350,000 using American Rescue Plan Act fund (ARPA) related
funding. Prior to purchase there were two appraisals that were completed, James Millspaugh and
Associates, Inc. valued the property at $224,000 and Tobias Realty Advisors, LLC valued the property at
$297,000. After the second appraisal was completed, staff conducted an appraisal using more recent
sales data and valued the property at $323,400. At the time of purchase, staff and leadership understood
that the acquisition price was over market value, according to the appraisals received by the city, however
the decision was made to acquire the property in order to stimulate development on the MLK Corridor.
The CRA issued a request for Letters of Interest (LOI) for any interested party to acquire and rehabilitate
the mixed-use property located at 1105 Carlton Street. The mixed-use structure is concrete block
construction, approximately 2,440 SF and requires significant rehabilitation. The property has a total land
area of .08 acres and is zoned Commercial. Preference will be given to proposals that include restoration
of the present structure, income restricted rental units, and a mixed-use component.
The CRA received one response to the LOI being the proposal from Tampa Bay Neighborhood Housing
Services (TBNHS). The LOI review committee (Committee) read the proposal and evaluated the project
budget, a financial strategy, and a plan of redevelopment.
TBNHS is proposing to redevelop 1105 Carlton Street into a small mixed-use project with one ground floor
commercial rental space and one apartment rental unit above the commercial space. The 3-bedroom
apartment would be approximately 900 square feet and be available to families earning below 80% of the
area median income. TBNHS intends to make the rental apartment available to families that participate in
the Housing Choice Voucher Program from Clearwater Housing Authority.
The estimated total development costs for the project are $1,345,200. This includes a $144,000 developer
fee. The proposed financing structure includes a conventional 1st mortgage from one of TBNHS’
commercial lending partners. TBNHS proposes that the CRA provide a cash flow loan for $350,000. Based
on the proposed operating proforma, TBNHS would make annual payments of $8,279. The balance of funds
required for the development of this project ($633,000) would be secured by a Land Use Restriction
Agreement.
Certain points to be discussed with TBNHS during the negotiations include:
·Terms for the property will be a donation or sale
·Terms for closing conditions
·Terms for the $350,000 in increment funds that TBNHS is requesting
Page 1 City of Clearwater Printed on 5/5/2025
File Number: ID#25-0407
·The CRA’s participation in vetting the business for commercial space on the first floor
This item was presented to the North Greenwood Citizens Advisory Committee. They approved moving
forward with bringing this item before the CRA Trustees for approval to negotiate, but asked they there be a
term for TBNHS to partner and work with Clearwater Urban Leadership Coalition on their project which is at
the adjacent parcel.
Meets North Greenwood CRA Goal for Area Wide Recommended and Use Change and Redevelopment
Opportunities by partnering with an organization(s) to redevelopment lots in single family neighborhoods as
affordable units.
APPROPRIATION CODE AND AMOUNT: N/A
STRATEGIC PRIORITY:
2.1 Strengthen public-provide intitatives that attract, develop, and retain diversifed busiess sectors.
3.2 Preserce community livablty through responsible development standards, proactive code compliance,
and targeted revitalization.
Page 2 City of Clearwater Printed on 5/5/2025
Community Redevelopment Agency of Clearwater
NOTICE OF DISPOSITION OF REAL PROPERTY WITHIN THE NORTH GREENWOOD COMMUNITY
REDEVELOPMENT AREA
Pursuant to Fla. Stat. § 163.380, Notice is hereby given by the Community Redevelopment Agency of Clearwater (the
“CRA”) that sealed Letters of Interest (LOIs) will be received by the CRA until 10:00 AM, Local Time, January 3rd,
2025, from persons interested in purchasing and rehabilitating the property located at 1105 Carlton Street,
Clearwater, FL 33755, which bears the Parcel I.D. No.’s 10-29-15-33534-003-0150.
SUBMIT LETTERS OF INTEREST TO: It is recommended that LOIs are submitted electronically through our bids website
at https://www.myclearwater.com/business/rfp. Alternatively, proposers may mail or hand-deliver LOIs to the
address below:
Community Redevelopment Agency of Clearwater
Attn: Economic Development & Housing Department/LOI
600 Cleveland Street, 6th Fl, Clearwater, FL 33755
No responsibility will attach to the Community Redevelopment Agency of Clearwater, its employees, or agents for
premature opening of a proposal that is not properly addressed and identified. E-mail or fax submissions will not be
accepted. Late submittals will not be considered.
DESCRIPTION. The CRA seeks an interested party to acquire and rehabilitate the mixed-use property located at 1105
Carlton Street. The mixed-use structure is concrete block construction, approximately 2440 SF and requires
significant rehabilitation. The property has a total land area of .08 acres and is zoned Commercial. Preference will be
given to proposals that include restoration of the present structure, income restricted rental units and a mixed-use
component.
Letters of Interest are limited to 2,000 words or fewer, must include a detailed project budget, a financing strategy,
and a plan for redevelopment. For questions and more information, please contact Anne Lopez by email at
anne.lopez@myclearwater.com.
The CRA shall consider all proposals received in a timely manner. The CRA reserves the right to reject any or all
Letters of Interest, to waive technicalities, to re-advertise, and to otherwise conduct this request for Letters of
Interest in the manner it deems to be in the best interests of the public.
_______________________________________________________________________________________________________
Formerly: Clearwater Neighborhood Housing Services 608 N Garden Avenue
Clearwater, FL 33755
January 2, 2025
Community Redevelopment Agency of Clearwater
Attn: Economic Development & Housing Department/LOI
600 Cleveland Street, 6th Floor
Clearwater, FL 33755
RE: Letter of Interest for the Purchase and Redevelopment of 1105 Carlton Street.
Sir/Madam,
Tampa Bay Neighborhood Housing Services (TBNHS) is pleased to submit this Letter of Interest for the
purchase and redevelopment of the property located at 1105 Carlton Street in Clearwater, FL. TBNHS currently
has 36 affordable housing units in various stages of development. These units are a blend of rental, single
family, and commercial rental properties. This property will complement the current production of TBNHS and
provide much needed mixed use development in the North Greenwood neighborhood. Below is TBNHS’
Redevelopment Plan, Financing Plan, Staff Experience, and Project Development Experience. TBNHS looks
forward to the opportunity of developing this property for affordable rental housing.
Redevelopment Plan
TBNHS is currently developing a mixed use rental project model for commercial zoned properties. The goal of
providing affordable housing and commercial revitalization in the North Greenwood neighborhood. The model
is designed to blend better with the neighborhoods and to provide a better living and retail environment for
the residents and business owners. TBNHS proposes to redevelop 1105 Carlton Street from into a small mixed-
use project with 1 commercial rental space and 1 - 3 bedroom rental apartment unit above the commercial
space. The apartment would be approximately 900 square feet.
TBNHS intends 1105 Carlton St to be the pilot for a larger mixed-use project in partnership with the City of
Clearwater’s Economic Development and Housing Department to develop four more nearby mixed used spaces
and transform the North Greenwood MLK corridor into a more thriving community and marketplace.
Furthermore, TBNHS will ensure the use of efficient construction methods and materials. There will be 1 story
of living over the retail space below, and will utilize overhangs, arcade features for shade and street
engagement. The goal is to rent the lower commercial spaces to retail, office, hospitality, and small grocery
_______________________________________________________________________________________________________
Formerly: Clearwater Neighborhood Housing Services 608 N Garden Avenue
Clearwater, FL 33755
business on the first floor to enliven the streetscape. In addition, there will be spaces for outdoor dining,
gathering, and markets with pedestrian friendly walkways. The project financing is structured to rent each unit
to families that earn below 80% of the area median income and to rent the commercial spaces to local
community business. TBNHS intends to make the rental apartments available to families that participate in the
Housing Choice Voucher Program from Clearwater Housing Authority. TBNHS intends to design the front
elevation of the 1105 Carlton building to match the elevation designs of their proposed larger mixed use new
construction projects. A preliminary site plan and floor plan have been attached.
TBNHS is committed to building energy efficient homes that will save the residents on their monthly utility
payments. All rental units to be built will meet Energy Star standards. Energy efficient features can include:
- Radiant barrier on roof to reflect sun from roof and provide a cooler attic.
- Exterior concrete block wall cells filled with insulation. This increases the R rating on the
exterior walls from R-4 to R-11.
- Heat pump (hybrid) water heaters. These water heaters use the ambient air temperature to
assist with heating the water.
TBNHS has retained Stephen J. Spencer of Spencer Associates Architecture, LLC and Housh Ghovaee of North
Side Engineering to provide design services for this project. Both firms offices are located in the City of
Clearwater and have extensive experience working in the City.
Financing Plan
The estimated total development costs for the project are $1,345,200. This includes a $144,000 developer fee.
The proposed financing structure includes a conventional 1st mortgage from one of TBNHS’ commercial
lending partners. TBNHS proposes that the CRA provide a cash flow loan for $350,000. Based on the proposed
operating proforma, TBNHS would make annual payments of $8,279. The balance of funds required for the
development of this project ($633,000) would be secured by a Land Use Restriction Agreement.
The proposed operating proforma shows gross rents at $50,844 the proposed commercial rent is
$2,250/month and residential rent for the 3 bedroom apartment is $1,987/month – 80% AMI. The estimated
annual net operating income is $39,588. The debt service coverage ratio for the 1st mortgage is 1.28. The
development and operating proformas are attached.
Staff Experience
For over 40 years, Clearwater Neighborhood Housing Services, Inc. doing business at Tampa Bay
Neighborhood Housing Services (TBNHS) has been overseeing the rehabilitation of distressed existing
_______________________________________________________________________________________________________
Formerly: Clearwater Neighborhood Housing Services 608 N Garden Avenue
Clearwater, FL 33755
residential properties, developing new construction in-fill projects, and managing commercial building
renovations. The development team consists of Frank Cornier, the President and CEO, and David Harder, the
Real Estate Development Manager.
Frank is an affordable housing development professional with over 20 years’ experience in single-family
development, multifamily development, and non-profit management, utilizing a variety of funding and
financing sources. He provides oversight and compliance reviews to the agency’s departments to ensure that
the organization’s housing goals are met.
Before joining TBNHS, Mr. Cornier was the Vice President of Project Development for Blue Sky Communities in
Tampa. There, he managed day to day development and construction activities of numerous multifamily, Low-
Income Housing Tax Credit Projects (LIHTC). The projects ranged from $12- 22 MM each and 82-144
residential units, throughout the State of Florida. He further was the Vice President of Real Estate
Development for the Corporation to Develop Communities of Tampa, Inc. for five years and the Assistant
Senior Lending Manager of Chase Bank, both in Tampa. Before relocating to the Tampa Bay area, Mr. Cornier
was the President/CEO of NCS Community Development Corporation in Rochester, New York for 10 years.
In addition to his extensive work experience, Mr. Cornier has a Certificate in Community Real Estate
Development from the University of South Florida in Tampa; a State of Florida Real Estate Broker License; a
Master of Science in Community Economic Development from Southern New Hampshire University in
Manchester, New Hampshire; and a Master of Science Internship with a concentration in Economic
Development from the Pratt Institute in Brooklyn, New York.
David has been involved in affordable housing development for over 30 years. David holds a certified general
contractor license, real estate associate license, has held the LEED-AP, Building Design & Construction
certification, and has been certified through the Institute of inspection, Cleaning, and Restoration (IICRC).
Through project management, consulting services, general contracting, and development; David has
participated in the development of over 3,000 affordable housing units and more than 80,000 square feet of
commercial space. A list of sample projects include: a 5 story 117 bed hotel development with total
construction costs of $8,600,000; a 4 story 16 unit apartment building with total development costs of
$5,800,000; a 12 story 67 unit apartment utilizing LIHTC and conventional financing; and a 26,600 sq. ft. 60
bed women’s shelter with all amenities and LEED certified, construction budget of $12,350,00.00.
Theron Burns, Real Estate Development Specialist. Role- Project Assistant. Theron will provide support and
assist David with the project. Theron has over 15 years in the real estate industry in sales, property
_______________________________________________________________________________________________________
Formerly: Clearwater Neighborhood Housing Services 608 N Garden Avenue
Clearwater, FL 33755
management, and housing counseling. Theron is a Licensed Real Estate Broker, Realtor, and Property
Manager.
Sharaun Day, Real Estate Development Specialist. Role- Project Assistant. Sharun will provide support and
assist David with the project. Sharaun has over 19 years of real estate industry experience in sales, property
management, housing counseling, and lending. Sharaun is a licensed Real Estate Broker, Realtor, Mortgage
Loan Originator, and property Manager.
Project Development Experience
Currently TBNHS has a small commercial property in pre-construction. This property will be developed to hold
a 24-Unit mixed-income, owner-occupied townhome community to be developed and constructed on the
Property. TBNHS also has 15 single family homes in various stages of development. These homes are offered
to families how have completed TBNHS’ homebuyer education classes and homebuyer counseling program. All
of the proposed apartment units will be offered to families earning below 80% of the area median income
(AMI). TBNHS has also partnered with Habitat for Humanity to develop a 24 home for sale townhouse
development. 12 of these homes will be available to families earning below 80% AMI and 12 will be available
to families earning between 80% and 120% AMI.
TBNHS has completed numerous projects in the past which demonstrates the agency's experience and
capacity in carrying out the proposed activity and meeting its goals and objectives. In 2001, TBNHS partnered
with Bank of America in the renovation of 192 rental units now known as the Palmetto Park Apartments and
Make a Difference Center, formerly known as the Greenwood Apartments. This development preserved 192
rental units in the North Greenwood community. The apartments were completely redeveloped. Interior
rehabilitation included new electrical, plumbing, water heaters, heating systems, central air conditioning,
windows and doors, bath fixtures, kitchen cabinets, new appliances including dishwashers and garbage
disposals, new carpet and tile flooring, and new walls to remove the lead-based paint and asbestos. On the
exterior, the buildings were given new roofs and stucco and painted. The project further included the Make a
Difference Center (MADC) with a computer lab, children's tutorial program, library and after school and
summer programs. Sidewalks and landscaping were added to complete the project.
In 2003, TBNHS completed a major redevelopment project at 1045 N. Martin Luther King, Jr. Avenue in North
Greenwood. The facility was an old commercial building that had been used in the past as a community bar,
lounge and restaurant since its original construction in 1945. TBNHS acquired the building with federal funding
from the City of Clearwater in 2003, in an effort to eliminate blighted conditions and to help move the
community forward. At that time, the building was rehabilitated through the use of EDGE funds from BB&T
Bank and NeighborWorks® America. The Center is now the home for Lutheran Services of Florida, Inc., a
Head Start Program of Tampa Florida.
_______________________________________________________________________________________________________
Formerly: Clearwater Neighborhood Housing Services 608 N Garden Avenue
Clearwater, FL 33755
In addition to the above commercial projects, TBNHS has administered many programs for the City of
Clearwater. From 1979-2011 TBNHS had successfully implemented the City of Clearwater's housing
rehabilitation program, the infill/new construction program and the emergency housing repairs program. The
infill/new construction program resulted in hundreds of newly constructed homes being built and sold to low to
moderate income home buyers. Through the housing rehabilitation and the emergency housing repairs
programs, TBNHS assisted over 500 low to moderate income existing homeowners within the City with repairs
and improvements to correct substandard housing conditions and code violations.
While administering the above programs for the City of Clearwater, TBNHS was responsible for marketing the
programs, processing the loan applications, determining client eligibility, packaging the loans, preparing new
construction specifications, preparing builder’s contracts for infill new construction projects, ordering credit
reports, underwriting loans, project monitoring, ordering minimum housing code inspection reports,
conducting feasibility analyses for rehabilitation projects, preparing work write-ups, preparing contracts, and
ordering appraisals, surveys, title searches, and environmental assessments. TBNHS also completed all billing
and reporting requirements per the City contract.
TBNHS also has extensive experience administering numerous other housing rehabilitation programs. To begin
with, over the past decade, TBNHS had been administering the Pinellas County Home Repair Loan Program.
This program was targeted specifically for low to moderate income households living in Pinellas County. The
program guidelines and implementation process were extremely similar to the City of Clearwater programs.
Another program TBNHS administered for Pinellas County was the Independent Living Grant Program. That
program provided incentives to encourage barrier free, accessible housing for low-income individuals with
disabilities in unincorporated Pinellas County. The program funded repairs such as ramps, railings and special
equipment to enhance the lives of individuals who are physically disabled to allow them to live independently.
Respectfully Submitted,
David Harder
Real Estate Development Manager
REF.CARLTON STREETGRANT STREETTANGERINE STREETGRANT STREETCARLTON STREETMLKCITY LOTCITY LOTTBNHS LOTCITY LOTTBNHS LOTPPPPP6 RESIDENTIAL UNITS AND 4 COMMERCIAL UNITS5 RESIDENTIAL UNITS AND 5 WORK UNITS2 RESIDENTIAL UNITS AND 1 COMMERCIAL UNIT4 RESIDENTIAL UNITS AND 4 COMMERCIAL UNITS2 RESIDENTIAL UNITS AND 2 COMMERCIAL UNITSMARSHALL STREETMARSHALL STREETVIEW 4VIEW 2VIEW 1VIEW 3Architecture - PlanningTHIS DRAWING IS THE PROPERTY OF G2 DESIGN, LLC. IT IS NOT TO BE USED FOR ANY OTHER PROJECT. IT IS TO BE RETURNED UPON REQUEST. COPYRIGHT 2009-2021, G2 DESIGN, LLCCDCB15432AJOB #:Date:Checked:Scale:Drawn:SheetDrawing Title:G2 Design, LLC1523 16th St SSt. Petersburg, Florida 33705Ph:info@G2DArchitecture.com727.280.6234FL LIC. AA26001821Eric GlinsboeckelAR92165AS NOTEDNorth GreenwoodClearwater, FL23 023EDGEDG12/20/2023A00112/20/2023COVERClient:Tampa Bay NHSSCHEMATIC DESIGN ONLY - NOT FOR CONSTRUCTIONIT IS NOT TO BE REPRODUCED IN WHOLE OR IN PART. SHEETNO.SHEET NAMEISSUEDATECURRENTREVISIONCURRENTREVISIONDATEA001 COVER 12/20/2023A101 VIEW 1 12/20/2023A102 VIEW 2 12/20/2023A103 VIEW 3 12/20/2023A104 VIEW 4 12/20/2023SHEET INDEXVICINITY MAPNORTHPROJECT LOCATIONTAMPA BAY NEIGHBORHOOD HOUSING SERVICESMLK NORTH GREENWOOD DEVELOPMENT1" = 40'-0"1SITE PLANNo.Revision DescriptionRevisionDateCOMMERCIAL UNITS16RESIDENTIAL UNITS19UNITS MATRIXCOUNTRESIDENTIAL UNIT SIZES: 1,200 SF & 1,600 SFCOMMERCIAL UNIT SIZES: 1,200 SF & 2,400 SF
Architecture - PlanningTHIS DRAWING IS THE PROPERTY OF G2 DESIGN, LLC. IT IS NOT TO BE REPRODUCED IN WHOLE OR IN PART. IT IS NOT TO BE USED FOR ANY OTHER PROJECT. IT IS TO BE RETURNED UPON REQUEST. COPYRIGHT 2009-2021, G2 DESIGN, LLCCDCB15432AJOB #:Date:Checked:Scale:Drawn:SheetDrawing Title:G2 Design, LLC1523 16th St SSt. Petersburg, Florida 33705Ph:info@G2DArchitecture.com727.280.6234FL LIC. AA26001821Eric GlinsboeckelAR92165AS NOTEDClient:North GreenwoodClearwater, FL23 023EDGEDG12/20/2023A10112/20/2023VIEW 1TBN Housing ServicesSCHEMATIC DESIGN ONLY - NOT FOR CONSTRUCTIONTBNHSGREENWOODDavid HarderNo.Revision DescriptionRevisionDateLOOKING SOUTH NEAR MARSHALL STREETMASRHALL STREET
Architecture - PlanningTHIS DRAWING IS THE PROPERTY OF G2 DESIGN, LLC. IT IS NOT TO BE REPRODUCED IN WHOLE OR IN PART. IT IS NOT TO BE USED FOR ANY OTHER PROJECT. IT IS TO BE RETURNED UPON REQUEST. COPYRIGHT 2009-2021, G2 DESIGN, LLCCDCB15432AJOB #:Date:Checked:Scale:Drawn:SheetDrawing Title:G2 Design, LLC1523 16th St SSt. Petersburg, Florida 33705Ph:info@G2DArchitecture.com727.280.6234FL LIC. AA26001821Eric GlinsboeckelAR92165AS NOTEDClient:North GreenwoodClearwater, FL23 023EDGEDG12/20/2023A10212/20/2023VIEW 2TBN Housing ServicesSCHEMATIC DESIGN ONLY - NOT FOR CONSTRUCTIONTBNHSGREENWOODDavid HarderNo.Revision DescriptionRevisionDateLOOKING SOUTH NEAR GRANT STREETGRANT STREET
Architecture - PlanningTHIS DRAWING IS THE PROPERTY OF G2 DESIGN, LLC. IT IS NOT TO BE REPRODUCED IN WHOLE OR IN PART. IT IS NOT TO BE USED FOR ANY OTHER PROJECT. IT IS TO BE RETURNED UPON REQUEST. COPYRIGHT 2009-2021, G2 DESIGN, LLCCDCB15432AJOB #:Date:Checked:Scale:Drawn:SheetDrawing Title:G2 Design, LLC1523 16th St SSt. Petersburg, Florida 33705Ph:info@G2DArchitecture.com727.280.6234FL LIC. AA26001821Eric GlinsboeckelAR92165AS NOTEDClient:North GreenwoodClearwater, FL23 023EDGEDG12/20/2023A10312/20/2023VIEW 3TBN Housing ServicesSCHEMATIC DESIGN ONLY - NOT FOR CONSTRUCTIONTBNHSGREENWOODDavid HarderNo.Revision DescriptionRevisionDateLOOKING SOUTH NEAR GRANT STREET
Architecture - PlanningTHIS DRAWING IS THE PROPERTY OF G2 DESIGN, LLC. IT IS NOT TO BE REPRODUCED IN WHOLE OR IN PART. IT IS NOT TO BE USED FOR ANY OTHER PROJECT. IT IS TO BE RETURNED UPON REQUEST. COPYRIGHT 2009-2021, G2 DESIGN, LLCCDCB15432AJOB #:Date:Checked:Scale:Drawn:SheetDrawing Title:G2 Design, LLC1523 16th St SSt. Petersburg, Florida 33705Ph:info@G2DArchitecture.com727.280.6234FL LIC. AA26001821Eric GlinsboeckelAR92165AS NOTEDClient:North GreenwoodClearwater, FL23 023EDGEDG12/20/2023A10412/20/2023VIEW 4TBN Housing ServicesSCHEMATIC DESIGN ONLY - NOT FOR CONSTRUCTIONTBNHSGREENWOODDavid HarderNo.Revision DescriptionRevisionDateLOOKING NORTH NEAR GRANT STREETGRANT STREET
Cover Memo
City of Clearwater Main Library - Council
Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
File Number: ID#25-0411
Agenda Date: 5/12/2025 Status: Agenda ReadyVersion: 1
File Type: Action ItemIn Control: Community Redevelopment Agency
Agenda Number: 3.4
SUBJECT/RECOMMENDATION:
Approve a Guaranteed Maximum Price (GMP) proposal from Biltmore Construction Co., Inc of Belleair,
Florida, in the amount of $272,437 for the demolition of the former Fire Station 45, pursuant to the
continuing contract awarded in Request for Qualifications (RFQ) 51-24, and authorize the appropriate
officials to execute same.
SUMMARY:
The Community Redevelopment Agency (CRA) acquired the property, located at 610 Franklin Street, in
2019 for the purposes of redevelopment in accordance with the Downtown Clearwater Redevelopment Plan.
The vacant Fire Station 45 consists of two unoccupied structures built in 1975, located on the property.
The CRA is requesting funding to demolish these structures. The scope of demolition includes asbestos
abatement, removal of both buildings, and site grading. This site will be used temporarily as either parking
or staging during construction downtown that is set to begin Fall 2025. Existing asphalt parking will
remain, and all State-mandated asbestos monitoring and reporting will be provided by the contractor. After
the construction downtown is completed the CRA will dispose of the property for redevelopment.
The buildings on the property are vacant and not suitable for alternative uses. This demolition supports the
plan by preparing the site for future redevelopment use.
APPROPRIATION CODE AND AMOUNT:
Funds for this demolition are available in R2004- Economic Development-County
STRATEGIC PRIORITY:
3.2 Preserve community livability through responsible development standards, proactive code compliance,
and targeted revitalization.
Page 1 City of Clearwater Printed on 5/5/2025
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TABLE OF CONTENTS
Article 1 – Guaranteed Maximum Price (GMP) Proposal
Project Summary
Exhibit A – Guaranteed Maximum Price Breakdown
Exhibit B - Allowance Items
Exhibit C - Assumptions and Clarifications
Exhibit D- Enumeration of Documents
Exhibit E - Construction Schedule
Exhibit F- Alternates N/A
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ARTICLE 1 - Guaranteed Maximum Price (GMP) Proposal
Biltmore Construction Co., Inc. proposes to complete the work, as described herein, for the Guaranteed
Maximum Price (GMP) of Two Hundred Seventy-Two Thousand Four Hundred Thirty-Seven and
00/100’s_$272,437.00
This Price is for the performance of the Work as described herein and in accordance with the Contract
Documents and Exhibits A through E.
This Guaranteed Maximum Price (GMP) proposal must be accepted in writing by the Owner on or before
May 31, 2025. After said date, this Guaranteed Maximum Price (GMP) proposal shall be null and void,
absent the express written acceptance by Biltmore Construction Co., Inc.
Existing Contract: This GMP proposal is submitted in conjunction with the existing Construction Manager
at Risk Services Continuing Contract entered with the City of Clearwater on October 3, 2024, based on
RFQ #51-24.
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PROJECT SUMMARY
Old Fire Station 45 - Demolition
610 Franklin St.
Clearwater, Florida
Complete demolition of the existing 22,566 SF two-story, unoccupied concrete structure. Project
includes asbestos abatement, building demolition, grading, and installation of 6” of road base (areas to
receive road base to be determined by the City of Clearwater). The existing parking lot, sidewalk, and
retaining wall are to remain. The City of Clearwater does not want to save any equipment or materials.
The demolition subcontractor owns any salvageable materials and equipment left in the Fire Station by
the occupants. No supervision will be provided. Project manager to visit site periodically to track
progress.
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EXHIBIT A-GUARANTEED MAXIMUM PRICE BREAKDOWN
Itemized Description of the Work Base GMP Amount
Building Demolition (JVS) $66,400.00
Asbestos Abatement (ADS) $49,500.00
General Labor (BCC) $1,800.00
Temporary Parking Lot (Raymow) $26,117.00
Cost of Work Subtotal $143,817.00
Permit Allowance $10,000.00
Striping Allowance $ 1,000.00
Electrical Allowance $5,000.00
Plumbing Allowance $5,000.00
Unforeseen Abatement Allowance $15,000.00
Allowance Subtotal $36,000.00
Liability Insurance $2,750.00
P&P Bond $2,475.00
Builders Risk Insurance Excluded
OCP Insurance $3,090.00
CM Contingency $13,750.00
General Conditions, Requirements & Staffing $51,305.00
Pre-Construction Services Fee N/A
OH&P $19,250.00
Total Guaranteed Maximum Price (GMP) $272,437.00
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EXHIBIT B – Allowance Items
The Allowances noted below represent reasonably anticipated values included in this GMP Proposal to
cover the cost of certain items absent or not specified in sufficient detail in the Construction Documents
as listed in the ENUMERATION OF CONTRACT DOCUMENTS Section of this GMP Proposal or for which
uncertainty remains. The amount of the Allowance stipulated herein is inclusive of all labor, materials,
equipment taxes, delivery, insurances, bond and fees necessary to perform the anticipated work, unless
otherwise noted.
Allowances- Unless otherwise specifically noted, the term “Allowance” refers to the amount of money
allocated to cover the cost of both materials and labor to furnish and install the specified material(s) or
perform the specified work and any applicable sales tax only, overhead and profit are not included in the line
item, however it is calculated within the stipulated fee. Owner understands and agrees that should the actual
costs exceed the amount specified in the GMP for the Allowance, that amount will be adjusted by a timely
change order. In the event the costs are lower than the allowance, an adjustment by change order will be
made at the final billing for the project.
The ASSUMPTIONS AND CLARIFICATIONS section of this GMP Proposal may provide a more detailed
description of these Allowances.
DESCRIPTION OF ALLOWANCE
ALLOWANCE
AMOUNT
Permit Allowance $10,000.00
Electrical Allowance (Disconnect/Shutoff) $5,000.00
Plumbing Allowance (Disconnect/Shutoff) $5,000.00
Unforeseen Abatement Allowance $15,000.00
Striping Allowance $1,000.00
Total Allowances $36,000.00
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EXHIBIT C – Assumptions and Clarifications
The Contract Documents are amended by Biltmore Construction Co., Inc. as follows:
1. The following are not included in the GMP Proposal:
A. Hazardous Materials Survey is excluded. Demolition Asbestos Survey dated March 22, 2017,
was prepared by Greenfield Environmental, Inc. for the City of Clearwater.
B. Removal of Unsuitable Soils is excluded. No Test Borings or Report of Geotechnical
Investigation has been provided.
C. Impact Fees/Inspection Fees, Plan Review Fees and Permit Fees are excluded. Waived by City
of Clearwater
D. Threshold Inspections are not applicable.
E. Proposal Bond is excluded.
F. Builder’s Risk Insurance is excluded.
G. Permanent Power and Water Consumption Costs are excluded. Electrical/gas service has been
disconnected by City of Clearwater.
H. Repairs to existing underground sanitary sewer piping, gas piping, fiber optic lines, storm
piping, reclaimed water piping, wells, tanks, and domestic potable water piping are excluded
unless caused by included work.
I. Disconnecting utilities is to be arranged with the various service providers by the City of
Clearwater.
J. Salvaging of any existing materials, furnishings and/or equipment for the city is excluded.
K. No Maintenance of Traffic provisions are included. Maintenance of Traffic (M.O.T.) plan, if
required, is to be provided by the City of Clearwater.
L. City of Clearwater to provide locations of underground utilities.
M. Removal or Relocation of existing trees or shrubs is excluded.
N. Sodding is excluded. The City of Clearwater to provide plan of proposed temporary parking.
O. No supervision will be provided. Project manager to visit site periodically to track progress.
Construction trailer is excluded.
P. Any upgrades to pole lights are excluded.
Q. Disposal of hazardous materials other than the hydraulic fluid at lift in garage and asbestos is
excluded. The City of Clearwater will be notified if hazardous materials are discovered.
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2. Warranties and Guarantees:
A. Biltmore Construction Co., Inc. Warranties and Guarantees. No Warranty or Guaranty is
applicable.
Biltmore Construction Co., Inc. warrants to the Owner that the materials and workmanship
furnished under this Contract will be of good quality and new unless otherwise required or
permitted by the Construction/Contract Documents, that the Work will be free from defects not
inherent in the quality required or permitted, and that the Work will conform with the
requirements of the Construction/Contract Documents. Work not conforming to these
requirements may be considered defective. Biltmore Construction Co., Inc.’s warranty excludes
remedy for damage or defect caused by insufficient maintenance, improper operation, or normal
wear and tear under normal usage. The term and duration of this express warranty is one (1) year
from the Date of Substantial Completion. The provisions herein shall not prevent the Owner from
proceeding directly against the manufacturer and/or installer for such longer period as allowed
by State Statute.
B. Installer / Subcontractor Warranties and Guarantees
The Subcontractor shall warrant to the Owner and to Biltmore Construction Co., Inc. that all
workmanship and materials are free from defects in installation. The express
warranty/guarantee shall be consistent with the durations stipulated in the
Construction/Contract Documents. The period customarily being one (1) year from the Date of
Substantial Completion established in the Construction/Contract Documents.
Notwithstanding anything to the contrary, neither Biltmore Construction Co., Inc., nor its Surety,
nor the Subcontractor shall have any joint/several liability relating to, nor shall they be obligated
to underwrite, or in any way become guarantor(s) of any manufacturer’s warranty/guaranty or
product to the Owner. The Owner shall be provided with the “standard” manufacturers’
warranty, and it shall satisfy the requirements under the Construction/Contract Documents
relating thereto.
C. Manufacturers’ Express Warranties / Guarantees
Biltmore Construction Co., Inc. shall collect and transmit to the Owner all standard
manufacturers’ warranties and standard manufacturers’ guarantees specified in the
Construction/Contract Documents. The obligation and liability of Biltmore Construction Co., Inc.
and/or its’ Surety is limited to the collection and proper transmittal of these warranties and
guarantees to the Owner.
D. Extended Warranties
This proposal is qualified to include only those extended warranties available as standard from
the manufacturers. The Contractor, installers, and applicators will not provide extended
warranties or guarantees.
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3. Special conditions relating to Owner purchased / Contractor installed items and associated tax
exemptions:
Notwithstanding any provision to the contrary, should the Owner elect to purchase items
directly and avoid any sales taxes or other taxes, the Owner will defend, indemnify, and hold
harmless Biltmore Construction Co., Inc. absolutely from and against any claim, audit,
investigation, cost, or assertion of any kind made by, or on behalf of, the Florida Department of
Revenue or other such agency that may arise during and / or subsequent to the completion of
the project. Under no circumstances shall Biltmore Construction Co., Inc. or its’ subcontractors
be liable for the sales taxes associated with the Owner purchased items.
The Owner will provide Biltmore and the vendor with an executed Certificate of Entitlement
(COE). By rule, the COE must be attached to each Owner Direct Purchase Order (ODPO) and
should also be attached to any / each change order issued to the ODPO (if applicable). The
public Owner must issue a separate COE for EACH such purchase order/change order.
4. Builder’s Risk Insurance:
The City of Clearwater, if required, shall purchase, and maintain, until the date of Substantial
Completion of this project, a standard Special Form (all “Risks of Physical Loss”) Completed
Value Builder’s Risk insurance policy in the amount of the initial contract sum (GMP), including
any subsequent modifications thereto, insuring the interests of the Owner, Biltmore
Construction Co., Inc., and Subcontractors in the Work under this contract.
All deductible costs related to this property insurance shall be paid by the City of Clearwater.
The following items are the responsibility of the City of Clearwater and are not included in
this GMP:
a. Property insurance deductible costs.
b. Property insurance coverage on existing buildings and/or contents.
c. Property insurance coverage on the Work under this Contract after the date of
Substantial Completion.
d. Flood insurance coverage and/or risk of loss due to flood.
e. Windstorm insurance and /or risk of loss due to named Windstorm including all
deductibles.
6. Time and Price - Impacted Materials, Labor & Equipment (Escalation/Availability of Materials):
As of the date of this GMP Proposal and/or during the performance of the Work, certain
markets providing materials and equipment necessary to complete the Project may experience
significant industry-wide fluctuation in cost, delivery, and availability. As a result, should there
be any fluctuations that materially affect the cost, delivery, and/or availability of such items,
regardless of if same should occur before the acceptance of the GMP Proposal, or subsequent to
the acceptance, the Owner agrees to make an equitable adjustment in the Contract Time and/or
Guaranteed Maximum Price as applicable. Notwithstanding any other provision to the contrary,
the Contractor shall not be liable to the Owner for any expenses, losses or damages arising from
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a delay in delivery of a potentially time and price impacted material/equipment item not the
fault of the Contractor.
7. Subcontractor Payments:
Notwithstanding anything to the contrary, the Owner specifically acknowledges and agrees
that the Construction Manager (Contractor) operates on a pay-when-paid basis with its’
subcontractors, and nothing contained herein or elsewhere shall be interpreted to require the
Construction Manager and/or its’ Surety to remit any payment (including final payment) to
subcontractors prior to the receipt of payment (including final) from the Owner.
8. GMP Schedule of Values: It is acknowledged and agreed that, notwithstanding anything else to the
contrary, the breakdown associated with the Guaranteed Maximum Price and/or the resulting
Schedule of Contract Values shall in no way operate as line item guaranteed maximum prices.
9.. A Project Contingency of $ 13,750.00 is included. Acceptable uses of this contingency include, but
are not limited to:
A. Buy-Out of the work not previously awarded in bid packages.
B. Repair of damages caused by an unknown source or contractor (excluding Builder’s Risk claims.)
C. To improve and/or accelerate the progress of the work.
D. To improve the conditions of the work.
E. For modifications of the work resulting from an unknown ambiguity (Not an error or omission)
in the contract documents.
F. To increase and/or supplement staff as necessary to effectively manage the project.
G. To adjust the reimbursable General Conditions/Requirements more than the line-item value.
H. Requests for Contingency Adjustments to be submitted to the City for approval.
10. No retainage will be held on Bonds, insurances, General Conditions, General Requirements, Staffing,
and Construction Manager Fee.
11. As-Built Drawings are not applicable.
12. We have included costs for Document Management and Project Management Controls Services in
our General Conditions. These services will be provided via a cloud-based platform that will allow
direct access to all Construction personnel, including Owners, Architects and Subcontractors.
Services will include the ability to access/manage the information via mobile device via the internet.
Services included will be Plans and Specs Maintenance and distribution, RFI Control, Submittal
Control, Punch list Management, Daily Reports along with other related functions inherent in the
platform. The charge for these services shall be $ 750.00 and be billed as lump sum amount upon
approval of GMP and issue of the Notice to Proceed.
13. We have included costs for MIS Services related to the project in our General Conditions. This
includes software updates associated with Biltmore Constructions standard software provided for
cost management, computer operating systems, PDF Software, word processing applications, and
spreadsheet applications. This includes troubleshooting, virus Management/remediation,
malware/adware management/remediation, updates, and maintenance to these systems. The
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charge for this service shall be $ 750.00 and shall be billed as a lump sum amount upon approval of
the GMP and issuance of the Notice to Proceed.
14. No Owner Direct Purchases are anticipated. However, should the City of Clearwater elect to utilize
the Direct Purchase process to save sales tax, the tax for the actual purchases will be credited to the
City. At the end of the Project, any refund for material not purchased or surplus materials returned
to the suppliers plus the applicable sales tax amount shall be credited with an additive Change Order
to the Agreement with the Construction Manager and Subcontractor’s Agreement. Surplus materials
shall be the property of the Subcontractor and no refund or materials shall be due to the City.
15. Technical Clarifications:
A. General Requirements
1. Asbestos Abatement is included in accordance with Demolition Asbestos Survey dated March
22, 2017, as prepared by Greenfield Environmental, Inc. No other hazardous materials
abatement is included unless otherwise noted.
2. The issuance of the Construction Manager’s Performance and Payment Bonds will be
provided after the approval of the GMP and issuance of the Notice to Proceed by The City of
Clearwater.
3. Section I, “Advertisement of Bids & Notice to Contractors” of the City of Clearwater Contract
Documents & Specifications is Excluded. Biltmore Construction Co., Inc. complied with
advertising requirement.
4. Section II, “Instruction to Bidders” and “Supplemental Instructions to Bidders” of the City of
Clearwater Contract Documents & Specification are excluded. Subcontractor bid
requirements are outlined in Exhibit B of the Construction Manager @ Risk Services for
Continuing Contracts.
5. Section III, “General Conditions” and Section IIIa “Supplemental General Conditions” of the
City of Clearwater Contract Documents are included as they pertain to and are consistent with
the Construction Manager @ Risk Services for Continuing Contracts.
6. Appendix, “ODP Documents and Other Project Documentation” of the City of Clearwater
Contract Documents & Specifications was not issued and thus is excluded.
7. Section V, “Contract Documents” of the City of Clearwater Contract Documents &
Specifications is excluded. The Construction Manager @ Risk Services for Continuing
Contracts will be followed.
8. No stored material is anticipated. However, the City will pay for on-site and off-site stored
materials with proper documentation by CM.
9. No vendor prepayment is anticipated. However, in the case where a vendor requires advance
payment for materials/equipment, The City will allow the CM to bill in advance and make
advance payment to the CM.
10. No Performance Specifications are included.
11. No salvaged items to be turned over to the City are identified. Any salvaged
materials/equipment will be the property of the Construction Manager.
12. Chain link type fence is included for the duration of the building demolition work only. It will
be removed at the completion of the demolition of the building.
13. Root barricades and silt fence will be installed per the issued Site Demolition Plan. They will
remain in place for the duration of the building demolition.
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EXHIBIT D – Enumeration of Contract Documents
Contract Documents include: the Drawings, Specifications, Addenda (Construction Documents), the
Agreement, General Conditions, Supplementary Conditions as expressly noted herein, and this Exhibit A,
as well as the Guaranteed Maximum Price (GMP) Proposal in its entirety. This GMP Proposal is expressly
recognized as a Contract Document because it forms the basis upon which the Guaranteed Maximum
Price is based. As such, in the event there is any disagreement, conflict, or ambiguity between the GMP
Proposal and any other Contract Document, the GMP Proposal shall govern.
The Owner’s issuance of any Notice to Proceed, Purchase Order, or any other written directive or
instructions to proceed with the Work, after this signed GMP Proposal has been delivered by Biltmore to
the Owner, shall constitute an express acceptance of the foregoing Enumeration of Contract Documents
and the enforceability thereof.
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EXHIBIT E – Construction Schedule
Subject to the ASSUMPTIONS AND CLARIFICATIONS contained herein, the anticipated construction
period shall be One hundred Fifty (150) calendar days to achieve Substantial Completion, after
receipt, by Biltmore Construction Co., Inc., of all the following requirements:
Execution of the Guaranteed Maximum Price Amendment of the Agreement Between
Owner and Biltmore Construction Co., Inc.
Receipt of the Written Notice to Proceed.
Receipt of all required Permits.
Recorded Notice of Commencement (as applicable).
Construction site available to commence construction activity.
Utilities disconnected and/or relocated as necessary to commence construction.
Final Completion shall be within 14 calendar days following the Date of Substantial Completion of
the Work.
A preliminary Abatement and Demolition Schedule is included herein. Once the subcontractors are
selected, we will prepare a more detailed CPM Schedule that will include all design, permitting,
procurement and construction activities.
Mobilization and Site Preparation 5-Days
Abatement 20-Days
Notice to EPA 10-Days
Building Demolition 80-Days
Remove Existing Asphalt Parking Lot and Install Road Base 30-Days
Final Cleanup 5-Days
Total 150 Days
Docusign Envelope ID: AC2960AF-6E87-428C-AF2A-03E86D364616
Cover Memo
City of Clearwater Main Library - Council
Chambers
100 N. Osceola Avenue
Clearwater, FL 33755
File Number: ID#25-0408
Agenda Date: 5/12/2025 Status: Agenda ReadyVersion: 1
File Type: Action ItemIn Control: Community Redevelopment Agency
Agenda Number: 3.5
SUBJECT/RECOMMENDATION:
Downtown Revitalization.
SUMMARY:
A monthly opportunity for CRA Trustees to exchange ideas and address downtown-related topics and
priorities.
STRATEGIC PRIORITY:
2.1 Strengthen public-private initiatives that attract, develop, and retain diversified business sectors.
2.3 Promote Clearwater as a premier destination for entertainment, cultural experiences, tourism, and
national sporting events.
Page 1 City of Clearwater Printed on 5/5/2025
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