[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6162621,"mediaKeyId","5438011-57fba3ba71569b1c7b271dcf396170fc","parentId",5438011,"title","City staff reports $800,000 financing gap for proposed 447 Harrison breezeway project; board resists cash injection","audioSeconds",252,"startMs",1133000,"endMs",1385000,"viewUrl","/Search/View?dp=1&key=5438011-57fba3ba71569b1c7b271dcf396170fc&start=1133&end=1385","thumbnailUrl","https://assets.pipeline.soar.com/5438011-57fba3ba71569b1c7b271dcf396170fc/thumbnail_1133000.jpg","articleUrl","/articles/6162621/Panama-City/Bay-County/Florida/City-staff-reports-800000-financing-gap-for-proposed-447-Harrison-breezeway-project-board-resists-cash-injection","mediaUrl","https://secure.pipeline.soar.com/6162621-3ab587754600067f0e0e6e4de60227bf/orig.mp4?Expires=1770434172&Signature=d5snEO7~fAsW5BVp1KNxmswcC2Fs~MZfX~5kHRS1ShK~jkAEY4vmv8-mJTNpLoaK3~ii8~b74fv4EPi6YB2~JDvL6LDRK3aJxmnKzaGzDdKeFdJcJYcnHjjqhDxVet1i7GbnGjU2db1tLoYAXInYYrtGL8NLGI0Oqz2tngHFRvepbbhGx49fe4yzwl8JiKAKaUA174XQ9BNyduJuc2A5JqTMYf9LHlqz-h6mNm7XRZ2V9pSymVc8OYegl-9DQdljZ878qxWeUbVkG6vX8krqknCczk4gQ5UoacAf-AdEMaw2fSISohFS3SrHBD66Tb0oOWVYB-ArSc2laSK4sk3J2A__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Panama City, FL","date","2025-07-22T10:52:59.78Z","article","City and CRA staff briefed the CRA virtual workshop July 16 on the status of negotiations over the 447 Harrison Avenue \"breezeway\" redevelopment and on Virtuous Cycle’s proposal to purchase or lease the property and build leasable space while maintaining a public breezeway.

Staff summary and financials
Brandy Waldron, CRA staff, told the board that the CRA had designed a one‑story breezeway project and planned to commit $500,000 from the downtown CRA budget to construct the original public‑restroom/leasable‑space design. The CRA paused that plan after the Downtown Improvement Board recommended soliciting a private developer partner. Two proposals were received and the CRA’s evaluation committee recommended Virtuous Cycle; the prior board authorized entering negotiations with that company, Waldron said.

Waldron reported Virtuous Cycle now estimates constructing the proposed project would cost about $1,200,000 and that the developer identified a financing gap of about $800,000 in a recent email. The developer had proposed purchasing the property for a nominal fee or entering a long‑term lease while maintaining a permanent public easement for the breezeway, staff said.

Board reaction
Mayor Allen Branch said he would not support a direct cash injection to cover a developer’s financing gap. “I'm not in favor for any cash injection,” Branch said during the discussion, adding that the city has invested significantly in downtown projects over the last decade. Commissioner Janice Lucas and Commissioner Brian Granger voiced similar reluctance to provide direct public subsidies for a private developer’s expanded concept; Granger said the board should either sell the building outright or change the scope if the developer can’t close the financing gap.

Other options discussed
- Scope reduction: Staff said the developer could reduce scope (for example, omit a public restroom) or accept a reduced purchase price or payment schedule to lower the funding shortfall.
- Sale or lease: Commissioners discussed a nominal sale with a permanent easement for the breezeway or a long‑term lease as alternatives to a public cash contribution.
- DIB involvement: Commissioner Alan Hughes suggested the Downtown Improvement Board might have funds or capacity to help manage or maintain parts of the finished breezeway; he also noted the DIB has roughly $230,000 available in its account.

Staff direction and next steps
No vote was taken at the July 16 workshop. Staff was directed to continue negotiations, confirm the developer’s financial assumptions, present options that do not require a large cash injection from CRA or the general fund, and return to the board with a recommendation. The board asked staff to bring formal proposals and any appraisals or financial exhibits that clarify whether a deal can be done without new public capital.

Why it matters
The 447 Harrison property is city‑owned and located in the downtown CRA district; decisions about whether to invest CRA funds, sell, lease, or retain the structure will affect public access, downtown activation and future downtown maintenance obligations.

Ending
The CRA did not authorize payment to close the developer’s reported $800,000 gap. Staff will return with a menu of options — reduced scope, sale at nominal price with easement, long‑term lease, or a recommendation to retain and complete the original CRA project — for further board consideration.","mediaType","Video","parentTitle","City of Panama City CRA Virtual Workshop 07162025","oneSentenceSummary","City and CRA staff told board members July 16 that a Virtuous Cycle proposal to redevelop 447 Harrison Avenue has an estimated construction cost of about $1.2 million and a developer‑reported financing gap of about $800,000.","taxTitle","Panama City, Bay County, Florida","taxId",4834,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6162625,"CRA board discusses Sankofa grocery plan for MLK & 15th, property disposition and tools to spur affordable housing",660,2160000,2820000,"/Search/View?dp=1&key=5438011-57fba3ba71569b1c7b271dcf396170fc&start=2160&end=2820","https://assets.pipeline.soar.com/5438011-57fba3ba71569b1c7b271dcf396170fc/thumbnail_2160000.jpg","/articles/6162625/Panama-City/Bay-County/Florida/CRA-board-discusses-Sankofa-grocery-plan-for-MLK-15th-property-disposition-and-tools-to-spur-affordable-housing","https://secure.pipeline.soar.com/6162625-aa4ed0619fa019eb97a0e2ffbcff6b98/orig.mp4?Expires=1770434172&Signature=Lq~kfTOdNlaLetvbHS2lpFvkFqJGzukNce33qlzT-rgfz0woiHfVqzWf3UaXBM1EjLmKqFHA-KIosA-6ximX~jcmzuZmnpZ9DmGktB7nBY01ZJBkWx4JZdQ52WyzU3hinsBxiFAViRJu~6IinG114wt2V~35dbA3Yrsj6LS0ukg8BhaiQAv6LHYwMnxAMKf2hNnIl1Uzh3SF3oMX63MaRanRGrjO7fdAlQoFSmpxtFimRwy59s7I9bX40ukJD-s4bBAESj7S40HL7VkAPQ0uDNtkCDKrdMW9pYkUcbYQe0JvCh8xDPlcSkUU4Znbb29LBiNrh6sP~E92sZ2MzSBwUg__&Key-Pair-Id=KUT5TJCACFTXG","The Panama City Community Redevelopment Agency met July 16 in a virtual workshop to review a proposal from the Sankofa Group for a full‑service grocery at the intersection of Martin Luther King Jr. Boulevard and 15th Street and to discuss a broader plan to transfer and activate city‑owned property for housing and small business development.

The CRA has been pursuing redevelopment for the MLK/15th corner for about 20 years, and the board on April 15 voted 5‑0 to begin negotiations with Sankofa after the group presented a concept that includes a full‑service grocer, 62 rental apartments and 20 townhomes, CRA board member Janice Lucas said. “This redevelopment project has been in the making for 20 years,” Lucas told colleagues during the workshop.

The proposal is still under negotiation, CRA staff said. The developer met with about 60 community members on June 5; attendees raised affordability concerns after the developer gave a rental range of about $1,100 to $1,300 per unit. Lucas and other commissioners stressed that affordability, walkability and community input must be part of the final deal. “My focus is on negotiating for the community…a full service grocery store, affordable housing, real economic development opportunities,” Lucas said.

Discussion points and context
- Planning history: Commissioners and staff traced the MLK/15th effort through prior plans (including a post‑Hurricane Michael Dover plan and a 2004 steering‑committee study) and a May 2024 Retail Strategies engagement to attract retail and mixed‑use development.
- Competing proposals: CRA staff said an earlier unsolicited Amarin Group concept included a gas station, 120 apartments and townhomes; that proposal was discussed but not formally submitted. Amarin representative Patty Sunday later urged rebidding and raised gentrification concerns at a community meeting, staff reported.
- Community concerns: Residents and stakeholders have raised worries about rising rents and displacement. Lucas and staff emphasized use of existing incentives — staff referred to tax increment financing (TIF) and other CRA incentives already on the table — and planned outreach and equity protections.
- Funding and feasibility: Commissioners asked staff to inventory capital sources that could be layered to lower household costs, including HUD and state programs, locally held housing funds, and other grants. Commissioner Josh Street urged staff to identify funding sources that are either available now or close to deadline so they can be bundled to “stack” into a deal that reduces rents and operating costs for the grocery and housing components.

Staff direction and next steps
- Staff reported they have been meeting biweekly with the Sankofa team and are negotiating terms; the agreement was described as near completion but not finalized.
- Commissioners asked staff to analyze and present funding options (housing grants, locally held program dollars, HUD/SHIP resources) that could be combined to improve affordability and reduce the developer’s financing gap.
- Board members asked staff to consider assistance that would be conditional on developers passing affordability along to tenants (for example, requirements tied to incentive receipts) and to explore support from the Florida Housing Coalition and the Incremental Development Alliance for technical assistance and capacity building in Glenwood.

City land and disposition policy discussion
Commissioners shifted to a broader question of how to move city‑owned lots into productive use. Staff reported receiving multiple letters of intent (LOIs) for CRA parcels and that many city‑owned lots are encumbered by past housing program restrictions (for example SHIP or other programmatic deed restrictions), which limit immediate transfer without reimbursement or legal action. Jonathan Mount (staff) said the typical first step is an appraisal and review of encumbrances, then bringing recommended transfers to the board or city commission for direction.

Several commissioners advocated faster, targeted transfers for small residential lots to local builders or community developers. Commissioner Street urged splitting residential parcels and clearing title so small builders could build affordable homes, saying “we have more property than any other municipality our size in the state” and that activating lots should be a priority. Commissioners discussed creating a simple, rapid pathway — including rotating real‑estate advisors to pull comps instead of waiting on full appraisals — and using CRA funding to cover permitting or impact fees where allowed.

Policy safeguards and anti‑displacement measures
Board members asked staff to consider deed‑restriction mechanisms that preserve long‑term affordability, such as lien periods or community land trust arrangements, and to ensure appraisals and sale processes do not unintentionally produce speculation. Lucas told colleagues the CRA will emphasize equity and community input in negotiations and mentioned workshops from the Incremental Development Alliance that will start Sept. 4 to train local landowners and small developers.

What was decided
No final contract or sale was approved at the July 16 workshop. The board reaffirmed direction to staff to continue negotiations with Sankofa, to research and present available funding options that can be combined to reduce rents and support the project, and to prioritize review of LOIs and the disposition pathway for unencumbered CRA parcels. Staff said it will obtain appraisals and prepare findings for upcoming meetings.

Why it matters
The MLK/15th corner has been a priority redevelopment site for two decades and is seen by CRA staff and members as a place to address a local food‑access gap, add walkable retail, and increase housing supply. How the CRA structures incentives, deed restrictions and parcel transfers will directly affect whether new development preserves affordability or contributes to displacement.

What to watch next
Staff said they will return with funding‑stack options, a status report on encumbrances for specific lots with LOIs, and a draft term sheet for the Sankofa negotiations at forthcoming CRA or city meetings.

Ending note
The CRA did not vote on financing commitments at the July 16 workshop. Commissioners asked for more detailed financial options and legal review of parcel encumbrances before any sale, donation or funding commitment is considered.","The Panama City CRA reviewed a Sankofa Group proposal on July 16 for a full‑service grocery and mixed housing at MLK Boulevard and 15th Street and directed staff to continue negotiations while researching funding and disposition options to preserve affordability.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6162612,"CRA members back quick pilot to fund small outdoor seating and façade upgrades for downtown businesses",163,5887000,6050000,"/Search/View?dp=1&key=5438011-57fba3ba71569b1c7b271dcf396170fc&start=5887&end=6050","https://assets.pipeline.soar.com/5438011-57fba3ba71569b1c7b271dcf396170fc/thumbnail_5887000.jpg","/articles/6162612/Panama-City/Bay-County/Florida/CRA-members-back-quick-pilot-to-fund-small-outdoor-seating-and-façade-upgrades-for-downtown-businesses","https://secure.pipeline.soar.com/6162612-11856bbebe3387b16c8e4f3715862b23/orig.mp4?Expires=1770434172&Signature=oeeG8fNWJJyK8XSRfraQekaoMFxoMjkCJCgMGV9uXoesbJWnK~TuL5wJAwxPAt87C926hkoHDYwloFtGPdQa6PlRUBSQfKMNwwS5Ox4QHxIN4o-HZaVhf~Umf3beH67OiiFtVk0CN3zUXEZKA9iFTH8fixLfbnruPsgY9qVMb8ztPsRoRr1mVpZzsl8dymnypx1ZPbcozqZHOzLBlIzikaaY8BOuYbYZnwmMOASKL55j7fo7hMz04lmdkTzaG9~Kiyy6CyNSXXiDsgWaXaNoeNLFU41iI6jsJCvPB-6xCiznEgNQ5GXI4OBN5EfvbNJOholYrBn8b0RsavTlC4DTjA__&Key-Pair-Id=KUT5TJCACFTXG","CRA board members discussed a proposed rapid‑deploy small grant or reimbursement program July 16 to help downtown and Millville businesses add outdoor seating, decks and minor façade improvements.

Proposal and examples
Commissioner Alan Hughes and others described two local examples: a planned deck and string‑lit seating area for a Millville restaurant and an adjoining business that seeks to expand outdoor dining. The presenters noted the areas are roughly 14 feet by 25 feet and would use simple decking, railings and lighting to create more inviting pedestrian space.

Board guidance
Commissioners favored a simple reimbursement model that minimizes upfront permit cost and delay for small projects. “I don't want them to have to if they build a little tiny deck, they have to go through building permits and architectural fees. It should be easy,” said Commissioner Alan Hughes. Several members proposed handling these as one‑off investments instead of formalizing a complex annual program to avoid heavy staff administration.

Staff direction
Staff was asked to draft a short program document that establishes basic eligibility, required safety and code compliance, a reimbursement workflow and a cap on per‑project funding. Commissioners suggested prioritizing projects that visibly improve business frontage and increase pedestrian activity, and to return the draft for board review and a potential vote at the next meeting.

Why it matters
Small exterior improvements can increase foot traffic, improve storefront visibility and signal municipal support for local entrepreneurs. Commissioners emphasized these interventions should be quick and simple and that CRA support should act as a targeted booster rather than full project underwriting.

Ending
Staff will prepare a brief reimbursement program and return with a draft for the board to consider at a subsequent meeting.","Board members supported a quick, one‑off reimbursement pilot to help Millville businesses add outdoor decks, seating and minor façade improvements without onerous permitting requirements; staff was asked to draft a concise program for board review and to keep the process simple to accelerate visible downtown improvements.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6162617,"CRA board reviews logo options; mayor urges simplicity for usable brand",441,47000,488000,"/Search/View?dp=1&key=5438011-57fba3ba71569b1c7b271dcf396170fc&start=47&end=488","https://assets.pipeline.soar.com/5438011-57fba3ba71569b1c7b271dcf396170fc/thumbnail_47000.jpg","/articles/6162617/Panama-City/Bay-County/Florida/CRA-board-reviews-logo-options-mayor-urges-simplicity-for-usable-brand","https://secure.pipeline.soar.com/6162617-c2a1d618e27419451c3e47f06f771573/orig.mp4?Expires=1770434172&Signature=W72NMOKnApzVEHMxE3ID4pVLt8w0SASF4RitBactRNH6pb2BCJYUaa05LplE2l8T5kIF1rgF6GDb-1UPWwI7hujgGccKHkDWULBg30mfaxutfMCd8JeDokaVbDutCG4qImgjdSXXMooi3VEp-HGscpjILHUwvjBn05mDD04kMg4qtGoagRIoWSOjVfAIx8XJhKlFKfIJykYR0IfkPY5Fh7v~7cj1~Ibuu0AAtYSt0fr0YvRR4ncoaytoWD0FONlqt9-TnLommOxuAlzF7Wr6vbg6A-m5wPXjNx5Y~Gpa2tsbeGQLJV0f7sotbKoIOzsZzuRFQLxupvW7rAngRsi5EQ__&Key-Pair-Id=KUT5TJCACFTXG","City staff and CRA board members reviewed a series of proposed Community Redevelopment Agency logos during the July 16 virtual workshop and offered informal feedback on design direction, practical use and next steps.

Why a CRA logo
Brandy Waldron said staff noticed at a training earlier in the year that many Florida CRAs use their own logos in presentation materials and websites, and the Panama City CRA lacks a standalone mark. The CRA asked Aaron Rich Marketing to provide initial concepts; additional options were contributed by staff and Mayor Allen Branch.

Design feedback and practical considerations
Mayor Allen Branch, a former graphic designer, urged simplicity. “The more things you add to them, when you shrink them down, it just looks like you lose all the detail,” he said, recommending icons that are legible in small sizes and simple color palettes. Several commissioners agreed that fewer elements and clean shapes — similar to the Delray Beach example shown by staff — would print and reproduce more easily and be easier to use across platforms.

Board input and next steps
Commissioner Janice Lucas and others suggested narrowing the set to two or three finalists and presenting those options at the July 29 CRA board meeting for a formal decision. Staff said the initial set included four marketing concepts from Aaron Rich and several additional variations contributed by the mayor and others; members asked staff to present the top two or three options and to confirm final wording (the name should read “Community Redevelopment Agency” rather than simply “development”).

No formal vote
Board members provided only advisory feedback during the workshop; staff indicated the goal is to bring a narrowed set to the July 29 CRA meeting for a decision and to use the approved mark on the upcoming CRA web page.

Ending
No formal selection was made at the July 16 workshop. Staff will prepare two or three refined logo options, correct wording to “Community Redevelopment Agency,” and present them for a decision at the next CRA meeting.","CRA members previewed a set of logo options prepared by staff and local contributors and gave informal feedback favoring simple, legible marks for use on web and print; the board did not vote and deferred a final selection to the July 29 meeting.","actionData","errors"]

Article not found

City staff reports $800,000 financing gap for proposed 447 Harrison breezeway project; board resists cash injection

CRA board discusses Sankofa grocery plan for MLK & 15th, property disposition and tools to spur affordable housing

CRA members back quick pilot to fund small outdoor seating and façade upgrades for downtown businesses

CRA board reviews logo options; mayor urges simplicity for usable brand