Clearwater NAHAB Meeting – September 8, 2026: Affordable Housing Inventory and Smallwood Circle Disposition
Clearwater Neighborhood and Affordable Housing Advisory Board (NAHAB) Meeting – September 8, 2026
The Neighborhood and Affordable Housing Advisory Board of Clearwater, Florida, met on Tuesday, September 8, 2026, at 9:00 AM in the Main Library Council Chambers. The board considered two main items: the approval of the 2026 Affordable Housing Inventory List (Resolution 26-15) and a recommendation regarding the disposition of city-owned property at 1532 Smallwood Circle for a single-family affordable home development. Both items received unanimous votes and will be forwarded to the City Council for final action.
Discussion Items
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2026 Affordable Housing Inventory List (Item 4.1, Resolution 26-15) — Housing Manager Dylan Mayu presented the statutorily required three-year inventory of city-owned properties appropriate for affordable housing, as per Florida Statute 166.0451. The proposed list includes 49 vacant properties identified through a multi-department review of city and CRA-owned parcels. Mayu emphasized that placement on the list does not commit the city to development but allows future consideration. Board members asked clarifying questions: what constitutes "appropriate for affordable housing" (size, zoning, feasibility, surplus status); whether properties from utilities and CRAs were included (yes, all reviewed); and why the list grew since the last inventory (a broader surplus review in 2024–2025 identified more properties). Board member noted that several prior inventory properties have been developed or are under contract (e.g., 306 Washington – 178-unit complex; 900 Paul Meadow – letter of intent). The board voted unanimously to recommend approval of the list to the City Council.
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Proposed Disposition of 1532 Smallwood Circle (Item 4.2) — Dylan Mayu presented a proposal from CIMHC Management LLC to construct a single-family home (approx. 1,350 sq. ft., two-story with garage and patio) on city-donated land. The developer is already building a similar home at 1164 LaSalle Street. The home would be sold to an income-qualified household earning up to 120% of area median income (AMI), with a 15-year land use restriction agreement ensuring affordability on resale. Estimated total development cost: $244,000–$260,000; expected sales price: low to mid-$300,000. The developer requests the city donate the property to reduce costs. Staff would negotiate a development agreement with protections (proof of funds, 12-month completion, income qualification). Board members inquired about flood insurance (property is in a flood zone, elevating living space to second floor will keep premiums lower), availability of city down payment assistance for buyers between 80–120% AMI (unlikely but possible), and homebuyer education requirements. The board expressed support for the project and added a recommendation that the buyer complete homebuyer education (already required by the city for donated properties). Motion carried unanimously to recommend that City Council proceed with the donation and negotiate an agreement with CIMHC Management LLC.
Key Outcomes
- Vote on 2026 Affordable Housing Inventory List (Resolution 26-15): Approved unanimously (motion made, seconded, all ayes). Will be sent to City Council for a public hearing and final approval.
- Vote on 1532 Smallwood Circle: Approved unanimously to recommend that City Council approve the donation of the property to CIMHC Management LLC for an affordable single-family home, with homebuyer education required for the buyer. Staff will negotiate a development agreement with protections.
- The next NAHAB meeting is scheduled for October 13, 2026, at 9:00 AM in the same location.
Meeting Transcript
The City Council of the 2026 affordable housing inventory list pursuant to the requirements of Chapter 166.0451 Florida statutes. Adopt resolution 26 15 and authorize the appropriate officials to execute the same. Good morning, my name is Dylan Mayu. I'm the housing manager. The item before you is for the 2026 affordable housing inventory list. Under that section 166.0451 of Florida statutes. Municipalities are required every three years to prepare an affordable housing inventory list. And that list will is comprised of city owned real property that is considered appropriate for the use of affordable housing. The city's last inventory was updated in 2023. As part of the required three year update, staff reviewed city and CRA owned properties and prepared the proposed 2026 list. The proposed list includes 49 vacant properties that have been identified as appropriate for potential affordable housing use. The list before you identifies each property by its address and parcel ID number. An important distinction is that placing a property on this inventory list does not commit the city to developing or disposing the property for affordable housing. Rather, the inventory identifies properties that the city considers appropriate for that purpose and allows the city to consider future affordable housing opportunities involving these properties. Following Nahab's review, the proposed inventory will go to before city council at a public hearing. Council will have the opportunity to review and revise this list. Staff is requesting your review of the proposed list and provide a recommendation to city council regarding the approval of the 2026 lists. With that, I'm happy to address any questions. Do we have a copy of the list? Yes. Well, it was online, and then I have this map here I meant to put up, sorry. This year. So when I had sent out the um uh reminder for the meeting, I had also attached the uh link to the to the whole resolution, and then in that also part of the attachment was um beyond the resolution it's just a list of the properties. There is also a breakdown of each individual property, like size and zoning and whatnot. Do we have anybody have any questions? Yeah, I have not questions. What does appropriate for uh use for affordable housing? What is that actually? Yeah, how is it that the staff or uh the city determines which was our appropriate? So what we do is we go we look at each individual parcel and determine its size, uh it's its current zoning, um, and we determine whether or not it's it's feasible to be developed into some form of housing. Um, and then you know, we look at what other other uses the city may have for that parcel as well. Is it actually disposable? Um, and then go from there. So it's a multi-department process to go through it. We actually send this out to multiple parties within planning and developments, within uh building permitting, uh, and then the rest of the city, and just to confirm that it is actually a surplus. And besides um besides the city directly, what other special districts or other entities are included in the list of properties that you provide? Are there any from utilities or from the CRAs or because all of those are supposed to be included, right? Yes, yeah. So all city and CRA properties were reviewed. Okay. Yeah. Okay. So I noticed the list has grown larger since the last time the city presented this. Is have there been any actual affordable housing built? The lumber is largest. Do we just have more land available or were there some sold that no, we have more, we have none that were actually used for affordable housing since the last time the city presented? There have been there have been um uh builds, there's been um I think several uh single family homes from the last list that were crossed off the list. Um some of these are you know remainders from the previous list, so like 306 Washington, though that property hasn't been sold off yet, it is under contract to be developed into uh a two-phase 178 unit complex. Um there are several others on here. 900 Paul Meadow has a letter of intent on it.
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