SUBJECT/RECOMMENDATION:
Title
Review evaluation committee results of the redevelopment proposals for seven Community Redevelopment Agency-owned parcels Located between South Martin Luther King Jr. Avenue and South Washington Avenue, North of Gould Street, and, if deemed appropriate by the Community Redevelopment Agency Board of Trustees, authorize staff to negotiate a development, purchase, and sale agreement.
Body
SUMMARY:
On January 14, 2026, the City of Clearwater Community Redevelopment Agency (CRA) issued a Request for Development Proposals (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, within the Downtown Community Redevelopment Area (DTCRA). The subject properties are located within the Prospect Lake District as identified in the Downtown Community Redevelopment Area Plan (DTCRA Plan). Pursuant to the RFDP, proposals were required to demonstrate consistency with the DTCRA Plan and the redevelopment objectives of the CRA.
The subject parcels include (total combined 3.13 acres mol):
• 205 S Martin Luther King Jr. Ave (Parcel No. 15-29-15-65196-000-0030), consisting of approximately 88,310 square feet.
• Washington Ave S (Parcel No. 15-29-15-65196-000-0035), consisting of approximately 7,850 square feet.
• Washington Ave S (Parcel No. 15-29-15-65196-000-0034), consisting of approximately 7,850 square feet.
• Pierce St (Parcel No. 15-29-15-65196-000-0060), consisting of approximately 4,800 square feet.
• S Martin Luther King Jr. Ave (Parcel No. 15-29-15-65196-000-0061), consisting of approximately 7,500 square feet.
• S Martin Luther King Jr. Ave (Parcel No. 15-29-15-65196-000-0062), consisting of approximately 7,500 square feet.
• 1110 Gould St (Parcel No. 15-29-15-65196-000-0063), consisting of approximately 23,550 square feet.
The RFDP sought proposals for the acquisition and redevelopment of all seven parcels as a unified redevelopment site. Preference was given to proposals that provided optimal community and economic benefit, competitive purchase offers above the appraised value of $2,520,000, and projects containing commercial uses such as retail, office, hospitality, or similar activating uses. The RFDP also expressly provided that projects consisting of one hundred percent workforce or affordable housing would be considered even if all preference factors were not fully met.
In response to the RFDP, the CRA received five proposals from qualified development teams:
1. Archway Partners, LLC
2. Newstar Development, LLC
3. Clearwater MLK Civic District Holdings, LLC
4. Velair Development Company
5. DW Development Group
On April 21, 2026, a multi departmental Proposal Evaluation Committee convened to review and evaluate the submitted proposals based upon the adopted evaluation criteria, including: community and economic benefit, purchase price, project diversity, regulatory compliance, presentation completeness, financial completeness, project feasibility, and developer experience and capacity.
Based on the composite scoring of the individual evaluators, the proposals were ranked as follows:
1. Archway Partners, LLC
2. Newstar Development, LLC
3. Clearwater MLK Civic District Holdings, LLC
4. Velair Development Company
5. DW Development Group
The CRA Board of Trustees retains full discretion regarding the consideration, ranking, selection, rejection, negotiation, or disposition of the subject properties.
Archway Partners, LLC Proposal
The proposal submitted by Archway Partners, LLC, in partnership with the Clearwater Housing Authority, proposes the development of “Washington Commons,” a mixed use, mixed income residential redevelopment consisting of approximately 178 residential units within a five-story development constructed in two phases. The proposal also includes approximately 3,000 square feet of neighborhood serving ground floor commercial space intended to activate the streetscape and support the surrounding area.
The proposed development includes a mix of one- and two-bedroom units serving a range of income levels below 80 percent of Area Median Income. Planned amenities include a fitness center, community and multipurpose room, residential services space, rooftop solar infrastructure, electric vehicle charging stations, and other sustainability features. The proposal incorporates urban infill and pedestrian oriented design principles intended to enhance compatibility with the surrounding downtown environment and the Prospect Lake District.
The project is proposed to be financed through a combination of public and private funding sources, including competitive 9% Low Income Housing Tax Credits and/or 4% Low Income Housing Tax Credits with tax exempt bonds, as well as other state and local funding programs. The proposal includes a request for approximately $1,220,000 in City housing funds, consisting of approximately $610,000 per phase, to support the project’s Low Income Housing Tax Credit application process. Archway Partners also proposes entering into a purchase and sale agreement to acquire all parcels included in RFDP No. 15-26 for the full appraised value of $2,520,000.
The Archway proposal was forwarded to the Neighborhood and Affordable Housing Advisory Board (NAHAB) for review on May 12, 2026, due to the affordable and workforce housing components contained within the proposal. The original RFDP was not limited to affordable housing proposals, but rather sought redevelopment proposals consistent with the DTCRA Plan and the redevelopment objectives of the CRA.
The proposed redevelopment generally 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 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 1F - Allow for a variety of residential densities and housing types to provide for a range of affordability and mix of incomes.
• Objective 1G - 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 District Vision - Encourage residential growth, 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.
