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08/03/2026 Community Redevelopment Agency Meeting Minutes August 3, 2026 City of Clearwater Main Library- Council Chambers 100 N. Osceola Avenue Clearwater, FL 33755 m ap Meeting Minutes Monday, August 3, 2026 1 :00 PM Main Library - Council Chambers Community Redevelopment Agency Page 1 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 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, Alfred Battle —Assistant City Manager, Owen Kohler— City Attorney, Rosemarie Call — City Clerk, Nicole Sprague — Deputy City Clerk, and Jesus Nino — CRA Executive Director To provide continuity for research, items are listed in agenda order although not necessarily discussed in that order. 1. Call to Order— Chair Rector The meeting was called to order at 2:45 p.m. 2. Approval of Minutes 2.1 Approve the minutes of the July 13, 2026 CRA meeting as submitted in written summation by the City Clerk. Trustee Allbritton moved to approve the minutes of the July 13, 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 August Business Spotlight - Soul Sicilian Fusion Present Soul Sicilian Fusion as the August 2026 winner of the Clearwater CRA Business Spotlight Program. Located at 516 Cleveland Street in downtown Clearwater, Soul Sicilian Fusion is being recognized for its welcoming atmosphere, distinctive Sicilian-inspired cuisine, and commitment to serving the downtown community. Since opening in 2019, the restaurant has contributed to the vitality of downtown Clearwater by providing residents, employees, and visitors with a unique local dining experience. Page 2 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 STRATEGIC PRIORITY: 2.1 Strengthen public-private initiatives that attract, develop, and retain a 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 Third Quarter budget amendments for the Downtown Clearwater Community Redevelopment Area and adopt Resolution 26-02. The Downtown CRA Operating and Capital Budget have been reviewed through the third quarter for FY 2025-26. Updates include adjustments to revenues, transfers, and expenditures to reflect actual and projected needs. Key adjustments include: Downtown Revenues: • A decrease of$33,976 in increment received from Pinellas County • A decrease of$2,108 in increment received from City of Clearwater • A decrease of$577 in increment received from the Downtown Development Board and to reclass revenues to the correct code to account for interfund transfers. • Increase of$125,000 in estimated interest earning Downtown Operating: • Adjust the budget to reflect actual expenditures to date • A decrease of$577 in increment received from the Downtown Development Board and to reclass expenditures to the correct code to account for interfund transfers. • Adjust funding in transfers to capital projects to account for revenue amendments noted Downtown CRA Capital Projects • R2003, Economic Development-City, increase of$125,000 for estimated earned interest • R2005, Infrastructure-City, increase of$14,967.49 reimbursed from PSTA • R2008, Transportation-County, a decrease of$33,976 of increment received from Pinellas County. STRATEGIC PRIORITY: 1.3 Adopt responsive levels of services for public facilities and amenities and Page 3 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 identify resources required to sustain that level of service. Resolution 26-02 was presented and ready by title only. Trustee Teixeira moved to approve Third Quarter budget amendments for the Downtown Clearwater Community Redevelopment Area and adopt Resolution 26-02. The motion was duly seconded and upon roll call, the vote was: Ayes: 5 - Chair Rector, Trustee Cotton, Trustee Mannino, Trustee Allbritton and Trustee Teixeira 4.3 Approve the Fiscal Year 2026-2027 North Greenwood Community Redevelopment Agency Budget and adopt Resolution 26-05. The North Greenwood CRA has aligned its proposed operating budget and proposed project budget to facilitate future redevelopment as outlined in the North Greenwood Community Redevelopment Area Plan. Table 12 of the North Greenwood Community Redevelopment Area Plan outlines the Recommended TIF Expenditures. The three priority areas are: • Affordable Housing: Create, preserve, or improve income restricted affordable housing units and prevent displacement. • Economic Development & Employment: Increase quality employment opportunities, particularly in the county target industries • Mobility: Improve transit, walking, and biking options and access to transit. Tax Increment Revenue for the North Greenwood CRA is $1,205,405 which is an increase from the Amended FY 25/26 revenue. City Increment funds are divided between Operating Expenditures and Project Funds. Operating Expenditures include services, supplies and expenses that occur during the fiscal year and are primarily used for conducting North Greenwood CRA's day-to-day operations. Project funds are established to assist with creating programing recommended in the North Greenwood Community Redevelopment Area Plan. Total operating expenditures $34,679; Internal Services are $9,533; Salaries for CRA Executive Director and CRA staff$255,279 which is split with the Downtown CRA; R2407, Housing County $200,000; R2502 Economic Development City $453,003; R2602 Economic Development County $325,020. Page 4 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 STRATEGIC PRIORITY: 1.3 Adopt responsive levels of service for public facilities and amenities, and identify resources required to sustain that level of service. Resolution 26-05 was presented and read by title only. Trustee Allbritton moved to approve the Fiscal Year 2026-2027 North Greenwood Community Redevelopment Agency Budget and adopt Resolution 26-05. The motion was duly seconded and upon roll call, the vote was: Ayes: 5 - Chair Rector, Trustee Cotton, Trustee Mannino, Trustee Allbritton and Trustee Teixeira 4.4 Approve the Fiscal Year 2026-2027 Downtown Clearwater Community Redevelopment Area Budget and adopt Resolution 26-04 The Fiscal Year 2026-2027 Downtown Community Redevelopment Area (DTCRA) Budget aligns proposed project expenditures to facilitate future redevelopment of downtown through the implementation of the Downtown Plan. The major highlights of the FY 2026-2027 proposed preliminary budget are: Tax Increment Revenue is $6,710,910 which is an increase of$205, 234 over the Amended 2025-2026 revenue, reflecting an increase in taxable value of both the original CRA area and the expanded (Downtown Gateway) CRA area. DTCRA Funds are divided between Operating Expenditures and Project Funds. Operating Expenditures • Decrease in Professional Services • Increase in Utilities • Increase in Interfund Transfer • Decrease in Advertising • Decrease in Training and Reference Operating Expenditures have decreased from FY 25/26. This decrease will still allow for adequate training and professional services for this fiscal year. Operating Expenditures also includes the payment of$406,214 to the Downtown Development Board (DDB). Project Funds Transfers Out designated the funding this fiscal year that will be allocated to various Project Funds. The costs for Interlocal Agreements with the City and the Page 5 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 Clearwater Police Department are found in the General Fund and Community Policing lines for a total of$1,253,246. The Interlocal Agreement between the City and CRA is for salaries, benefits, and internals services, as outlined in the interlocal agreement. These costs have been split between the Downtown CRA and North Greenwood. The remaining City TIF revenue has been allocated to Economic Development ($1,995,076) and Housing ($804,488) County TIF Funds, $2,952,424 for this fiscal year, are restricted and have been allocated to Economic Development ($952,424) and Housing ($2,000,000). STRATEGIC PRIORITY: 1.3 Adopt responsive levels of service for public facilities and amenities, and identify resources required to sustain that level of service. Resolution 26-04 was presented and read by title only. Trustee Mannino moved to approve the Fiscal Year 2026-2027 Downtown Clearwater Community Redevelopment Area Budget and adopt Resolution 26-04. The motion was duly seconded and upon roll call, the vote was: Ayes: 5 - Chair Rector, Trustee Cotton, Trustee Mannino, Trustee Allbritton and Trustee Teixeira 4.5 Schedule an executive session for active litigation pursuant to Section 286.011(8), F.S. The City Attorney requested a closed executive session on August 20, 2026, at 11:00 a.m., to discuss litigation involving Crum. Trustee Cotton moved to schedule an executive session for active litigation pursuant to Section 286.011(8), F.S. on August 20, 2026 at 11:00 a.m. The motion was duly seconded and carried unanimously. 4.6 Approve an Agreement for Development, Purchase, and Sale of Property between the City of Clearwater Community Redevelopment Agency and BDP Development Partners LLC for seven Community Redevelopment Agency-owned parcels located between South Martin Luther King Jr. Avenue and South Washington Avenue, north of Gould Street; and authorize the appropriate officials to execute all documents necessary to effectuate closing. On January 14, 2026 and pursuant to Section 163.380, Florida Statutes, the City of Clearwater Community Redevelopment Agency (CRA) issued Request for Page 6 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 Development Proposals No. 15-26 (RFDP) for the redevelopment of seven CRA-owned parcels located between South Martin Luther King Jr. Avenue and South Washington Avenue, north of Gould Street (collectively, the Property), within the Downtown Community Redevelopment Area (DTCRA). On February 13, 2026, Archway Partners, LLC (Archway) submitted a proposal in response to the RFDP to redevelop the Property into a mixed-use, mixed-income residential and retail development with the primary component being a Low-Income Housing Tax Credit (LIHTC) project. Following the proposal evaluation process, on June 15, 2026, the CRA Board of Trustees authorized staff to negotiate an Agreement for Development, Purchase, and Sale of Property (Agreement) with the highest-ranked proposer, Archway. Staff has completed negotiations and is presenting the Agreement for consideration to the CRA Board of Trustees. The Agreement is between the CRA and BDP Development Partners LLC (BDP), an affiliate of Archway. BDP was formed by Archway and its principals to acquire the Property as well as to develop and finance the project. The Agreement implements the DTCRA Plan by providing for the sale of the Property and development of the project in furtherance of the Community Redevelopment Act and the DTCRA Plan. The Agreement provides for the sale of approximately 3.13 acres consisting of seven CRA-owned parcels for the appraised purchase price of$2,520,000.00. Staff submits that the purchase price is at a value determined to be in the public interest for uses in accordance with the DTCRA Plan as required by Section 163.380, Florida Statutes. The Property will be conveyed via a special warranty deed if BDP satisfies the conditions precedent to closing, including obtaining the required development approvals and providing evidence of commitments for construction and permanent financing for the Initial Phase of the project. Closing shall occur no later than 60 days after the later of issuance of the Initial Phase building permits or 18 months after the Florida Housing Finance Corporation (FHFC) invites BDP into credit underwriting for the Initial Phase. The project consists of a residential low-income housing tax credit development that may be constructed in one or more phases. Upon completion, the project will contain at least 178 affordable units and a minimum of 3,000 square feet of ground-floor commercial space. The Initial Phase of the project will consist of at least 75 affordable units. The Agreement establishes a Project Schedule for the Initial Phase providing deadlines for BDP to obtain building permits, commence construction, obtain certificates of occupancy, begin pre-leasing, and complete leasing. Additionally, the Agreement also contains a deadline for completion of all 178 units. Page 7 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 Recognizing the competitive nature and timing of affordable housing financing, the Agreement provides up to three administrative one-year extensions of these deadlines. If those extensions are exhausted, the CRA Board of Trustees may approve up to two additional one-year extensions. Further, the Agreement contains a right for the CRA to repurchase all or portions of the Property if BDP is unable to abide by the Project Schedule up and until certificate of occupancies are obtained. Approval of this item will approve the Agreement and authorize the CRA Chairperson or his designee to execute those documents necessary to effectuate closing. The proposed redevelopment advances several goals, objectives, and policies contained within the DTCRA Plan, including, but not limited to: • Encouraging redevelopment of underutilized and vacant properties within the Prospect Lake Character District. • Supporting mixed-use and mixed-income residential development. • Increasing housing opportunities within Downtown Clearwater. • Supporting pedestrian-oriented urban infill development. • Activating streetscapes and encouraging neighborhood-serving commercial uses. • Leveraging public-private partnerships and external funding sources. • Supporting redevelopment consistent with the vision, goals, and policies of the DTCRA Plan. The proposal also generally supports the following DTCRA Plan goals and objectives: People Goal - Downtown shall be a place that attracts residents, visitors, businesses, and enables the development of community. Objective 1 F -Allow for a variety of residential densities and housing types to provide for a range of affordability and mix of incomes. Objective 1 G - Continue to utilize incentives to encourage new residential uses Downtown. Objective 2B - Strengthen pedestrian-oriented streets and active ground-floor uses. Objective 3G - Create and activate spaces that promote economic growth for Downtown. Objective 4A - Encourage redevelopment containing a variety of building forms and styles. Objective 4B - Ensure redevelopment enhances the built environment. Policy 10 - The CRA may evaluate participation with the private sector in land assembly to facilitate projects consistent with the DTCRA Plan. Policy 12 - Support affordable housing and redevelopment funding opportunities. Policy 18 - Incorporate pedestrian-scale elements that create an inviting pedestrian environment. Prospect Lake Character District Vision - Encourage residential growth, Page 8 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 mixed-use redevelopment, and reinvestment within the District. STRATEGIC PRIORITY: 2.4 - Supports equitable housing programs that promote household stability and reduce the incidence of homelessness within Clearwater. 2.1 - Strengthen public-private initiatives that attract, develop, and retain diversified business sectors. In response to questions, Archway Partners President Brett Green said Archway is committed to getting the proposed project to be permit ready, which includes construction drawings, so that it scores better in the State's new scoring metric. Archway is prepared to invest the necessary funds to get the project permit ready. He said the 9% tax credit is one funding source Archway will pursue, 4% tax credit with tax-exempt bonds is another option being considered. Trustee Teixeira moved to approve an Agreement for Development, Purchase, and Sale of Property between the City of Clearwater Community Redevelopment Agency and BDP Development Partners LLC for seven Community Redevelopment Agency-owned parcels located between South Martin Luther King Jr. Avenue and South Washington Avenue, north of Gould Street; and authorize the appropriate officials to execute all documents necessary to effectuate closing. The motion was duly seconded and carried unanimously. 4.7 Approve an Agreement for Development, Purchase, and Sale of Property between the Community Redevelopment Agency of the City of Clearwater and St. Benedict Holdings, LLC for the redevelopment of 706 N. Missouri Avenue, Clearwater, Florida 33755; adopt Resolution 26-06, approving the sale of said property; and authorize the CRA Chair or his designee to execute all documents necessary to effectuate closing. On August 18, 2025, the City of Clearwater (City) became the owner of certain real property located at 706 N. Missouri Avenue, Clearwater, FL 33775 (Property) that it had been leasing from the State of Florida. On January 26, 2026, the City transferred the Property to the City of Clearwater Community Redevelopment Agency (CRA) to facilitate redevelopment consistent with the North Greenwood Community Redevelopment Area Plan (Plan). On February 22, 2026, pursuant to Section 163.380, Florida Statutes, the CRA published a Notice of Disposition of Property inviting proposals from private Page 9 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 developers and interested parties to redevelop the Property. The CRA received one proposal from St. Benedict Holdings, LLC (Benedict) which was presented to the North Greenwood Community Redevelopment Area Citizens Advisory Committee (CAC) on April 15, 2026. On April 20, 2026, the CRA Board of Trustees accepted the proposal and authorized CRA staff to negotiate an Agreement for Development, Purchase, and Sale of Property (Agreement). The appraised value of the property is $3,000,000 by Entreken Associates, Inc. and $3,020,000.00 by Tobias Realty Advisors. The Agreement is now presented for Board of Trustees consideration. The Agreement provides for the sale of the approximately 3.13-acre [MM2.1] Property to Benedict, an affiliate of Yo Mama's Foods, for$2,000,000.00. CRA staff asks the record to reflect the purchase price is at a value determined to be in the public interest for uses in accordance with the Plan as required by Section 163.380, Florida Statutes. The Agreement proposes the adaptive reuse of the existing Armory building and redevelopment of the Property to expand Yo Mama's Foods' Clearwater headquarters through warehouse, logistics, light manufacturing, packaging, distribution, inventory management, office, research and development, and related commercial operations. The Agreement includes several provisions intended to protect the Agency's interests while advancing the goals of the Plan. These include, but are not limited to: • A 15-year restrictive encumbrance requiring the property to be used for certain light manufacturing, office, and commercial type uses with a right to repurchase the Property if the Property is not used for such uses. • A commitment by Benedict to use reasonable best efforts to preserve and adaptively reuse the historic Armory building, while allowing routine operational improvements and future expansion consistent with the approved Concept Plans; • A commitment for Yo Mama's Foods to use commercially reasonable efforts to hire up to 30 full-time positions and a goal to hire ten employees from the North Greenwood Community; • A requirement for Yo Mama's Foods to list all job openings with CareerSource Florida to support local workforce recruitment; • Yo Mama's Foods participation in at least one annual hiring event in partnership with the CRA; • A commitment by Yo Mama's to use commercially reasonable efforts to establish an apprenticeship, internship, technical college partnership within five years of the Agreement; • Annual reporting to the CRA summarizing Yo Mama's Foods recruitment efforts, hiring activities, and employment levels; and • Additional requirements for St. Benedict Holdings, LLC are to Page 10 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 demonstrate the financial capacity to complete the project, compliance with applicable laws and the Plan, and continued operation of the Property for its intended commercial use. The Agreement also establishes customary purchase and sale provisions, including a $2,000,000 purchase price, a 30-day due diligence and inspection period, acquisition of the property in "As Is, Where Is" condition, subject to the Agency's obligations under the Agreement, and a closing date no later than August 21[MM3.1], 2026. At closing, the Agency shall convey fee simple title to the Property by a special warranty deed. Approval of this item will approve the Agreement, approve Resolution No. 26-06, and authorize the CRA Chairperson or his designee to execute all documents necessary to effectuate closing. RECOMMENDATION: Staff recommends the CRA Board of Trustees: • Approve the Agreement; • Adopt Resolution No.26-06 approving the conveyance of the property; and • Authorize the CRA Chairperson to execute all documents necessary to effectuate closing. FISCAL IMPACT: The CRA will receive $2,000,000 from the sale of the property upon closing minus certain closing costs. The proceeds will be used to offset costs associated with relocating Parks and Recreation operations from the Armory site. Redevelopment of and additional investment in the site will place the property on the tax roll, create new employment opportunities, and increase the tax increment revenue of the North Greenwood Community Redevelopment Area. STRATEGIC ALIGNMENT: North Greenwood Community Redevelopment 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, adaptive reuse, and private investment. Page 11 City of Clearwater Community Redevelopment Agency Meeting Minutes August 3, 2026 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. Resolution 26-06 was presented and read by title only. Trustee Allbritton moved to Approve an Agreement for Development, Purchase, and Sale of Property between the Community Redevelopment Agency of the City of Clearwater and St. Benedict Holdings, LLC for the redevelopment of 706 N. Missouri Avenue, Clearwater, Florida 33755; adopt Resolution 26-06, approving the sale of said property; and authorize the CRA Chair or his designee to execute all documents necessary to effectuate closing. The motion was duly seconded and upon roll call, the vote was: Ayes: 5 - Chair Rector, Trustee Cotton, Trustee Mannino, Trustee Allbritton and Trustee Teixeira 5. Director's Report 5.1 CRA Director's Report August 2026 6. Adjourn Attest (144r: CityCr CRA Executive Director Jesus Nino provided a PowerPoint presentation. The meeting adjourned at 3:38 p.m. Chair mrr Itt' t ,velopment Agency •;O G 00MTE ;o2n O City of Clearwater