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B, T, C Comparison Development Potential for 1241, 1261 and 1281 Gulf Boulevard - Shoppes on Sand Key Prepared by the City of Clearwater Planning Department March 7, 2008 Land Area = 2.94 acres Square feet of nonresidential floor area Residential Dwelling Units Overnight Accommodations Units 3 Setbacks Front Setback Side (South) Setback Side (North) Setback Waterfront Setback Front Landscape Buffer Permitted Uses Attached Dwellings Offices Overnight Accommodations Restaurants Retail Sales and Services Accessory Dwellings Adult Uses Alcoholic Beverage Sales Automobile Service Stations Comprehensive Infill Redevelopment Project Educational Facilities Governmental Uses Indoor Recreation/Entertainment Light Assembly 1 The Settlement Stipulation governed the two adjacent properties located at 1201 (Marriott) and 1241, 1261 and 1281 (Shoppes on Sand Key) Gulf Boulevard. The Stipulation permitted 110 residential dwelling units or 220 hotel units or any combination thereof with a conversion ratio of 1 residential dwelling unit or 2 hotel units. The Stipulation also entitled the two properties to up to 85,000 square feet of non-residential floor area. The sqare footage could be divided between the two properties. 1201 Gulf Boulevard, the Marriott, was developed as a 220 unit hotel. 1241, 1261 and 1281 Gulf Boulevard, the Shoppes on Sand Key, was developed as a 36,000 square foot shopping center. 2 Approximately 36,000 of the entitled 85,000 square feet of non-residential floor area was developed at 1241, 1261 and 1281 Gulf Boulevard. The remaining 59,000 square feet of non-residential floor area could have been developed on either property. 3 The Settlement Stipulation required development on the two adjacent properties to be in substantial accordance with any of the four alternative schematic site plans attached to the Stipulation. The Stipulation did allow the Plaintiff to make minor modifications to the site plans without the consent of the City or submit any alternative site plan to the City Manager for approval, which approval shall not have been unreasonably withheld. * The Settlement Stipulation permitted non-residential floor area not specific non-residential uses. Permitted Uses Marina and Marina Facilities Medical Clinic Mixed Use Nightclubs Non-Residential Off-Street Parking Outdoor Recreation/Entertainment Outdoor Retail Sales, Display and/or Storage Parking Garages and Lots Parks and Recreation Facilities Places of Worship Problematic Uses Public Transportation Facilities RV Parks Self Storage Sidewalk Vendors Social / Public Service Agency Social Community Centers Telecommunication Towers Utility/Infrastructure Facilities Vehicle Sales/Display Vehicle Sales and Display, Limited Vehicle Service, Limited Veterinary Offices or Animal Grooming and Boarding * The Settlement Stipulation permitted non-residential floor area not specific non-residential uses. S:\Planning Department\C D B\Zoning Atlas Amendments\2007\B District\B, T, C Comparison.xls Development Potential for 1241, 1261 and 1281 Gulf Boulevard - Shoppes on Sand Key Prepared by the City of Clearwater Planning Department March 7, 2008 1 Settlement Stipulation Land Area = 2.94 acres 2 85,000 sq ft 0 Units - Density located at 1201 Gulf Blvd 0 Units - Density located at 1201 Gulf Blvd 5 feet 50, 80 or 100 feet - developed at 15 feet N/A 5 feet - developed at 3 feet 5 feet - developed at 5 feet Permitted Use / Height * / 100 feet * / 100 feet * / 100 feet * / 100 feet * / 100 feet No * / 100 feet * / 100 feet * / 100 feet No * / 100 feet * / 100 feet * / 100 feet * / 100 feet 1 The Settlement Stipulation governed the two adjacent properties located at 1201 (Marriott) and 1241, 1261 and 1281 (Shoppes on Sand Key) Gulf Boulevard. The Stipulation permitted 110 residential dwelling units or 220 hotel units or any combination thereof with a conversion ratio of 1 residential dwelling unit or 2 hotel units. The Stipulation also entitled the two properties to up to 85,000 square feet of non-residential floor area. The sqare footage could be divided between the two properties. 1201 Gulf Boulevard, the Marriott, was developed as a 220 unit hotel. 1241, 1261 and 1281 Gulf Boulevard, the Shoppes on Sand Key, was developed as a 36,000 square foot shopping center. 2 Approximately 36,000 of the entitled 85,000 square feet of non-residential floor area was developed at 1241, 1261 and 1281 Gulf Boulevard. The remaining 59,000 square feet of non-residential floor area could have been developed on either property. 3 The Settlement Stipulation required development on the two adjacent properties to be in substantial accordance with any of the four alternative schematic site plans attached to the Stipulation. The Stipulation did allow the Plaintiff to make minor modifications to the site plans without the consent of the City or submit any alternative site plan to the City Manager for approval, which approval shall not have been unreasonably withheld. * The Settlement Stipulation permitted non-residential floor area not specific non-residential uses. Settlement Stipulation Permitted Use / Height * / 100 feet * / 100 feet No * / 100 feet * / 100 feet * / 100 feet No * / 100 feet * / 100 feet * / 100 feet * / 100 feet * / 100 feet No * / 100 feet No * / 100 feet * / 100 feet No * / 100 feet No No * / 100 feet * / 100 feet * The Settlement Stipulation permitted non-residential floor area not specific non-residential uses. S:\Planning Department\C D B\Zoning Atlas Amendments\2007\B District\B, T, C Comparison.xls Development Potential for 1241, 1261 and 1281 Gulf Boulevard - Shoppes on Sand Key Prepared by the City of Clearwater Planning Department March 7, 2008 Tourist Zoning District / Resort Facilities High Future Land Use Plan Classification Land Area = 2.94 acres 1.0 Floor Area Ratio = 128,066 sq ft 30 dwelling units/acre = 88 units 50 units per area = 147 rooms 15 feet 10 feet 10 feet 20 feet 0 feet Permitted Use / Height Yes / 35-100 feet Yes / 35-100 feet Yes / 35-100 feet Yes / 25-100 feet Yes / 35-100 feet No No Yes / 35-100 feet No Yes / N/A No Yes / 35-50 feet Yes / 35-100 feet No 1 The Settlement Stipulation governed the two adjacent properties located at 1201 (Marriott) and 1241, 1261 and 1281 (Shoppes on Sand Key) Gulf Boulevard. The Stipulation permitted 110 residential dwelling units or 220 hotel units or any combination thereof with a conversion ratio of 1 residential dwelling unit or 2 hotel units. The Stipulation also entitled the two properties to up to 85,000 square feet of non-residential floor area. The sqare footage could be divided between the two properties. 1201 Gulf Boulevard, the Marriott, was developed as a 220 unit hotel. 1241, 1261 and 1281 Gulf Boulevard, the Shoppes on Sand Key, was developed as a 36,000 square foot shopping center. 2 Approximately 36,000 of the entitled 85,000 square feet of non-residential floor area was developed at 1241, 1261 and 1281 Gulf Boulevard. The remaining 59,000 square feet of non-residential floor area could have been developed on either property. 3 The Settlement Stipulation required development on the two adjacent properties to be in substantial accordance with any of the four alternative schematic site plans attached to the Stipulation. The Stipulation did allow the Plaintiff to make minor modifications to the site plans without the consent of the City or submit any alternative site plan to the City Manager for approval, which approval shall not have been unreasonably withheld. * The Settlement Stipulation permitted non-residential floor area not specific non-residential uses. Tourist Zoning District / Resort Facilities High Future Land Use Permitted Use / Height Yes / 25 feet Yes / 35-50 feet Yes / 35-100 feet Yes / 35-100 feet Yes / N/A Yes / 35 feet No Yes / 50 feet Yes / 50 feet No No Yes / 10 feet No No Yes / N/A No Yes / 35-50 feet No Yes / N/A No No No No * The Settlement Stipulation permitted non-residential floor area not specific non-residential uses. S:\Planning Department\C D B\Zoning Atlas Amendments\2007\B District\B, T, C Comparison.xls Development Potential for 1241, 1261 and 1281 Gulf Boulevard - Shoppes on Sand Key Prepared by the City of Clearwater Planning Department March 7, 2008 Commercial Zoning District / Resort Facilities High Future Land Use Plan Classification Land Area = 2.94 acres 1.0 Floor Area Ratio = 128,066 sq ft 30 dwelling units/acre = 88 units 50 units per area = 147 rooms 25 feet 10 feet 10 feet 20 feet 15 feet Permitted Use / Height No Yes / 25-50 feet Yes / 25-50 feet Yes / 25-50 feet Yes / 25-50 feet Yes / N/A Yes / 25 feet Yes / 25 feet Yes / 25 feet Yes / N/A Yes / 25 feet Yes / 25-50 feet Yes / 25-50 feet Yes / 25 feet 1 The Settlement Stipulation governed the two adjacent properties located at 1201 (Marriott) and 1241, 1261 and 1281 (Shoppes on Sand Key) Gulf Boulevard. The Stipulation permitted 110 residential dwelling units or 220 hotel units or any combination thereof with a conversion ratio of 1 residential dwelling unit or 2 hotel units. The Stipulation also entitled the two properties to up to 85,000 square feet of non-residential floor area. The sqare footage could be divided between the two properties. 1201 Gulf Boulevard, the Marriott, was developed as a 220 unit hotel. 1241, 1261 and 1281 Gulf Boulevard, the Shoppes on Sand Key, was developed as a 36,000 square foot shopping center. 2 Approximately 36,000 of the entitled 85,000 square feet of non-residential floor area was developed at 1241, 1261 and 1281 Gulf Boulevard. The remaining 59,000 square feet of non-residential floor area could have been developed on either property. 3 The Settlement Stipulation required development on the two adjacent properties to be in substantial accordance with any of the four alternative schematic site plans attached to the Stipulation. The Stipulation did allow the Plaintiff to make minor modifications to the site plans without the consent of the City or submit any alternative site plan to the City Manager for approval, which approval shall not have been unreasonably withheld. Commercial Zoning District / Resort Facilities High Future Land Use Permitted Use / Height Yes / 25 feet Yes / 25 feet Yes / 25-50 feet Yes / 25 feet Yes / N/A Yes / 25 feet Yes / 25 feet No Yes / 25 feet Yes / 25-50 feet Yes / 25 feet Yes / 10 feet Yes / 25 feet Yes / 25 feet No Yes / 25-50 feet Yes / 25-50 feet Yes Yes / 20 feet Yes / 25 feet No No Yes / 25 feet Development Potential for 1241, 1261 and 1281 Gulf Boulevard - Shoppes on Sand Key Prepared by the City of Clearwater Planning Department March 7, 2008 1971 - Business District Land Area = 2.94 acres No Floor Area Ratio limitation No Floor Area Ratio limitation No Floor Area Ratio limitation 25 feet to building 30% of property width or 197 feet 30% of property width or 197 feet 25 feet Suitable, typically 5 feet Permitted Uses / 150 Feet Permitted Apartment Houses Billboards Boarding Houses Business and Commercial Services (Banks, Investment and Finance, Real Estate) Churches Combination Hotel, Motel, Apartment and Business Commercial Recreation Facilities Fabricating and Manufacturing Government Services Home Occupation Hospitals, except hospitals or homes caring for mentally deranged persons Hotels Institutions of Nonprofit Educational or Philanthropic Nature Lodging Houses Marina Facility, limited to pleasure craft docking for guests and/or tenants Model Home Motels Multiple Dwellings Museums Off-Street Parking Operations involving wholesaling, supply, distribution with or without warehousing 1971 - Business District Permitted Uses / 150 Feet Permitted Parks, Playgrounds and Areas Used for Community Recreational Purpose Planned Unit Development Private Club as an Integral Part of Multi-unit Development Service Professional Business and Trade Schools Professional Services (Medical Services, Legal Offices, Engineering) Public Dining Room Restaurant Public Libraries Public Schools Railway Terminal and/or Freight Office Research Design and Development Activities and Accessory Laboratory Retail Business Retail within Structure Salvage or Junk Operation Schools (not including trade or business schools) Service Stations Service, Renovation and Repair Establishments Theatre - not Drive-in Townhouses Triplex Multiple Dwellings Special Exceptions Convalescent Home Day Nursery or Private School Dormitory, Lodging (Rooming) House, Boarding House Marina Facility (Commercial) Model Apartment Mortuary or Funeral Home Noncommercial off-street parking lots Physician or Doctor's Office Storage Yards Transfer and Storage Establishments Prohibited Uses Automobile Parts Sales from Vacant Lots Carnivals, Tent Shows, Exhibits and Other Temporary Amusement Projects Creosote Treatment or Manufacture Distillation of Bones, Coal or Wood Fertilizer Manufacture Fish Houses, Wholesale, Fish Smoking, Curing or Procession Plants Lumber Yard or Mill Work Mobile Home Park unless Approved by City Council Occupancies that Emit Smoke, Fumes, Gases or Odors Temporary Parking Lots Business and Commercial Services (Banks, Investment and Finance, Real Estate) Hospitals, except hospitals or homes caring for mentally deranged persons Marina Facility, limited to pleasure craft docking for guests and/or tenants Operations involving wholesaling, supply, distribution with or without warehousing Parks, Playgrounds and Areas Used for Community Recreational Purpose Private Club as an Integral Part of Multi-unit Development Service Professional Services (Medical Services, Legal Offices, Engineering) Research Design and Development Activities and Accessory Laboratory Carnivals, Tent Shows, Exhibits and Other Temporary Amusement Projects Fish Houses, Wholesale, Fish Smoking, Curing or Procession Plants