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04/20/2026Monday, April 20, 2026 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 - Final April 20, 2026Community Redevelopment Agency Meeting Agenda - Final 1. Call To Order 2. Approval of Minutes 2.1 Approve the minutes of the March 2, 2026 CRA meeting as submitted in written summation by the City Clerk. 3. Citizens to be Heard Regarding Items Not on the Agenda 4. New Business Items 4.1 Present New Vision Behavioral Health, Inc. as the April 2026 recipient of the Business Spotlight Program. 4.2 Accept a proposal for the redevelopment of 706 N. Missouri Avenue from St. Benedict Holdings, LLC and authorize CRA staff to negotiate an agreement for development, purchase and sale of property with said entity. 4.3 Downtown Revitalization. 5. Director's Report 5.1 Directors Report April 2026. 6. Adjourn Page 2 City of Clearwater Printed on 4/13/2026 Cover Memo City of Clearwater Main Library - Council Chambers 100 N. Osceola Avenue Clearwater, FL 33755 File Number: ID#26-0213 Agenda Date: 4/20/2026 Status: Agenda ReadyVersion: 1 File Type: MinutesIn Control: Community Redevelopment Agency Agenda Number: 2.1 SUBJECT/RECOMMENDATION: Approve the minutes of the March 2, 2026 CRA meeting as submitted in written summation by the City Clerk. Page 1 City of Clearwater Printed on 4/13/2026 Community Redevelopment Agency Meeting Minutes March 2, 2026 Page 1 City of Clearwater City of Clearwater Main Library - Council Chambers 100 N. Osceola Avenue Clearwater, FL 33755 Meeting Minutes Monday, March 2, 2026 1:00 PM Main Library - Council Chambers Community Redevelopment Agency Draft Community Redevelopment Agency Meeting Minutes March 2, 2026 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, Dan Slaughter – Assistant City Manager, Alfred Battle – Assistant City Manager, Owen Kohler – Interim 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 2:22 p.m. 2. Approval of Minutes 2.1 Approve the minutes of the February 17, 2026 CRA meeting as submitted in written summation by the City Clerk. Trustee Teixeira moved to approve the minutes of the February 17, 2026 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 March Business Spotlight - One Stoppe Shoppe Present One Stoppe Shoppe as the March 2026 winner of the Business Spotlight Program. One Stoppe Shoppe, located at 331 Cleveland Street, Suite B, in Downtown Clearwater, is being recognized as the March 2026 Business Spotlight Legacy recipient in recognition of more than 35 years of sustained operation within the Downtown CRA district. Draft Community Redevelopment Agency Meeting Minutes March 2, 2026 Page 3 City of Clearwater Since opening in 1989, the family-run business has refined its inventory based on customer demand and built a loyal following both locally and internationally. This recognition reflects the store’s long-standing presence and its ongoing role in supporting Downtown Clearwater’s economic stability. 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 a Downtown Commercial Grant to Tatlici Food, Inc. for The District Bistro located at 412 Cleveland Street, in an amount not to exceed $69,773.02.. Tatlici Food, Inc., owner of The District Bistro located at 412 Cleveland Street, has applied for a Downtown Commercial Grant for retroactive reimbursement of eligible improvements completed at the property. The total project cost was $127,168.11, of which $107,343.11 is eligible for grant consideration under the Downtown Commercial Grant Program guidelines. The project qualifies as a Level 2 grant, which requires a 35% applicant match. • Total Eligible Project Cost: $107,343.11 • Required 35% Match (Applicant Responsibility): $37,570.09 • Maximum Grant Award (65%): $69,773.02 The applicant has completed the improvements and is requesting reimbursement. Tatlici Food, Inc. completed substantial renovations to The District Bistro, including: • Mechanical & Infrastructure: HVAC repairs, wine cellar condenser repairs, hood and gas thermostat updates, and partial electrical rewiring. • Interior Improvements: Bathroom renovations, painting, wallpapering, wood trim/railing installation, and lighting fixture upgrades. • Security & Maintenance: Permanent security system updates and a comprehensive deep clean. All work has been completed and verified as eligible under program guidelines. Draft Community Redevelopment Agency Meeting Minutes March 2, 2026 Page 4 City of Clearwater 12-MONTH LOOK-BACK REVIEW: Per program requirements, staff conducted a 12-month review of prior grant payments issued to Tatlici Food, Inc. Tatlici Food, Inc. previously owned Olive and Thyme located at 530 Cleveland Street and received the following grants: • 1. Business Renovation Grant (BR-02-24): $13,710.00 approved; $2,840.00 paid for granite countertops. The remaining $10,870.00 for a sprinkler system was not utilized. • 2. Downtown Commercial Grant (DTC-C-24-03): $58,021.87 approved; $38,196.80 paid for interior renovations, HVAC, and plumbing. Work was partially completed and reimbursed. Both grants associated with Olive and Thyme have since expired. The business at 530 Cleveland Street has closed, and a new tenant, Gulfside Pizza, has assumed the remaining lease. The new tenant, does not have any responsibility or obligation to the grants that were issued to Tatlici Food, Inc. Because Tatlici Food, Inc. received a payment of $38,196.80 within the required review period, Board approval is required for this new grant award. FINANCIAL IMPACT: Funding for this grant is available within the Downtown Commercial Grant Program budget. • Grant Amount: Not to exceed $69,773.02 • Applicant Match: $37,570.09 • Total Eligible Project Cost: $107,343.11 STAFF RECOMMENDATION: Staff recommends approval of a Downtown Commercial Grant to Tatlici Food, Inc. for The District Bistro located at 412 Cleveland Street, for retroactive reimbursement of eligible improvements, in an amount not to exceed $69,773.02. APPROPRIATION CODE AND AMOUNT: Funds for this grant are available in Economic Development-City 3887552-R2003 STRATEGIC PRIORITY: 2.1 Strengthen public-private initiatives that attract, develop, and retain diversified business sectors. Applicant Summer Tallici requested additional funds to cover equipment upgrades and replacement of the beer cooler and lines. She said these Draft Community Redevelopment Agency Meeting Minutes March 2, 2026 Page 5 City of Clearwater items were not covered in the original grant scope and are not moveable. CRA Assistant Director Anne Lopez said if the additional grant funds are approved, the total grant would be $82,659.27. In response to questions, Ms. Lopez said, based on receipts provided to staff, the total project cost was $127,168.11. The program has a max of $5,000 for essential restaurant equipment, repairs, or replacement. Staff recommends awarding $69,773.02, which is the allowed maximum. Ms. Tallici said the restaurant has been open since September. She said it is nice to see Downtown turnaround and see businesses work together. Discussion ensued with comments made that the location was empty for a long time. Trustee Allbritton moved to approve a Downtown Commercial Grant to Tatlici Food, Inc. for The District Bistro located at 412 Cleveland Street, in an amount not to exceed $82,659.27. The motion was duly seconded and carried unanimously. 5. Director's Report 5.1 Director’s Report for March 2026 CRA Executive Director Jesus Nino provided a PowerPoint presentation. 6. Adjourn The meeting adjourned at 2:38 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#26-0471 Agenda Date: 4/20/2026 Status: Agenda ReadyVersion: 1 File Type: Action ItemIn Control: Community Redevelopment Agency Agenda Number: 4.1 SUBJECT/RECOMMENDATION: Present New Vision Behavioral Health, Inc. as the April 2026 recipient of the Business Spotlight Program. SUMMARY: New Vision Behavioral Health, Inc., located within the Willa Carson Health & Wellness Center at 1108 N Martin Luther King Jr. Ave., provides counseling services that support the mental and emotional well-being of individuals in the North Greenwood community. Founded by Zaneta Ellison McGraw, LMHC, the practice was established to serve communities where access to behavioral health services is essential. Through a client-centered approach, business helps individuals navigate life’s challenges while promoting resilience and long-term wellness. Video Link: CRA Business Spotlight Video: New Vision Behavioral Health <https://www.youtube.com/watch?reload=9&v=fr6RWa36Z_c&feature=youtu.be> 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 4/13/2026 Cover Memo City of Clearwater Main Library - Council Chambers 100 N. Osceola Avenue Clearwater, FL 33755 File Number: ID#26-0473 Agenda Date: 4/20/2026 Status: Agenda ReadyVersion: 1 File Type: Action ItemIn Control: Community Redevelopment Agency Agenda Number: 4.2 SUBJECT/RECOMMENDATION: Accept a proposal for the redevelopment of 706 N. Missouri Avenue from St. Benedict Holdings, LLC and authorize CRA staff to negotiate an agreement for development, purchase and sale of property with said entity. SUMMARY: The City of Clearwater was notified on July 1, 2025, by the State of Florida that the property at 706 N. Missouri Avenue would be conveyed to the city at no cost. The property transfer was made official on August 18, 2025. The property was subsequently transferred to the Clearwater Community Redevelopment Agency on January 26, 2026, to position the property for sale to facilitate use and development consistent with the North Greenwood Community Redevelopment Plan. On February 22, 2026, in accordance with Section 163.380, Florida Statutes, the CRA provided public notice of the disposition of the Property through publication in a newspaper of general circulation within the community and invited proposals from private developers and other interested parties to redevelop or rehabilitate the Armory site. Proposals were due on March 24, 2026, and required, at a minimum: 1.A purchase price offer of at least $2,000,000; 2.A description of the project, including size, appearance, and proposed uses; 3.A financial presentation, including sources and uses of funds, the project budget, and projected employment, including the number of jobs and the median annual salary; and 4.A detailed development schedule, including acquisition and construction timelines. The public notice resulted in one proposal from St. Benedict Holdings, LLC (an affiliate of Yo Mama’s Foods, which is headquartered within the NGCRA). The proposal has been reviewed, determined to be responsive, and found to meet the minimum requirements, including the required purchase price. The proposal includes a $2,000,000 purchase offer and proposes the adaptive reuse of the existing Armory building and site to support the expansion of Yo Mama’s Foods’ operations, including warehouse, logistics, and light manufacturing uses, along with job creation and increased taxable value within the NGCRA. RECOMMENDATION: Staff recommends that the CRA Board of Trustees: 1.Accept the proposal submitted by St. Benedict Holdings, LLC as responsive to the public notice and compliant with the minimum requirements; and 2.Authorize CRA staff to negotiate with St. Benedict Holdings, LLC for a development, purchase and sale agreement and any associated legal instruments. Upon completion of negotiations, a development, purchase and sale agreement, along with any other associated legal instruments, will be presented to the CRA Board of Trustees for final approval at a subsequent meeting. If this agreement is approved, the CRA may thereafter transfer fee simple ownership of the property to St. Benedict Holdings, LLC. Pursuant to Section 163.380(1), Florida Statutes, the purchaser and its successors and assigns shall be obligated to devote the real property only to the uses specified in the community redevelopment plan and may be required to comply with such additional conditions as the CRA deems to be in the public interest, including the obligation to commence required improvements within a reasonable time. Page 1 City of Clearwater Printed on 4/13/2026 File Number: ID#26-0473 FISCAL IMPACT: N/A at this stage. Final financial terms will be presented for approval as part of the development, purchase and sale agreement. STRATEGIC ALIGNMENT: North Greenwood CRA Plan: Goal 1: Public Safety (p. 93): Activates an underutilized site and contributes to reducing conditions associated with blight. Goal 3: Poverty Reduction (p. 93): Supports job creation, workforce development, and increased access to employment opportunities. Goal 5: Quality of Life (p. 94): Enhances community vitality through reinvestment and improved economic activity. Redevelopment Policies (pp. 94-95): Advance the reuse of publicly owned property to support economic development and private investment. STRATEGIC PRIORITY: 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. 3.2 Preserve community livability through responsible development standards, proactive code compliance, and targeted revitalization. Page 2 City of Clearwater Printed on 4/13/2026 511 514 706 801 51511271143 816 1140113351011251125509 5111130 116551411231126 515 1205605 1139701 70111601166117811541172SEMINOLE ST NMISSOURIAVENMADISONAVENWASHINGTONAVENMISSOURIAVEELDRIDGE STPHILLIES DRMAPLE ST Document Path: C:\Users\Michael.Koter\City of Clearwater\Engineering Geographic Technology - GIS\Engineering\Location Maps\The Armory Location Map\The Armory\The Armory.aprx Prepared by:Department of Public Works - EngineeringGeographic Technology Division100 S. Myrtle Ave, Clearwater, FL 33756Ph: (727)562-4750, Fax: (727)526-4755www.MyClearwater.com Page: 1 of 1Aerial Flown 2024 The Armory Parcel Number: 10-29-15-33300-000-0010 Address: 706 N Missouri Ave N.T.S.Scale:MDMap Gen By:AAReviewed By:12/12/2025Date: AERIAL MAP PROJECT LOCATION CITY OF CLEARWATER COMMUNITY REDEVELOPMENT AGENCY NOTICE OF DISPOSITION OF REAL PROPERTY WITHIN THE NORTH GREENWOOD COMMUNITY REDEVELOPMENT AREA Notice is hereby given that the City of Clearwater Community Redevelopment Agency (the “CRA”) will accept sealed proposals for development (“PFDs”) beginning on February 22, 2026 until thirty (30) days thereafter with such date being 10:00 A.M., Local Time, March 24, 2026, from persons and groups interested in purchasing the property bearing the legal description and parcel I.D. number referenced below: Lot 1, GREENFIELD SUBDIVISION, as recorded in Plat Book 31, Page 28, of the Public Records of Pinellas County, Florida. Parcel I.D. Number: 10-29-15-33300-000-0010 SUBMIT PROPOSALS TO: It is recommended that PFDs are submitted electronically through our website at https://www.myclearwater.com/business/rfp. Alternatively, proposers may mail or hand-deliver PFDs to the address below: City of Clearwater Finance Department, Procurement Division/RFDP 100 S. Myrtle Ave., 3rd Floor Clearwater, FL 33756 No responsibility will attach to the CRA, the City of Clearwater, their 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 a buyer for the above-referenced property for use consistent with the North Greenwood Community Redevelopment Area Plan. The development preference is for redevelopment/reuse of the site by a local business headquartered in the City of Clearwater primarily involved in warehouse distribution and light-manufacturing activities that can offer community benefits such as creation of new jobs, commitment to hiring individuals from the community redevelopment area, minimum capital investment facilitating tax increment growth, and community and substantial economic benefit to the redevelopment area and to the City of Clearwater. PFDs will also be evaluated based on the criteria required by Fla. Stat. § 163.380(2). PFDs are limited to 1,500 words or fewer and must include: 1) a purchase price offer of at least $2,000,000.00; 2) a description of the project in terms of size, appearance, and uses; 3) a financial presentation which includes all the following elements: sources & uses of funds, project budget, and projected employment for the proposed uses including both the number to be employed as well as the projected median annual salary to be paid; and 4) A detailed development schedule including acquisition and construction. For questions and more information, please contact the City of Clearwater Procurement Division by email at Purchasing@myclearwater.com or visit the Procurement Division at the address listed above. The CRA shall consider all PFDs received in a timely manner. The CRA reserves the right to reject any or all PFDs, to waive technicalities, to readvertise, and to otherwise conduct this process in the manner it deems to be in the best interests of the public. 1 St. Benedict Holdings, LLC (Affiliate of Yo Mama’s Foods) Proposal for Development (PFD) 706 N. Missouri Avenue – North Greenwood CRA 1. Purchase Price Offer St. Benedict Holdings, LLC hereby submits a purchase price offer of: $2,000,000 for acquisition of 706 N. Missouri Avenue through the Clearwater Community Redevelopment Agency pursuant to Florida Statutes §163.380. ● Earnest Money: $100,000 within 10 business days of CRA/City Council approval. ● Closing: Within 120 days of approval (one 30-day extension for ministerial matters). ● Financing: Bank pre-approval attached. 2. Project Description North Greenwood Campus Expansion The property at 706 N. Missouri Avenue will be incorporated into Yo Mama’s Foods’ expanding North Greenwood operations campus, which currently includes company-owned facilities located directly across from the site at: ● 1125 Eldridge Street – Corporate headquarters and operations 1143 Eldridge Street – Warehouse and logistics facility The acquisition of 706 N. Missouri Avenue will allow the company to establish a consolidated headquarters and logistics campus within the North Greenwood CRA. Upon integration, the campus will support approximately 50,000+ square feet of combined operational space including: ● Warehouse distribution ● Logistics and shipping operations ● E-commerce fulfillment ● Light manufacturing and packaging ● Inventory management and storage ● Corporate headquarters offices 2 ● Workforce training and operational support The Armory facility will function as the central logistics and fulfillment hub of the campus, supporting continued growth of Yo Mama’s Foods’ national distribution network. Size & Appearance Redevelopment of the facility is expected to include: ● Adaptive reuse of the existing building ● Industrial modernization improvements ● Exterior facade, lighting, and landscaping upgrades ● Loading and logistics infrastructure improvements ● Secured logistics and shipping operations All improvements will comply with applicable zoning and development standards. Regional Logistics Consolidation The facility will also provide capacity to consolidate certain out-of-state logistics functions currently supported through third-party warehouses, including potential relocation of inventory and distribution operations currently located in Chicago. Bringing these operations to Clearwater will strengthen the local economic base and aligns directly with the CRA’s preference for warehouse distribution and light manufacturing uses. 3. Financial Presentation Sources of Funds (Anticipated) ● Bank Financing: $2,000,000 ● Equity Contribution: $1,500,000+ ● Additional Capital Funding: As needed for phased improvements Total anticipated initial funding: approximately $3,500,000+ Uses of Funds (Projected) ● Property Acquisition: $2,000,000 ● Renovation & Site Improvements next 5 years: ~$2,000,000+ ● Equipment & Warehouse Infrastructure: ~$750,000+ ● Soft Costs (engineering, design, permits): ~$250,000+ ● Total projected phased project investment: approximately $5,000,000+ 3 All figures represent planning estimates and are subject to refinement during due diligence and permitting. 4. Projected Employment & Payroll The campus expansion is projected to support approximately: 20–30 full-time positions over time, subject to operational growth. Positions will include warehouse operations, logistics, quality assurance, administration, and inventory management roles. ● Projected median annual salary: ~$65,000 ● Projected annual payroll at full buildout: ~$1.3M – $1.6M These employment projections are planning estimates provided for evaluation purposes. 5. Tax Base & CRA TIF Impact Current Condition The property is currently City-owned and tax-exempt, generating: ● $0 in ad valorem taxes ● $0 in CRA TIF revenue Post-Redevelopment (Projected) Based on anticipated improvements of approximately $5,000,000 in new taxable value: Category Estimated Impact New Taxable Value ~$5,000,000 Estimated Effective Millage 1.8% – 2.2% Estimated Annual Taxes ~$90,000 – $110,000 Estimated CRA TIF ~$45,000 – $55,000 annually 10-Year Estimated TIF ~$450,000 – $550,000 4 20-Year Estimated TIF ~$900,000 – $1.1M Redevelopment would convert a currently non-tax-producing municipal asset into a recurring revenue generator for the City and CRA. 6. Community Benefits ● Continued recruitment within the North Greenwood community ● Partnerships with workforce development organizations ● Ongoing food security initiatives supporting local nonprofits ● Certified minority-owned enterprise headquartered in Clearwater ● Continuous operations within the North Greenwood CRA since 2019 7. Development Schedule Milestone Estimated Timeline CRA/City Approval 2026 Due Diligence ~60 days post- approval Site Plan Approval 90 days (draft application included as Exhibit A) Closing Within 120 days Construction Plans & Permitting 6–9 months post- closing Renovation Following permitting Operational Integration 1–24 months All timelines are planning estimates subject to permitting and construction schedules. 5 8. CRA Alignment This proposal advances the goals of the North Greenwood CRA Plan by: ● Supporting warehouse distribution and light manufacturing ● Expanding local employment opportunities ● Increasing taxable value and generating CRA TIF ● Supporting minority enterprise growth ● Encouraging long-term private reinvestment The project converts a tax-exempt City property into an active economic asset without reliance on public construction funding. 9. Experience & Campus Commitment Yo Mama’s Foods: ● Is headquartered in Clearwater ● Has operated in North Greenwood since 2019 ● Owns and operates adjacent facilities across from the sits ● Maintains secured financing capacity • Requires no zoning changes • Does not depend on tax credits or speculative financing The acquisition of 706 N. Missouri represents a continuation of the company’s established North Greenwood campus strategy. 10. Redevelopment Certainty & Economic Impact This proposal represents a uniquely low-risk redevelopment opportunity for the City and CRA. Key factors include: ● Immediate integration with an existing adjacent operational campus ● Demonstrated operational presence in North Greenwood ● Secured financing capacity ● No zoning changes required ● No reliance on public construction subsidy ● Immediate operational need for logistics and warehouse capacity Unlike speculative redevelopment proposals, this project integrates directly into an existing operating business with international distribution. 6 Yo Mama’s Foods distributes products nationally through retailers including Costco, Walmart, Kroger, and Publix, and its continued growth has created an immediate need for expanded logistics capacity within Clearwater. The project therefore offers the highest level of execution certainty and long-term economic benefit for the North Greenwood CRA. County Economic Development Support Yo Mama’s Foods has been approved for an economic development grant funding from Pinellas County supporting expansion and job growth associated with 706 N. Missouri Avenue. This independent County investment reflects recognition of the company’s economic impact and long-term commitment to Clearwater. Non-Binding Projections Notice All employment projections, investment amounts, payroll estimates, tax projections, timelines, and operational plans contained herein are forward-looking, non-binding planning estimates provided solely for evaluation purposes. Final development scope, staffing levels, investment timing, and operational decisions will be subject to financing, market conditions, permitting, and definitive agreement negotiations. Exhibits Exhibit A – Draft FLD Application Exhibit B – Letters of Community and Institutional Support Exhibit C – Minority-Owned Business Certification Exhibit D – Financing Prequalification Letter (Hancock Whitney Bank) Exhibit E – Preliminary Redevelopment Budget (Planning-Level Estimate) Exhibit F – Photographs of Yo Mama’s Foods Headquarters and Operations EXHIBIT "A" 600 CLEVELAND ST. SUITE 800 CLEARWATER, FL 33755 TEL: 727.724.3900 FAX 727.724.2900 WWW.HWHLAW.COM SENDER'S DIRECT DIAL: 813-506-5207 SENDER'S E-MAIL: lauren.rubenstein@hwhlaw.com December 2, 2024 VIA ACCELA City of Clearwater Planning and Development Department 100 S. Myrtle Avenue Clearwater, FL 33756 Re: FLD Application for 706 N. Missouri Ave To Whom It May Concern: On behalf of our client, Magnificat Holdings LLC dba Yo Mama’s Foods Co., please see the enclosed FLD Application and supporting documentation for the property located at 706 N. Missouri Ave. Yo Mama’s Foods Co., is proposing a change of use to a Storage/Warehouse/Distribution facility at the above-mentioned property. The applicant desires to utilize the existing buildings and site as currently developed, with the addition of a truck well and loading dock along the southern side of the existing rear building. The property is owned by the Trustees of the Internal Improvement Fund of the State of Florida and leased by the City of Clearwater. The City currently utilizes the building for storage and office space, but has recognized the potential economic development opportunity the property could present if made available to nearby businesses. The applicant is hopeful that the City will pursue subleasing the property, and as such, is filing the attached application to determine whether the applicant’s proposed use of the site as a Storage/Warehouse/Distribution facility would be permissible. As this application is solely for a change of use, rather than a full-blown redevelopment, and the City is the current occupant of the site, many of the materials being submitted are from the City’s own permitting and development of the site. The applicant is not proposing to improve or remodel the existing site in a value of 25% or more of the valuation of the principal structure as reflected on the property appraiser’s current records, there is no flexibility being requested from the parking standards, and a traffic impact study in not necessary based on the limited number of trips expected to be generated from the new use. The following narratives discuss the Stormwater, Landscaping and Tree Survey, Inventory, and Preservation Plan, and a Building Renovations Overview. Stormwater Narrative: The applicant will maintain the existing stormwater facilities on the Armory site. As the proposed change of use does not improve the existing site in a value of 25% of more of the valuation of the principal structure, no new stormwater management plan is proposed/required. Landscape Plan Narrative: The applicant will abide by and maintain the landscaping currently onsite in accordance with the landscape plan that was implemented by the City while leasing the Property. Any additional landscaping planted by the applicant will enhance the historic site's character while meeting the City of Clearwater's landscaping requirements. The approach will emphasize native and drought-resistant species to reduce water consumption, reflecting sustainable practices. 1. Proposed Landscaping Features: Addition of native shrubs and groundcovers along the building perimeter to soften the visual impact and promote biodiversity. A mix of shade trees and ornamental palms, with species like live oaks and Montgomery palms, strategically placed to provide canopy and aesthetic appeal. Preservation and enhancement of green buffers along property boundaries to ensure privacy and continuity with the surrounding area. 2. Historical Considerations: Plantings will harmonize with the building’s historic aesthetic, maintaining a clean, elegant appearance through the use of timeless species and designs. Tree Survey, Inventory, and Preservation Plan A certified arborist has conducted a detailed inventory of the trees on the property, including size, species, and health condition, that were notated on the City’s approved site plan back in April of 2007. Tree Inventory Highlights: Several large shade trees, including mature oaks, are present and rated at a condition level of 3. As no new construction is proposed which would affect the trees noted on the tree inventory, no preservation plan is necessary. Building Renovations Overview The historic building will be painted white, and the applicant proposed to replace the existing windows with modern, energy-efficient windows. These upgrades maintain the integrity and aesthetics of the structure while aligning with contemporary building codes and sustainability practices. All changes respect the historical significance of the site. Should the City require any additional or updated information, please let us know. Thank you for your time and consideration on this matter. Very truly yours, HILL WARD HENDERSON /s/ Lauren C. Rubenstein Lauren C. Rubenstein PLANNING AND DEVELOPMENT DEPARTMENT FLS & FLD APPLICATION Page 1 of 5 Revised: 4/29/24 This application is REQUIRED for all Level One Flexible Standard Development (FLS) and Level Two Flexible Development (FLD) applications. All applications must be submitted online at: epermit.myclearwater.com It is the responsibility of the applicant to submit complete and correct information. Incomplete or incorrect information may invalidate your application. All applications are to be filled out completely and correctly and submitted (including plans and documents, uploaded, processed and finalized) by 12 noon on the scheduled deadline date submittal calendar. The applicant, by filing this application, agrees to comply with all applicable requirements of the Community Development Code. Additional information on submittal requirements including worksheets and handouts, etc. FIRE DEPARTMENT PRELIMARY SITE PLAN REVIEW FEE: $200 (not applicable for detached dwelling or duplexes) APPLICATION FEES: $100 (FLS – accessory structures associated with a single-family or duplexes) $200 (FLS – detached dwellings or duplexes) $475 (FLS – attached dwellings, mixed-use, and nonresidential uses) $300 (FLD – detached dwellings, duplexes, and their accessory structures) $1,205 (FLD – attached dwellings, mixed-use, and nonresidential uses) Property Owner (Per Deed):________________________________________________________________________________________ Phone Number:______________________________________________________________________________________________________ Email: ________________________________________________________________________________________________________________ Applicant/Primary Contact Name:_________________________________________________________________________________ Company Name: _____________________________________________________________________________________________________ Phone Number:_______________________________________________________________________________________________________ Email: _________________________________________________________________________________________________________________ Address of Subject Property:________________________________________________________________________________________ _________________________________________________________________________________________________________________________ Parcel Number (s):___________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ Site Area (Square feet and Acres): ________________________________________________________________________________ Zoning: _______________________________________________________________________________________________________________ Future Land Use:_____________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ Description of Request (must include use, requested flexibility, parking, height, etc) :________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ Trustees of the Internal Improvement Fund of the State of Florida (who lease the property to the City of Clearwater) N/A N/A Katherine E. Cole, Esq / Lauren C. Rubenstein, Esq. Hill Ward Henderson 727-724-3900 Katie.Cole@hwhlaw.com; Lauren.Rubenstein@hwhlaw.com 706 N. Missouri Ave, Clearwater 10-29-15-33300-000-0010 136, 363 sf / 3.13 acres Institutional Institutional This is a request to change the use to a storage/warehouse/distribution facility. See attached narrative. PLANNING AND DEVELOPMENT DEPARTMENT FLS & FLD APPLICATION Page 2 of 5 Revised: 4/29/24 General Information Provide the following general information on the proposed project. If not applicable mark N/A. The maximum permitted or required amounts are listed in the Zoning District in the Community Development Code which is available online at: https://library.municode.com/fl/clearwater/codes/community_development_code Dwelling Units: A dwelling unit is a building or portion of a building providing independent living facilities for one family including the provision for living, sleeping, and complete kitchen facilities. Max. Permitted: __________________________ Proposed:______________________________ Hotel Rooms: A hotel room is an individual room, rooms or suite within an overnight accommodations use designed to be occupied, or held out to be occupied as a single unit for temporary occupancy. Max. Permitted: __________________________ Proposed:______________________________ Parking: List parking spaces. Parking spaces must meet the requirements of the Community Development Code (CDC) including location, materials and dimensions. Back out parking is prohibited for most uses. Required: ___________________________ Proposed:______________________________ Floor Area Ratio (FAR): Do not include parking garages, carports, stairwells and elevator shafts. Area is found by multiplying the length times the width dimension for each floor and should be expressed in square feet. Do not include parking garages, carports, stairwells and elevator shafts. FAR is not required for residential only projects unless in US 19 Zoning District. Max. Permitted: __________________________ Proposed:______________________________ Impervious Surface Ratio (ISR): ISR means a measurement of intensity of hard surfaced development on a site, basically any surface that is not grass or landscaped areas on private property. An impervious surface ratio is the relationship between the total impervious versus the pervious areas of the total lot area. Link to additional information including ISR worksheet. Max. Permitted: __________________________ Proposed:______________________________ Please list percentage % and square feet. N/A N/A N/A N/A 21 29 existing .65 0.136 .85 76.9% (104,863 sf mol) PLANNING AND DEVELOPMENT DEPARTMENT FLS & FLD APPLICATION Page 3 of 5 Revised: 4/29/24 General Applicability Criteria Provide complete responses to each of the six (6) General Applicability Criteria of Community Development Code Section 3-914.A.1 through 6, explaining how, IN DETAIL, the criteria is met. Use additional sheets as necessary: 1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ 2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly impair the value thereof. _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ 3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhood of the proposed use. _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ 4. The proposed development is designed to minimize traffic congestion. _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ 6. The design of the proposed development minimizes adverse effects, including visual, acoustic, and olfactory and hours of operation impacts, on adjacent properties. _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ See attached See attached See attached See attached See attached See attached PLANNING AND DEVELOPMENT DEPARTMENT FLS & FLD APPLICATION Page 4 of 5 Revised: 4/29/24 Flexibility Criteria or Use Specific Criteria Provide complete responses to the applicable flexibilitiy criteria (or use specific criteria in US 19 and Downtown Zoning Districts). These criteria are specific to the use and the Zoning District of the subject property and are part of the Community Development Code available online at municode.com : https://library.municode.com/fl/clearwater/codes/community_development_code If you need help finding the criteria or standards please contact a Development Review Planner at the Zoning Line 727-562-4604. Use additional sheets as necessary: _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________ See attached City of Clearwater / Yo Mama’s Foods Co. 706 N. Missouri Ave Clearwater, FL Description of Request: The City of Clearwater, North Greenwood Community Redevelopment Area, and Magnificat Holdings LLC dba Yo Mama’s Foods Co. (“Yo Mama’s”), respectfully requests approval for the use of the existing structure and parking area located at 706 N. Missouri Avenue (“Property”) to utilize the property for Storage/Warehouse/Distribution. The building, known as the Armory, was built back in the 1950s on the corner of N. Missouri Ave and Eldridge Street. The property is currently owned by the City of Clearwater is utilized by various City Departments, including Parks and Recreation and Special Events, for storage and office space. The City’s economic development team has been working with Yo Mama’s to expand its existing business in the North Greenwood district. The economic development team identified the Armory as a possible location but understands that it would require a change of use, and therefore triggers the FLD application process. Yo Mama’s currently operates out of a building located at 1125 Eldridge Street, almost directly across from the Armory site. Yo Mama’s would continue operations at its current site but is seeking the ability to expand those operations with the additional Storage/Warehouse/Distribution space that the Armory site could provide in close proximity to its existing business. The proposed use of the Armory by Yo Mama’s Foods would significantly contribute to the City’s economic base by creating 25 new jobs in 3 years, directly supporting local employment in North Greenwood and economic development within the community. Yo Mama’s Foods currently employs four residents from the 33755 ZIP code and is committed to extending its hiring and outreach efforts to further support the North Greenwood area. Its plans include enhancing the neighborhood’s appearance by investing in facade improvements to the Armory building, ensuring it aligns with the City’s vision for revitalization. Furthermore, by establishing its expanded headquarters at the Property, Yo Mama’s Foods aims to be a key partner in the City’s long-term economic and social development goals in the North Greenwood area. This project not only brings new economic activity to the area but also fosters community engagement and collaboration, helping to solidify North Greenwood as a vibrant, thriving neighborhood. Yo Mama’s requests the use, setbacks, parking and other development standards as set forth on the Land Use data table on the preliminary site plan and below: General Applicability Criteria 1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. The proposed development is consistent with the building that has existed on the property for over 70 years. The size, scale and bulk of the building is in harmony with the other industrial uses along Eldridge Street. The properties to the west and the south are zoned Industrial Research and Technology, with warehouses existing immediately to the west and light manufacturing and warehouses to the south. The properties to the east of the Property are zoned Institutional and consists of a vacant lot and a preschool. North of the Property is Jack Russell Stadium, which is zoned Open Space/Recreation. 2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly impair the value thereof. The use of the site as a Storage/Warehouse/Distribution facility is reflective of the development of the existing industrial area bounded by N. Missouri Ave, Maple Street, Martin Luther King Jr. Avenue and Seminole Street. 3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood. The proposed use is consistent with the surrounding development, and the site will remain virtually unchanged. 4. The proposed development is designed to minimize traffic congestion. The proposed development is designed to minimize traffic congestion. The proposed use will only generate 26 AM peak hour and 29 PM peak hour trip ends, which will have very minimal effect. 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. The proposed reuse of the Armory building is consistent with the community character of the immediate vicinity of the parcel. As discussed above, the parcel is located in a small, but defined, industrial area in North Greenwood. The Armory building itself is unique and adds to the community character, so preserving the existing building while allowing the expansion of an existing nearby business, will bring new economic activity to the area and solidify Noth Greenwood as a vibrant, thriving neighborhood. 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. The proposal is solely for a change of use. The site is going to be used consistent with the existing site plan, except for the small addition of a truck well and loading dock. It will operate during normal business hours, and the activity, including visual, noise and smell, will be consistent with all the surrounding industrial properties. The truck loading dock will be located behind the existing building that fronts N. Missouri Ave (and therefore not visible from N. Missouri Ave), so there should be no visible, audible nor olfactory impacts to the preschool located across N. Missouri Ave due to the shielding that the current building provides. COMPREHENSIVE INFILL REDEVELOPMENT – PROJECT CRITERIA While this request does not include changes to the approved site plan, other than the addition of a loading dock for trucks, responses to specific design criteria are included below. 1. The development or redevelopment of the parcel proposed for development is otherwise impractical without deviations from the intensity and development standards. This is a proposed change of use, no deviations from what is currently developed is proposed. The only proposed addition is a truck well and loading dock, which will be constructed in an area that is already impervious. The new proposed side setback, as it relates to the loading dock, is 64 feet. 2. The development or redevelopment will be consistent with the goals and policies of the Comprehensive Plan, as well as with the general purpose, intent and basic planning objectives of this code, and with the intent and purpose of this zoning district. The proposed development is consistent with the goals and policies of the Comprehensive Plan, as well as with the general intent and basic planning objectives of this code, and with the intent and purpose of this zoning district. Applicable Comprehensive Plan Goals/Policies/Objectives include but are not limited to: Objective QP 5.10 Support the recruitment, retention, and expansion of existing industries through economic opportunity and creation of jobs and workforce training. QP 5.10.2 Evaluate city-owned properties for possible expansion of economic opportunities or industries before being declared surplus. QP 5.10.4 Encourage the formation and growth of small and minority-owned businesses. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. The change of use will not impede the normal and orderly development and improvement of surrounding properties. Yo Mama’s opened its current warehouse down the block on Eldridge Street in a once vacant warehouse in 2019. Its business ended up being the catalyst that attracted more businesses to the area. The expansion of Yo Mama’s business to include the subject Property would continue the economic development trend and momentum that the area is currently experiencing. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. As discussed above, adjoining properties will not suffer substantial detriment as a result of the proposed change of use. The proposed use is consistent with the surrounding light industrial uses. The proposed truck well and loading dock, where most the noticeable activity on the site will occur, is shielded from the preschool located across N. Missouri Ave by the existing building. 5. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following objectives: a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; b. The proposed use would be a significant economic contributor to the City’s economic base by diversifying the local economy or by creating jobs; c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor d. The proposed use provides for the provision of affordable housing e. The proposed use provides for development or redevelopment in an area that is characterized by other similar development and where a land use plan amendment and rezoning would result in spot land use or zoning designation; f. The proposed use provides for the development of a new and/or preservation of a working waterfront use The proposed use would be consistent with the underlying future land use category of Institutional. As described by the Comprehensive Plan, Objective 5.1, the Future Land Use Categories “guide development consistent with the Countywide Plan Map.” The consistent Countywide Plan Map Category is Public/Semi-Public, which specifically allows the use of Storage/Warehouse/Distribution. As described above, the use is compatible with adjacent land uses and will not alter the essential use characteristics of the neighborhood. Furthermore, the development proposal accommodates the expansion of an existing economic contributor (Yo Mama’s Foods Co.) and would create an estimated 25 additional jobs within the first 3 years at the new site. 6. Flexibility with regard to use, lot width, required setbacks, height, and off- street parking are justified based on demonstrated compliance with all of the following design objectives: a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning district; This criterion has been met. The proposed use will utilize the existing developed buildings and lot and is consistent with the surrounding properties. b. The proposed development complies with applicable design guidelines adopted by the City; N/A. c. the established or emerging character of an area; The proposed use is consistent with the surrounding industrial uses that make up the character of the area. The Armory building has been a part of the neighborhood since the 1950s and utilizing the existing building, rather than redeveloping the property, keeps the historic character of the property. Yo Mama’s plans on enhancing the neighborhood’s appearance by investing in facade improvements to the Armory building, ensuring it aligns with the City’s vision for revitalization. d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements:  Changes in horizontal building planes  Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.  Variety of materials and colors  Distinctive fenestration patterns  Building stepbacks; and  Distinctive roof forms N/A – as the proposed development will utilize the existing buildings and lot. But, as noted above, the existing Armory building is unique in appearance and has been in existence since the 1950s. It adds to the character of the neighborhood with distinctive architectural details that are immediately recognizable. e. The proposed development provides for appropriate buffers, enhances landscape design and appropriate distances between buildings. The proposed development will utilize the existing developed buildings and parking lot, which has peacefully existed for the last 70 or so years. The site currently features large setbacks and appropriate landscaping in all pervious areas of the site, which Yo Mama’s will maintain in good condition. As this application is solely for a change of use, rather than a full-blown redevelopment, and the City is the current occupant of the site, many of the materials being submitted are from the City’s own permitting and development of the site. Yo Mama’s is not proposing to improve or remodel the existing site in a value of 25% or more of the valuation of the principal structure as reflected on the property appraiser’s current records, there is no flexibility being requested from the parking standards, and a traffic impact study in not necessary based on the limited number of trips expected to be generated from the new use. The following narratives discuss the Stormwater, Landscaping and Tree Survey, Inventory, and Preservation Plan, and a Building Renovations Overview. Stormwater Narrative: Yo Mama’s will maintain the existing stormwater facilities on the Armory site. As the proposed change of use does not improve the existing site in a value of 25% of more of the valuation of the principal structure, no new stormwater management plan is proposed/required. Landscape Plan Narrative: Yo Mama’s will abide by and maintain the landscaping currently onsite in accordance with the landscape plan that was implemented by the City while leasing the Property from the State. Any additional landscaping planted by Yo Mama’s will enhance the historic site's character while meeting the City of Clearwater's landscaping requirements. The approach will emphasize native and drought-resistant species to reduce water consumption, reflecting sustainable practices. 1. Proposed Landscaping Features:  Addition of native shrubs and groundcovers along the building perimeter to soften the visual impact and promote biodiversity.  A mix of shade trees and ornamental palms, with species like live oaks and Montgomery palms, strategically placed to provide canopy and aesthetic appeal.  Preservation and enhancement of green buffers along property boundaries to ensure privacy and continuity with the surrounding area. 2. Historical Considerations:  Plantings will harmonize with the building’s historic aesthetic, maintaining a clean, elegant appearance through the use of timeless species and designs. Tree Survey, Inventory, and Preservation Plan A certified arborist has conducted a detailed inventory of the trees on the property, including size, species, and health condition, that were notated on the City’s approved site plan back in April of 2007. Tree Inventory Highlights:  Several large shade trees, including mature oaks, are present and rated at a condition level of 3. As no new construction is proposed which would affect the trees noted on the tree inventory, no preservation plan is necessary. Building Renovations Overview The historic building will be painted white, and Yo Mama’s proposed to replace the existing windows with modern, energy-efficient windows. These upgrades maintain the integrity and aesthetics of the structure while aligning with contemporary building codes and sustainability practices. All changes respect the historical significance of the site. Should the City require any additional or updated information, please let us know. Thank you for your time and consideration on this matter. City of Clearwater (currently leases the property from the Trustees of the Internal Improvement Fund of the State of Florida) PLANNING AND DEVELOPMENT DEPARTMENT FLS & FLD APPLICATION Affidavit of Authorized Agent If multiple owners or properties, multiple affidavits may be required. 1. Provide names of the Lessee – PRINT full names: 2. That (I am/we are) the Lessee of the following described property: 706 N. Missouri Ave, Clearwater, FL 33755 3. That this property constitutes the property for which a request for (describe request): A Change of Use to a Storage/Warehouse/Distribution Facility 4. That the undersigned (has/have) appointed and (does/do) appoint: Lauren C. Rubenstein and Katie E. Cole, Hill Ward Henderson as (his/their) agent(s) to execute any petitions or other documents necessary to affect such petition; 5. That this affidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above-described property; 6. That site visits to the property are necessary by City representatives in order to process this application and the owner authorizes City representatives to visit and photograph the property described in this application; 7. That (I/we), the undersigned authority, hereby certify that the foregoing is true and correct. Lessee of the Property STATE OF FLORIDA COUNTY OF PINELLAS The foregoing instrument was acknowledged before me by means □ physical presence or □ online notarization, this ______ day of _______ , 202__ by ( _________ ) as (______________________) of ( _________________________ ), who __ is/are personally known to me or __ who has/have produced a driver’s license as identification. NOTARY PUBLIC Signature: My Commission expires: Note: This Property is Leased by the City of Clearwater from the Trustees of the Internal Improvement Fund of the State of Florida. The City must obtain permission from the State of Florida to Sublease the Property, but the City of Clearwater is the Party in control of the Property, and the City has the authority to process the subject FLD application. 1 Lauren C. Rubenstein From:Dresch, Raymond <Raymond.Dresch@MyClearwater.com> Sent:Monday, December 2, 2024 10:44 AM To:Lauren C. Rubenstein Cc:Kozak, Ted Subject:RE: Armory project - Comp Infill App (706 N Missouri Ave) [IMAN- FIRMLIVE.FID2109736] [External email; exercise caution] Lauren, Hope you had a happy and safe Thanksgiving. Based on the data provided I do not foresee the need for a traƯic impact study (less than 51 peak trips generated) or parking demand study (parking located oƯ-street / on-site). Under Section 4-904. of the Clearwater Community Development Code, subparagraph C.3. Development projects that generate less than 51 new peak hour trips are required to pay a multi-modal impact fee in accordance with Section 4-905. They are not required to submit a transportation management plan or study. Note: Multi-Modal Impact Fees are determined by Pinellas County Chapter 150. Article II. OƯ-Street Parking: ADA – looking at the provided plan, please ensure ADA parking is compliant wit the City Standards (Index 118 & 119). Also keep in mind -- Florida Statute 553.5041(5)(a) All spaces must be located on an accessible route that is at least 44 inches wide so that users are not compelled to walk or wheel behind parked vehicles except behind his or her own vehicle. Raymond Dresch, E.I. Engineering Specialist III City of Clearwater | Public Works / Transportation Ofϐice: 727.444.8775 Cell: 727.383.1901 From: Lauren C. Rubenstein <Lauren.Rubenstein@hwhlaw.com> Sent: Tuesday, November 26, 2024 3:49 PM To: Dresch, Raymond <Raymond.Dresch@MyClearwater.com> Cc: Kozak, Ted <Ted.Kozak@myclearwater.com> Subject: FW: Armory project - Comp Infill App (706 N Missouri Ave) [IMAN-FIRMLIVE.FID2109736] CAUTION: This email originated from outside of the City of Clearwater. Do not click links or open attachments unless you recognize the sender and know the content is safe. 2 Ray, Wanted to follow up with the information you requested regarding the parking and trip generation. My client is preparing to submit an FLD application for the above-mentioned site in the hopes of being able to secure approvals that may ultimately enable him to utilize the old Armory site as a shipping/warehouse facility. A preliminary site plan is also attached for your reference. The only change to the existing site is the addition of a loading dock. Everything else will remain the same. Attached (and below) are the ITE calculations from our traƯic engineer, Michael Yates. Based on these calculations, we will not be asking for any flexibility from the parking standards (existing parking (29) exceeds the required parking (21)), and the proposal will only generate 26 AM peak hour and 29 PM peak hour trip ends based on the ITE Trip Generation 11th Edition. Please advise if you need any additional information or whether based on the information provided the city can confirm that no traƯic impact nor parking demand study is required for the FLD application. Thank you! Hope you have a nice Thanksgiving! Lauren C. Rubenstein Shareholder o: 813.221.3900 | d: 813.506.5207 | Lauren.Rubenstein@hwhlaw.com | hwhlaw.com 101 E. Kennedy Blvd., Suite 3700, Tampa, FL 33602 From: Michael Yates <myates@palmtraffic.com> Sent: Tuesday, November 26, 2024 3:24 PM To: Lauren C. Rubenstein <Lauren.Rubenstein@hwhlaw.com> Subject: RE: Armory project - Comp Infill App (706 N Missouri Ave) [IMAN-FIRMLIVE.FID2109736] [External email; exercise caution] Lauren, Nice speaking with you today. Attached is the requested information. Please let me know if you need anything additional.  What is the ITE trip generation? The 18,525 SF of warehouse use (ITE LUC 150) is estimated to generate 26 AM peak hour and 29 PM peak hour trip ends based on the ITE Trip Generation 11th Edition.  How much parking is determined per ITE? The 85th Percentile parking demand for the 18,525 SF of warehouse use is 21 spaces per ITE Parking Generation 6th Edition. 3 Michael Yates Principal (813) 359-8341 Direct (813) 296-2595 Main (813) 205-8057 Cell 4006 S. MacDill Avenue Tampa, Florida 33611 CONFIDENTIALITY NOTE: The contents of this email and its attachments are confidential and may be privileged. If you are not the intended recipient, please immediately notify the sender (by return e-mail or telephone), destroy the original and all copies of this message along with any attachments, and do not disclose, copy, distribute, or use the contents. Please consider the environment before printing this e-mail. 1 ARBORIST’S REPORT Location: Yo Mama Food Co. Annex 706 N. Missouri Ave. Clearwater, Fl Prepared for: Mr. David Habib Yo Mama Food Co 1125 Eldridge St. Clearwater, FL By: Rick Albee ISA Certified Arborist, SO-0989A ISA Tree Risk Assessment Qualified (TRAQ) 2 TREE INVENTORY The following Arborist’s Report is a Level 2, Basic Assessment, submitted by Urban Forestry Solutions, LLC, and includes findings that I believe are accurate based on my over 35 years of education, experience and knowledge in the field of Arboriculture. I have no interest personally or financially in this property and my report is factual and unbiased. The following Tree Inventory Report will identify each tree by its size, species and overall condition rating with accompanying notes justifying the Condition Rating. This is NOT a tree risk assessment. The Tree Survey indicates the location of the tree on the site by the tree identification number. This tree identification number corresponds to the number on the Tree Inventory Report. METHODOLOGY Tree evaluations can be performed at different levels of intensity: Level 1: Limited Visual Assessment – A visual assessment performed, typically on foot, to identify obvious defects. Level 2: Basic Assessment – A detailed visual inspection of a tree and the surrounding site. This assessment may include the use of simple tools. A Level 2 Assessment requires the tree assessor to walk completely around the tree trunk, to exam any surface roots above ground, the trunk, and the branches. Level 3: Advanced Assessment – An assessment performed to provide detailed information about specific tree parts, defects, targets, or site conditions. Specialized equipment, data collection and analysis, and/or expertise are usually required. TREE INVENTORY DATA A tree inventory is a written record of a tree’s condition at the time of inspection. Problems not apparent upon visual observations from the ground cannot be noted and were not noted. A tree inventory is also a valuable tool to prioritize tree maintenance and/or removal of trees with problems that could lead to failure and cause personal injury or property damage. The following is an explanation of the data used in the inventory: Tree# - location - Each tree is assigned a number for reference in the inventory that corresponds with a number on the Tree Survey that identifies the location of the tree in the field. Size – Diameter at breast height (DBH) is the size of the tree’s trunk measured at 4.5’ above grade. If there is a fork in the trunk at that point, the diameter is measured at the narrowest area below the fork. Palm species are measured in feet of clear trunk (C.T.). Palm trees <10’ are not protected and are noted as Exempt. Species – Each tree is listed by its common and botanical name the first time it is listed in the inventory. For simplicity, the tree is listed by its common name thereafter. Condition Rating – The Condition Rating is an assessment of the tree’s overall structural strength and systemic health. Elements of structure include: 1) the presence of cavities, decayed wood and/or split, cracked, or rubbing branches etc., 2) branch arrangements and attachments (i.e., well-spaced branches vs. several branches emanating from the same area on the trunk; co-dominant trunks vs. single leader trunks; presence of branch collars vs. included bark). 3 Elements of systemic health relate to the tree’s overall energy system measured by net photosynthesis (food made) vs. respiration (food used). A tree with good systemic health will have a vascular system that moves water, nutrients and photosynthate around the tree as needed. If a tree is said to be Chlorotic (yellowing) it is lacking nutrients or fertilizer. Indicators of a healthy systemic system used in the overall condition rating include: 1) live crown ratio (the amount of live crown a tree has relative to its mass), 2) crown density (density of the foliage). Poor density typically indicates a declining tree and/or the tree’s crown does not have adequate space to develop, generally due to competition from adjacent trees, 3) tip growth (shoot elongation is a sign that the tree is making and storing energy.) The overall condition rating also takes into consideration the species, appearance and any unique features. The rating scale is 0-6 with 0 being a dead tree and 6 a specimen. Increments of 0.5 are used to increase accuracy. Examples of the tree rating system are as follows: 0- A dead tree 1- A tree that is dying, severely declining, hazardous, harboring a communicable disease. A tree with a rating of #1 should be removed as it is beyond treatment and is a threat to cause personal injury or property damage. 2 – A tree exhibiting serious structural defects such as: co-dominant stems with included bark at or near the base; large cavities; large areas of decayed wood; extreme crown dieback; cracked/split scaffold branches; etc. Also included is a tree with health issues (low energy, low live crown ratio, serious disease or insect problems, nutritional deficiencies or soil pH problems). A tree with a rating of #2 or 2.5 should be removed unless the problem(s) can be treated. A tree with a #2 Condition Rating will typically require a considerable amount of maintenance to qualify for an upgrade of the Condition Rating. 3- A tree with average structure and systemic health, minor crown dieback and problems that can be corrected with moderate maintenance. A tree with a co-dominant stem not in the basal area that can be subordinated, cabled and braced or a co-dominant stem that will soon have included bark can be included as a #3. A tree with a rating of #3 has average appearance, crown density and live crown ratio and should be preserved if possible. 4- A tree with a rating of #4 has good structure and systemic health with minor problems that can be easily corrected with minor maintenance. The tree should have an attractive appearance and be essentially free of any debilitating disease or insect problem. The tree should also have above average crown density and live crown ratio. Mature trees exhibiting scars, old wounds, small cavities or other problems that are not debilitating can be included in this group particularly if they possess unique form or other aesthetic amenities relating to their age. A tree with a rating of #4 is valuable to the property and should be preserved. 5 – A tree with very high live crown ratio and exceptional structure and systemic health and virtually free of insect or disease problems or nutritional deficiencies. A tree in this category should have a balanced crown with exceptional aesthetic amenities. A tree in this category should be of a species that possess characteristics inherent to longevity and withstanding construction impacts. A tree with a #5 rating lends considerable value to the site and should be incorporated into the site design. A tree with a #5 rating is worthy of significant site plan modification to ensure its preservation. 6 – A specimen tree. A specimen tree is a tree that possesses a combination of superior qualities regarding systemic health, structural strength, crown density, live crown ratio, form (balanced crown), overall aesthetic appeal, size, species, age and uniqueness. A great effort should be made to preserve a specimen tree including shifting structures that would adversely impact the tree. A specimen tree should have an 4 undisturbed growth area equal to its drip line (equal to the branch spread). Only an experienced and competent International Society of Arboriculture (I.S.A.) Certified Arborist should be allowed to perform maintenance work on a specimen tree. ARBORICULTURAL GLOSSARY The following are arboricultural terms used in tree inventories. A basic understanding of these terms will help the reader understand a tree problem. Co-dominant trunks or branches: A condition when two or more trunks or branches emanate from the same position and are essentially the same size. Included bark: This condition occurs when the bark in the crotch of a co-dominant stem grows inward and becomes embedded in the crotch and prevents the formation of a branch bark ridge. This condition is a structural defect and may lead to failure. Crown density: A description of the density of the foliage (from completely opaque to very sparse). A good dense canopy is considered desirable as it is an indicator of good systemic health. Dieback: Dieback is a descriptive term used to describe branches and twigs that are dying or dead at the tips. This typically indicates decline from root loss, damage and/or disease. TREE INVENTORY REPORT Please note: Trees are living organisms, and with all living organisms, certain degrees of stress may be experienced when they are disturbed in any way. It must be pointed out that it is not humanly possible to entirely ascertain the full extent of stress that the tree may experience. Nor is it possible to assure with 100% probability that the trees will survive. However, with professional arboricultural consulting, it is hoped that the stress factors can be held to a minimum and that the trees will continue to thrive during and following construction. TREE # SIZE SPECIES RATING 1 25” Sand Live Oak (Quercus geminata) 3.0  Poor live crown density.  Mechanical wounds to the top of the exposed root flares.  Uplifting the adjacent sidewalks.  Minor tip dieback. 2 24” Sand Live Oak 3.0  Poor live crown density.  Mechanical wounds to the top of the exposed root flares.  Minor tip dieback. 3 22” Sand Live Oak 3.0  Poor live crown density.  Mechanical wounds to the top of the exposed root flares.  Minor tip dieback. 4 31” Sand Live Oak 3.0  Poor live crown density.  Minor tip dieback. 5 5 25” Sand Live Oak 3.0  Poor live crown density.  Mechanical wounds to the top of the exposed root flares.  Uplifting the adjacent sidewalks.  Minor tip dieback. 6 26” Sand Live Oak 3.0  Poor live crown density.  Uplifting the adjacent sidewalks.  Moderate tip dieback. 7 9” Japanese Blueberry (Elaeocarpus dentatus) 5.0 8 11’ Senegal Date Palm (Phoenix reclinata) 5.0 Senegal date palms are on the Florida Invasive Species Council (FISC), FKA Florida Exotic Pest Plant Council’s (FLEPPC) list of invasive plant species, category II. 9 9’ Senegal Date Palm 4.0  Leaning to the southwest. 10 4”,5”,10” Japanese Blueberry 4.0  Multi-stem with included bark. 11 5” Japanese Blueberry 4.0 12 12” Japanese Blueberry 4.0  Minor tip dieback. 13 4”,9”,9” Japanese Blueberry 5.0 14 4” Chinese Elm (Ulmus parvifolia) 2.0  Extensive tip and branch dieback. This Completes the Report. 55 Land Use: 150 Warehousing Description A warehouse is a large building primarily devoted to the storage of goods and materials, but it may also include office and maintenance areas. Stored goods can include raw materials, packing materials, parts, or finished goods. A warehouse may provide long-term storage or serve as a distribution center for transferring goods between carriers (e.g., from long-haul carrier to a local delivery vehicle). A warehouse typically has loading docks to load and unload goods from trucks. Time-of-Day Distribution for Parking Demand The following table presents a time-of-day distribution of parking demand on a weekday at 11 general urban/suburban study sites. Hour Beginning Percent of Weekday Peak Parking Demand 12:00–4:00 a.m. 1 5:00 a.m.3 6:00 a.m.8 7:00 a.m.27 8:00 a.m.57 9:00 a.m.79 10:00 a.m.83 11:00 a.m.87 12:00 p.m.91 1:00 p.m.91 2:00 p.m.97 3:00 p.m.100 4:00 p.m.91 5:00 p.m.74 6:00 p.m.47 7:00 p.m.26 8:00 p.m.20 9:00 p.m.17 10:00 p.m.1 11:00 p.m.1 Land Use Descriptions and Data Plots 56 Parking Generation Manual, 6th Edition Additional Data For eight of the study sites, data were also collected for trucks parked at the site. The average truck parking demand ratio was 0.11 trucks per 1,000 sq. ft. GFA with a range between 0.04 and 0.25 trucks per 1,000 sq. ft. GFA. The average parking supply ratio for the 21 study sites with parking supply information is 0.5 spaces per 1,000 square feet GFA. The average peak parking occupancy at these 21 sites is 70 percent. For the 10 study sites with information on both facility square footage and site acreage, there is an average of 9,400 square feet GFA per acre. The sites were surveyed in the 1990s, the 2000s, the 2010s, and the 2020s in Minnesota, New Jersey, Ontario (CAN), Oregon, Texas, and Washington. Source Numbers 122, 275, 433, 528, 556, 558, 561, 562, 631 57 Warehousing(150) Peak Period Parking Demand vs:1000 Sq.Ft.GFA On a:Weekday (Monday -Friday) Setting/Location:General Urban/Suburban Number of Studies:31 Avg.1000 Sq.Ft.GFA:220 Peak Period Parking Demand per 1000 Sq.Ft.GFA Average Rate Range of Rates 33rd /85th Percentile 95%ConfidenceInterval Standard Deviation(Coeff.of Variation) 0.37 0.03 -1.96 0.33 /1.11 0.29 -0.45 0.22 (59%) Data Plot and Equation 0 1000 20000 200 400 600 800 Average RateStudySiteFittedCurve Fitted Curve Equation:P =0.40(X)-6.36 R²=0.87 X =1000 Sq.Ft.GFAP = Parked VehiclesLand Use Descriptions and Data Plots 58 Parking Generation Manual, 6th Edition Warehousing(150) Peak Period Parking Demand vs:Employees On a:Weekday (Monday -Friday) Setting/Location:General Urban/Suburban Number of Studies:21 Avg.Num.of Employees:128 Peak Period Parking Demand per Employee Average Rate Range of Rates 33rd /85th Percentile 95%ConfidenceInterval Standard Deviation(Coeff.of Variation) 0.77 0.28 -2.00 0.55 /1.08 0.65 -0.89 0.27 (35%) Data Plot and Equation 0 200 400 600 8000 200 400 600 800 Average RateStudySiteFittedCurve Fitted Curve Equation:Ln(P)=0.93 Ln(X)-0.05 R²=0.90 X =Number of EmployeesP = Parked Vehicles EXHIBIT "B" Dr. Cynthia Johnson Director, Pinellas County Economic Development 13805 58th Street North, Suite 1-200 Clearwater, FL 33760 June 13, 2025 The Honorable Ron DeSantis Office of the Governor The Capitol 400 S. Monroe Street Tallahassee, FL 32399-0001 RE: Strong Support for the Expansion of Yo Mama’s Foods Dear Governor DeSantis, On behalf of Pinellas County Economic Development, I am pleased to express our strong support for the expansion of Yo Mama’s Foods, a dynamic, high-growth manufacturer that embodies Florida’s entrepreneurial spirit. The proposed transfer of the Clearwater National Guard Armory to the City of Clearwater for redevelopment by Yo Mama’s Foods presents a transformative opportunity to strengthen our local economy and expand employment opportunities for our residents. Founded in Florida, Yo Mama’s Foods has evolved from a promising startup into a globally recognized clean- label food brand, bringing national visibility to Florida-made products and fueling job creation across our state. Their success story is a testament to the power of innovation and community investment—factors that have positioned Pinellas County as a hub for natural food manufacturing and economic vitality. With this transfer, Yo Mama’s Foods will significantly expand its headquarters, increase production capacity, and spearhead redevelopment efforts in the North Greenwood area, an historically underdeveloped corridor. This initiative aligns directly with our mission to foster business growth, talent development, and community revitalization—ensuring sustained economic prosperity for Pinellas County and beyond. As an outstanding corporate citizen, Yo Mama’s Foods exemplifies the resilience and ingenuity that make Florida’s business community thrive. We wholeheartedly support this initiative and appreciate your continued efforts to champion companies that call Florida home. Through collective action, we can drive economic progress and create lasting opportunities for generations to come. Respectfully, Dr. Cynthia Johnson Director Pinellas County Economic Development Kai Sonnenschein | Vice President | Business Banker 4 Cell 727-687-4231 | Office 727-502-1980 | Kai.Sonnenschein@HancockWhitney.com | MLO # 1200416 503 S Pinellas Ave | Tarpon Springs | Florida | 34689 June 13, 2025 The Honorable Governor Desantis Office of Governor The Capitol 400 S. Monroe St. Tallahassee, FL 32399-0001 RE: Support for the Transfer of the Clearwater National Guard Armory to the City of Clearwater for Economic Development by Yo Mama’s Foods Dear Governor Desantis, On behalf of Hancock Whitney Bank, I write in strong support of the proposed transfer of the Clearwater National Guard Armory to the City of Clearwater for redevelopment by Yo Mama’s Foods. As the financial partner to many of our region’s most dynamic businesses, we’ve seen firsthand how Yo Mama’s Foods has evolved from a local startup into a national and international brand. They now ship tens of millions of jars annually, all made with love right here in Florida, helping families eat healthier and putting Clearwater on the map for global food manufacturing excellence. This strategic transfer would unlock job creation, expanded exports, and long-term economic vitality in the North Greenwood community. It represents the type of forward-thinking partnership between state and local government and the private sector that drives sustained growth across Florida. We respectfully urge your administration to support this transfer—an investment in Florida jobs, Florida innovation, and Florida’s future. Sincerely, Kai Sonnenschein Kai Sonnenschein Vice President, Business Banker Hancock Whitney Bank Office of Governor Ron DeSantis June 13, 2025 The Capitol: 400 S. Monroe Street Tallahassee, FL 32399-0001 RE: Support for Economic Development through Transfer of Clearwater Armory to Yo Mama’s Foods Dear Governor DeSantis, As the County Commissioner representing District 5, which includes the City of Clearwater, I am writing to express my strong support for the proposed transfer of the Clearwater National Guard Armory to the City of Clearwater for redevelopment by Yo Mama’s Foods. Yo Mama’s Foods is a homegrown Florida success story located in the heart of Clearwater’s North Greenwood Community Redevelopment Area (CRA). The company exemplifies both the innovation and drive that your administration has championed across the state. By producing tens of millions of clean-label, healthy food products each year and distributing them both nationally and internationally, Yo Mama’s Foods has helped put Clearwater on the global map for quality food manufacturing. The opportunity to repurpose the Armory site is a significant one for Clearwater. The proposed project would not only expand a thriving local business but also bring meaningful investment, job creation, and revitalization to an historically underserved area of our community. It supports our collective goals of economic empowerment and sustainable redevelopment. I respectfully urge your support for this strategic transfer. It is an opportunity to continue fostering entrepreneurship, and to uplift one of Clearwater’s core communities. Thank you for your leadership and for your continued support of Florida’s local communities. Sincerely, Chris Latvala Commissioner District 5 June 13, 2025 Office of Governor Ron DeSantis The Capitol 400 S. Monroe Street Tallahassee, FL 32399-0001 RE: Urgent Support for Economic Development through Armory Transfer to Yo Mama’s Foods Dear Governor DeSantis, I am writing to express my strong and enthusiastic support for the proposed transfer of the Clearwater National Guard Armory to the City of Clearwater for redevelopment by Yo Mama’s Foods. Yo Mama’s Foods is a Florida-based company that exemplifies the entrepreneurial excellence and spirit of innovation that define our state. Their rapid growth, commitment to healthy, clean-label products, and expansion into national and international markets make them a standout success story—one that deserves continued support from state and local partners. The company’s proposal to repurpose the Armory will bring much-needed economic investment to the North Greenwood community, creating new jobs, revitalizing a long-underutilized asset, and reinforcing Florida’s position as a leader in food manufacturing and innovation. This initiative aligns with your administration’s priorities around job creation, business development, and strengthening local economies. We respectfully urge your support in advancing this strategic transfer, which represents a unique opportunity to promote both economic vitality and community redevelopment in Clearwater and beyond. Pinellas County stands ready to partner with the State and the City of Clearwater to ensure its success. Thank you for your continued leadership and commitment to Florida’s future. Sincerely, Brian Scott Chairman Pinellas County Board of County Commissioners EXHIBIT "C" Office of Supplier Development4050 Esplanade Way, Suite 380 Tallahassee, Florida 32399 850-487-0915www.dms.myflorida.com/osd Florida Department of Management Services Pedro Allende Minority Business Certification Magnificat Holdings 09/17/2024 09/17/2026 EXHIBIT "D" Kai Sonnenschein | Vice President | Business Banker 4 Cell 727-687-4231 | Office 727-502-1980 | Kai.Sonnenschein@HancockBank.com | MLO # 1200416 8200 Bryan Dairy Road | Largo | Florida | 33777 February 26, 2026 Re: Contemplated real estate purchase and improvements To whom it may concern, As a valued client of Hancock Whitney Bank, I am pleased to provide this assurance that the borrowing entity listed below is prequalified for the following real estate purchase. This letter does not act as a commitment from Hancock Whitney to finance the opportunity, but merely states that our client has been favorably vetted for the proposed purchase: Borrowing Entity: Magnificat Holdings dba Yo Mama’s Foods, or an Entity to be formed Purpose: 1st mortgage financing for the owner-occupied property located at 706 North Missouri Ave, Clearwater, Florida Purchase Amount: $2,000,000.00 Improvement Funding: $1,000,000.00 I appreciate the opportunity to offer this prequalification and look forward to underwriting this opportunity for a commitment to finance this contemplated purchase. Sincerely, Kai Sonnenschein Kai Sonnenschein Vice President – Hancock Whitney Bank EXHIBIT "E" SUPPLEMENTAL PLANNING INFORMATION Preliminary Conceptual Capital Planning Estimate - St. Benedict Holdings LLC 706 N. Missouri Avenue – North Greenwood CRA Provided for Evaluation Purposes Only – Non-Binding Important Notice This preliminary cost summary is provided solely for informational and evaluation purposes in connection with the Proposal for Development (PFD). All figures represent planning-level estimates based on current assumptions and general industry pricing. Final scope, sequencing, investment timing, and total expenditures will be determined following due diligence, engineering analysis, contractor pricing, permitting requirements, operational needs, and market conditions. This document does not constitute a development agreement, minimum investment commitment, construction covenant, guaranteed scope of work, or binding obligation unless expressly incorporated into a fully executed purchase and sale agreement approved by both parties. Conceptual Redevelopment Scope Overview The proposed redevelopment contemplates adaptive reuse and modernization of the existing facility to support: ● Warehouse distribution ● Light manufacturing and packaging ● Logistics and shipping operations ● E-commerce fulfillment operations ● Corporate headquarters and administrative functions The improvements outlined below represent a planning-level estimate of potential phased capital investment associated with modernization of the property. I. Exterior & Site Modernization (Planning Estimate) Category Estimated Planning Cost Exterior Paint & Façade Improvements ~$50,000 Building Signage ~$25,000 Exterior Lighting Upgrades ~$50,000 Loading Dock & Concrete Improvements ~$100,000 Parking Lot Repairs / Resurfacing ~$150,000 Landscaping & Site Improvements ~$50,000 Stormwater Improvements (Allowance) ~$200,000 Window Repairs / Replacement ~$50,000 Roofing Repairs / Replacement ~$150,000 Planning Subtotal – Exterior & Site Improvements Estimated Total: ~$825,000 II. Interior & Operational Improvements (Planning Estimate) Category Estimated Planning Cost Interior Renovations & E-Commerce Configuration ~$250,000 Warehouse Layout Improvements ~$100,000 Office Improvements ~$100,000 Electrical System Upgrades ~$20,000 Fire Safety & Code Compliance Systems ~$50,000 HVAC Replacement / Modernization ~$200,000 Plumbing & ADA Upgrades ~$75,000 Data, IT & Security Systems ~$100,000 Planning Subtotal – Interior & Systems Estimated Total: ~$895,000 III. Professional & Soft Costs (Planning Estimate) Category Estimated Planning Cost General Contractor Coordination ~$45,000 Architectural & Engineering Services ~$200,000 Permits & Municipal Review Fees ~$100,000 Planning Subtotal – Professional & Soft Costs Estimated Total: ~$345,000 IV. Risk & Contingency Allowances Category Estimated Planning Cost Demolition / Environmental Allowance ~$150,000 Construction Contingency (Planning Allowance) ~$250,000 Planning Subtotal – Risk & Contingency Estimated Total: ~$400,000 Total Conceptual Phased Capital Planning Estimate Category Estimated Total Exterior & Site Improvements ~$825,000 Interior & Systems Improvements ~$895,000 Professional & Soft Costs ~$345,000 Risk & Contingency Allowances ~$400,000 Estimated Total Conceptual Capital Planning Range Approximately $2,465,000 Rounded planning range: Approximately $2.4M – $2.6M These figures represent a conceptual phased capital planning estimate and are not intended as a guaranteed minimum investment. Narrative Clarification The redevelopment strategy is anticipated to be implemented in phases consistent with operational growth, permitting approvals, and capital planning considerations. The company retains discretion regarding: ● Final scope of work ● Sequencing of improvements ● Timing of investment ● Operational configuration ● Capital allocation All improvements will comply with applicable codes, safety standards, and development regulations. Strategic Intent The purpose of this conceptual estimate is to demonstrate the anticipated scale of private reinvestment and modernization of the property associated with the proposed campus expansion of Yo Mama’s Foods. These improvements are expected to support long-term operational use of the facility as part of the company’s North Greenwood headquarters and logistics campus. This conceptual estimate should not be interpreted as a required performance schedule or enforceable redevelopment covenant. EXHIBIT "E" Cover Memo City of Clearwater Main Library - Council Chambers 100 N. Osceola Avenue Clearwater, FL 33755 File Number: ID#26-0479 Agenda Date: 4/20/2026 Status: Agenda ReadyVersion: 1 File Type: Action ItemIn Control: Community Redevelopment Agency Agenda Number: 4.3 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 experience, tourism and national supporting events Page 1 City of Clearwater Printed on 4/13/2026 Cover Memo City of Clearwater Main Library - Council Chambers 100 N. Osceola Avenue Clearwater, FL 33755 File Number: ID#26-0481 Agenda Date: 4/20/2026 Status: Agenda ReadyVersion: 1 File Type: Action ItemIn Control: Community Redevelopment Agency Agenda Number: 5.1 SUBJECT/RECOMMENDATION: Directors Report April 2026. SUMMARY: Page 1 City of Clearwater Printed on 4/13/2026 |1DOWNTOWN CLEARWATER COMMUNITY REDEVELOPMENT AREA ZDirector’s Report April 2026 |2CLEARWATER COMMUNITY REDEVELOPMENT AGENCY Table of Contents •Downtown CRA Updates •North Greenwood CRA Updates |3DOWNTOWN CLEARWATER COMMUNITY REDEVELOPMENT AREA Downtown CRA Updates CRA staff and Public Communications continue to provide multi-channel updates to keep downtown stakeholders informed during ongoing construction. Downtown Construction Updates Media & Outreach •CRA Team promoted downtown parking options •The Bluffs project featured on Business Observer •Construction updates shared through CRA Outreach Meetings Cleveland Street Permit Applicants Submitted 615-621 Cleveland Street 635 Cleveland Street 639 Cleveland Street 645 Cleveland Street March 31 Meeting Recap Date: Tuesday, April 28th Time: 3 to 4 p.m. Location:Clearwater Main Library 100 N Oceola Ave | 1st Floor Board Room The March meeting featured a presentation on the new PSTA Transit Center, led by Darden Rice and Elizabeth Moscak Fazio, under construction at the corner of Court Street and Myrtle Avenue. Opening late summer 2027. Next Meeting Date: April 28 Reimagine Clearwater Main Library: A Cultural Destination Pre-marketing started in January 2026 and is expected to continue at least until the end of May 2026. 41 Active Engagements 11+ In-person Meetings Held 151 Organizations Contacted 5 Tours Scheduled Engagement continues to shift toward in-person interactions, increasing from 28 to 41 actions (+22%), with contacts sustained at ~151 and continued growth in interviews and tours. CRA Received an informal proposal from Ruth Eckerd Hall to utilize first-floor as an entertainment and cultural space. More details will be shared as conversations continue. Outreach & Engagement Summary |8DOWNTOWN CLEARWATER COMMUNITY REDEVELOPMENT AREA Downtown Clearwater Commercial Grants Metric Count Initial Meetings 2 Under Review 0 Approved 1 Work in Progress 10 Total 13 |9NORTH GREENWOOD COMMUNITY REDEVELOPMENT AREA North Greenwood CRA Updates North Ward Elementary School •Pre-marketing underway since December 2025 •Website, brochure, and press release completed •Featured in BayNews9, Fox13, TBBJ •Email campaign reaching 9,600+ industry contacts •Site promoted at Site Selector’s Guild Conference •Roof shrink wrap expected by April 10 •Recommend extending pre-marketing period until July 2026 •To host developers and community open house event •Pinellas County RFN Advertisement Key Activities & Updates Outreach & Engagement Summary 3 Replied Emails 4 Phone Inquires 4 Meetings 3 Site Tours |11NORTH GREENWOOD COMMUNITY REDEVELOPMENT AREA North Greenwood CRA Grants NGCRA Residential Grants Metric Count Initial Meetings 17 Under Review 4 Approved 4 Work in Progress 12 Total 37 NGCRA Commercial Grants Metric Count Initial Meetings 2 Under Review 0 Approved 0 Work in Progress 4 Total 6 |12NORTH GREENWOOD COMMUNITY REDEVELOPMENT AREA North Greenwood CRA Community Advisory Committee Date: Wednesday, June 3 Time: 5:30 to 6:30 p.m. Location: North Greenwood Recreation Center, Room 1 Next Meeting The March 4 North Greenwood CAC meeting included updates on redevelopment efforts, community initiatives, and grant programs. Meeting Recap •Residential grant spotlight- Leron Roberts • Introduced CAC member, Chantale Davis, and Neighborhoods Coordinator, Kyree Sellman •Updates on Mural festival, The Grove, and Code Overlay |13NORTH GREENWOOD COMMUNITY REDEVELOPMENT AREA Property Disposition |14CLEARWATER COMMUNITY REDEVELOPMENT AGENCY Property Disposition Washington Ave/MLK Site: •5 proposals received •TRC review scheduled 4/21/2026 900 Palmetto •Tampa Bay Neighborhood Housing Services •Proposed affordable housing project •Attended 4/8/2026 BPRC Upcoming •Parcels: Smallwood Cir. & 801 Howard St. •Appraisals in progress → will move to public notice phase. Active Disposition Efforts Ongoing appraisals, environmental review, and site promotion continue as multiple properties move forward through the disposition process. |15CLEARWATER COMMUNITY REDEVELOPMENT AGENCY Property Disposition 706 N. Missouri Ave (Armory Site) •Notice of disposition issued Feb. 2026 •Scheduling a special North Greenwood CAC meeting to discuss proposal Property Transfer from City to CRA •Multiple parcels with in the Downtown and North Greenwood CRA’s are being transferred from the City to the CRA. •Legal working on the notice of disposition to include 15 parcels Active Disposition Efforts Citizen Comment Card Name: Address: / 7 6r -\' city. Zip: 33-7 CS Telephone Number: ?3 - (11c-1-- SZ•-/ Email Address: Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: c.i ,7- Avwtu,ij What is your position on the item? For Against (7 CLEARWA BRIGHT AND BEAUTIFUL • BAY TO BEACH Citizen Comment Card Name: ( Il /4- 1 Address: z_3 7 D City: -,14 Zip: 3 3 759 Telephone Number: 7Z7_1/Z1' /Z 9 Email Address: i% 7 '/ "1/4" Q 14-1Oo, GO -1 Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: J 41rk Gec/u/Uoi C Fz 014.070 What is your position on the ite Citizen Comment Card Name: Address: 3(d 4/. scoi.Y /Se City: C lets- te-tyser- Zip: 3370," - Telephone Number: L&S el Q 7 7 Email Address: fr%)7,?e.:.; ,Lgs..e,Ac00 Speaking under citizens to be heard re items not on the agenda? Agenda items to which you wish to speak: e-"ti„L„Lcz,;,) What is your position on the item? For X Against HT AND BEAUTIFUL • BAYTO BEACH Citizen Comment Card Name: ;D \t41(1' Address: City: Ll Zip: Telephone Number l') ---i Email Address: _, , \1 Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: What is your position on the item? For Against Name: Address: Citizen Comment Card 44- A 1'1 (AY, s A'( A4/ X_ S" S yJ 4/vd City. Cl&i /Wt(- Zip.*- 37 Telephone Number: / J/2 - SY, Email Address: )/ 1/11 A44 -_,6;e474 -1/ - Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: ii-/ky6 Avv:r/i.e2 i /e )4 / /n' 4, ,4,bi`t --/e7 r-eiure4.0; ivn , (1v -eel ' 111- What is your position on the item? For Against \ HT AND BEAUTIFUL • BAY" Citizen Comment Card Name: Address: City. 041-4-2 4l Zip: 11 qr Telephone Number: S-12 "! b ?-67° Email Address: Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: Y1 What is your position on the item? For Against BRIGHT AND BEAUTIFUL • BAY TO BEACH INDIVIDUAL SPEAKER Citizen Comment Card Name: Address: C ' "f A"/JO C4r' A' City: Cao (4Y41s _ Zip: 33 26 9 Telephone Number: i 9 y( C/ / -( Email Address: l- 6 ( aw-L Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak. What is your position on the item? For Against HT AND BEAUTIFUL • BAY TO B' Citizen Comment Card Name: ,/vlGVble'ii'I /7/ /,/ Address: /135 C%J £ 6 City ( 1/ - 9' Zip: 3 971-6 Telephone Number: Email Address: hf}1 i I)eY SS, -,6e t.-44/7), Cam Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: -UD hal' a./2/-2ig C4 itef-re I rrere 54/ vt aOtdC/dPm Cf yO,rl i d ly (71 /U LY%arnncm, What is your position on the item? For Against 1 of 7,ofac:, Citizen Comment Card Namei,dI1r \`1aljo\-1,-yo Addr s Vq \i'\ I e ANizieprlute Ls_ 337 Telephone Number: Email Address: Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak; y-\ by What is your position on the item? For Against Citizen Comment Card Name: A Mad') /A:y/1 (/ Address: / 7-'rs L:(£L City: (/LeZip: 3 3 I5 Telephone Number: 467 I -66 i Email Address: a roar, 64 Jvl//l Speaking under citizens to be heard re items not on the agenda? Cii,euvidec. caw. Agenda item(s) to which you wish to speak• 24 rre_, T - z. What is your position on the item? For Against CRA u 12ofN0 Citizen Comment Card Name: Address: Oh volk w\eogykd 0 l t i roc V\eiv4 16q'? City: Cc tt IACA7 zip:_c/ 1 Telephone Number:1- ;‘11 1'401— Email Address: a k v\ , C Wv O rc wCo Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak• What is your position on the item? Ford Against Citizen Comment Card Name: 1\11 ‘t-\) FaVbfte, 520 0 tee., ptlelAddress: City. Zip: 337 -lb Telephone Number: 214C4 (A -Pi , bL1 I Email Address:gvl\i 0)(14-t a` 11\ (AO 'CP1' Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: MAX't f0V \(\a-TC)GU) What is your position on the item? For Against or.A LiIwl2a HT AND BEAUTIFUL • BAY TO BEACH Citizen Comment Card Name: E6 civt_ --eZe.i<1/44-824/1- Address: IC? GI/ a_g City: eie€244,011 / Zip. ES -76 Telephone Number: Email Address: by e 63 eetA42 I Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak. What is your position on the item? For Against uZik 41 10l1 -C, Citizen Comment Card Name: Address: 1 //9 A • /3e -ay City: (/'11JlJL? Zip/J 5 Telephone Number:—k3 72 Email Address: Speaking under citizens to be heard items not on the agenda? Agenda item(s) to which you wish to speak. as.ei /Yen' -(-) What is your position on the item? For Against cs IW/Z(0 Citizen Comment Card Name: '4 e6 `ef ,if' 4 O Address: ZDo/ bid/1,1) /2r L Ut} • City:(Lf lt \»ifJ? zip: Telephone Number: F.,7? .gS'W7 Email Address: ODiegP71 fir, , T1 Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak: What is your position on the item? For Against c.zA Ultc lu T AND BEAUTIFUL • BAY TO BEACH' Citizen Comment Card S-41(, C 1 vName: C. Address: / C V e S 4„),-„ c1( kr-e' City: Zip: Telephone Number: a;7 V/7 Email Address: Speaking under cite s to be heard re items not on the agenda. Agenda item(s) to which you wish to speak: What is your position on the item? For Against CLEAR BRIGHT AND BEAUTIFUL• BAY TO BEACH Citizen Comment Card Name: m eyd. Address: wog \(Voccs; City: Zip. 7S Telephone Number: Email Address: K-lirnkcAii r rte) S.(1)59/flat! • (ovv) Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak. What is your position on the item? For Against " BRIGHT AND BEAUTIFUL • BAY TOB`" Citizen Comment Card Name: Sus Per r IV1t, 707 isfohd idAVAddress: City: OfairWA±PIKFL Zip Ll Telephone Number: 7° 2/ I l00'/ Email Address: Sv-z/liorclof(17) Speaking under citizens to be heard re items not on the agenda? Agenda item(s) to which you wish to speak. f, 2 What is your position on the ite Name: Address: City: Citizen Comment Card 013kivz,r- Ive, 1/1'11 Telephone Number:7 2 1) 2,5 ( 2 Email Address: 61 b Zip: Speaking under citizens to be heard re items not on the agenda? AgendaR'rl\i items to which you ish to speak.# 44/L rut.- P What is your position on the ite Against 02-A /701 1'4' Citizen Comment Card Name: .(-t 8 e-76(1/)-JOea Address: 72 ciQ City: At' Utvier zip: ,33 7r ' Telephone Number: Email Address: Speaking under citizens to be heard re items not on the agenda? Agenda items) to which you wish to speak: What is your position on the item? For — Against HT AND BEAUTIFUL • BAY TO BEACH SUMMARY BIG BUCK DEVELOPERS vs CASH POOR NEIGHBORHOODS a partial summary of City projects affecting families, neighborhoods, taxpayers approved without community prior notice, consult, input June 19, 2012 — Decision by Community Development Board (CDB) for Marriott Courtyard, Attomev Brian Aungst, Jr., vs Neighbors without advocate/owner testimony, quickly placed on Consent Agenda. (Win for Developer) January 19. 2016 — Decision by CDB for Clearwater Marine Aquarium. Attorney Brian Aungst, Jr., vs Island Estates Neighbors with lawsuit filed by Peter Kohut Family, quickly placed on Consent Agenda. (Win for Developer) May 17, 2018 — Decision by CDB for Cube Self Storage. Attorney Brian Aungst, Jr.. vs Skycrest Neighbors, quickly placed on Consent Agenda. (Win for Developer) December 18, 2018 — Decision by CDB for Fairfield Inn (Marriott), Developer, Attorney Brian Aungst, Jr., vs Neighbors, quickly placed on Consent Agenda (Win for Developer) July 4. 2019 — Decision by CDB for Developer Edgewater Valor Capital LLC, Attomev Brian Aungst, Jr., vs Edgewater Drive Neighborhood Association. Did not go to Consent Agenda, due to well organized strategy and hired Attomey by Association but passed due to process/legal, technicality. (Win for Developer) September 21, 2021 - Preserve Clearwater Point (CP) — Families & Taxpayers Matter Decision by CDB for Developer, Decade Properties, Owner Jeff Keierieber and Attorney/Agent Brian Aungst Jr., vs 465 Clearwater Point Families. Approved by City Council, after a 6 hour CDB hearing with only ONE NO vote cast by Board Member Mike Flanery. NOTE: At that Hearing, both CDB Chair Mary Lau and Mark Parry, City Planner, stated: "the issues CP brought forward would be reconciled/dealt with, at Building Permit Application." On November 2, 2023, with six development order conditions not met, the Construction Permit BCP2022-080686 was unlawfully issued. (Win for Developer) October 4, 2023 — City Council City vs Citizens/Environmentalists/Neighborhood - The City of Clearwater sold a parcel appraised for $17,000 for 88% Tess than fair market to Calvary Church. Per city activists, "the parcel could be used for a storm water pond and native plants to provide habitat and to save Tampa Bay from nonpoint source solution." January 16. 2024 - Approval by City - 820 Bav Neighbors vs Moises Agami, Valor Capitol Group —The City sanctioned the build of Prelude 80 without regards to neighbors' concerns. (Win for Developer) CURRENLY IN PROCESS — PENDING NORTH GREENWOOD CITIZENS, TAXPAYERS vs ST. BENEDICT HOLDINGS, OWNER DAVID HABIB - Stevenson Creek Advocacy Group (SCAG) — SCAG & Clearwater Residents/Taxpayers vs Moises Agami, Valor Capitol Group (SERENA BYTHE SEA) - The developer wants to build private commercial multi -docks in the Estuary of Stevenson Creek where Manatees come to rest, mate and seek fresh water. Currently, Pinellas County has approved the Permit but it still needs the approval of the Army Corps of Engineers (USAGE). Palm Pavillion Property:10-15 Bav Esplanade Hotel Expansion — Palm Pavillion is requesting 91 rooms, meaning 8 additional rooms. This transaction is suspect: 1) Oct. 1, 2018, there was transfer of rooms from the Reserve Pool from 10 Bay Esplanade (Hamilton/Hoyt Family, Sunset Green Flash LLC) to 850 Bayway Boulevard, due to an application submitted by Attorney Brian Aungst, Jr., for Decade Properties, Owner Jeff Keieleber, which precluded expansion; 2) On Aug. 8, 2024, the Hamilton Family requested for their hotel: 15 Bay Esplanade to recognize the nonconforming hotel density of 30 units where 14 are permitted." Now, rooms are being requested from the Density Pool to expand the hotel. Complied by; Christine/Chris Michalek, aka La Fiera CLEARWATER POINT 855 Bayway Blvd., #707, Clearwater Beach, Florida 33767 rudy.chris@icloud.com NOTE: Please excuse any possible inaccuracies contained here. Corrections are welcome. 4(W(W R -C Ll • 2