CLEARWATER HIGH AND DRY MARINA MULTI-SITE FEASIBILITY STUDY
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Clearwater High and Dry Marina
Multi-Site Feasibility Study
It] WADETRIM
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Clearwater High and Dry Marina
Multi-Site Feasibility Study
Prepared For:
The City of Clearwater, Florida
January 2007
Prepared By:
It] WADETRIM
8745 Henderson Road, Renaissance 5, Suite 220
Tampa, Florida 33634
813.882.8366
Study made possible in part with grant funding from the Florida Fish and Wildlife
Conservation Commission Florida Boating Improvement Program
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Executive Summary
It] WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
The City of Clearwater proposes to develop a high and dry boat marina to meet the growing
demand for boat storage within the City and Pinellas County. The goal is to add approximately
250 to 300 high and dry storage spaces including associated trailer and visitor parking,
limited marine service, utilities and landscaping with convenient access to the Intracoastal
Waterway. The facility is envisioned to serve the storage needs of vessels thirty five (35)
feet or less. Over the past five years the City has lost approximately 500 high and dry boat
storage slips due to the conversion of new residential developments on Clearwater Beach
and the mainland.
Three sites were evaluated as potential locations for a new high and dry boat storage facility:
· Jack Russell Stadium
· Stevensons Creek
. Seminole Boat Ramp
The study was funded by a grant from the Florida Fish and Wildlife Conservation Commission,
Florida Boating Improvement Program. Wade Trim, one of the City's Engineers of Record,
was retained in February 2006 to complete the multi-site feasibility study. This is the first
phase of what will likely be a three phased project.
The study identifies and analyzes a host of factors that contribute to the process of selecting
a preferred site. These factors include such things as land ownership patterns, programmed
uses for the sites, current and future land use of the property and zoning designation,
environmental concerns such as noise and impact on wetlands and seagrasses, existing
character of the surrounding area including recently approved projects, location and
adequacy of infrastructure, traffic management, neighborhood compatibility and "project
perception" by nearby residents. The constraints and opportunities of each site are presented
in a Site Evaluation Matrix (See Table 3.1)
The Seminole Boat Ramp site is recommended as the preferred site for several reasons:
. Has the best waterfront access of the three sites
. There are existing facilities already serving the site that could be used for the proposed
high and dry (e.g. docks, boat ramps, trailer parking)
· City-owned property adjacent to the boat launch facilitating site expansion
. Water related uses are promoted in the Downtown Development Plan and this site is
identified for improvement as an end destination
. Anticipated environmental impacts associated with adding docks are manageable
· Traffic patterns in the area are well established
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
. Adjacent developments include condominiums linked to marinas making the proposed
project compatible with the existing redevelopment pattern.
. If relocated, the Francis Wilson Theatre could provide for additional surface parking
supporting the facility
The study also identifies general design and planning standards related to the development
of high and dry boat storage facilities including structure types (clear span, rack supported
and vertical automated systems).
Six alternative concept plans for the high and dry facility were developed for the Seminole
Boat Ramp site graphically illustrating a single building or two building footprint. The preferred
site plan contains a single building footprint with approximate dimensions of 250 feet by
260 feet. Estimated building height is 50 feet. This could change based on the additional
study ofthe preferred method of retrieving and storing the boats (i.e. conventional forklift or
automated retrieval and storage). It is recommended that the building employ a "green" roof
concept making the building environmentally friendly and enhancing building aesthetics
and views from the bluff. The entry drive from Osceola Avenue has been realigned in the
concept plans along with improved pedestrian circulation, extensive screen plantings, boat
wash area, improved boat launch area including a new dock along the western seawall for
vessel staging and improved park area (at the west end of the existing parking lot). The
Phase I Concept assumes the Francis Wilson Theatre remains in place. Phase II assumes the
future off-site relocation of the theatre, thereby providing additional surface parking and
landscaping at the site.
Order of magnitude cost estimates in 2006 dollars range from $15,000 to $22,000 per vessel
storage space depending upon the type of facility selected. Employing the green roof concept
could potentially add approximately $975,000 to the cost of the structure assuming the
current footprint. An enhanced building fa<;ade will likewise increase the estimated cost,
but is highly recommended for this facility given its proximity to existing and proposed
residential development along the bluff. Generalized cost estimates were provided by two
recognized vendors: Roof and Rack (conventional) and Vertical Yachts (vertical automated
system). More definitive construction costs should be developed in a subsequent phase of
the project recognizing this first phase focuses on identifying a preferred site for the proposed
high and dry facility.
The next study phase should include at a minimum:
. A detailed market study documenting existing and future demand
. Defining the preferred system of storing and retrieving boats and the detailed costs
associated with those facilities
· Preparing preliminary engineering studies and preliminary site plan
· Developing more detailed construction cost estimate for the preferred system and site
improvements
· Developing a detailed cost revenue analysis including funding options.
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Table of Contents
It] WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Executive ummary................. ......... ................. ...................... ..... .......... ............ .... I
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1.0 Project Description and Study Methodology.................................................. 1
Map 1.1 Site Locations ....................................................................................2
2.0 Analysis of Site Alternatives ........................................................................... 4
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2.1 Jack Russell Stadium (Site 1) ........................................................................ 4
Table 2.1 Jack Russell Site: Adjacent Existing Land Use .......................................4
Map 2.1 Jack Russell Stad i u m .... ..................... ......... ..... .......... ........... ........ ......5
Map 2.2 Jack Russell Stadium: Existing Land Uses Adjacent to Site ................ 6
Table 2.2 Jack Russell Site: Adjacent Future Land Use .....................................8
Map 2.3 Jack Russell Stadium: Future Land Use Adjacent to Site ...................9
Map 2.4 Jack Russell Stadium: Zoning Districts Adjacent to Site ..................10
Map 2.5 Jack Russell Stadium: Existing Laneage along Launch Route .......... 11
Table 2.3 Jack Russell Site: Launch Route Existing Land Use.......................... 12
Table 2.4 Jack Russell Site: Launch Route Future Land Use ............................12
Map 2.6 Jack Russell Stadium: Future Land Uses Adjacent to Launch route.. 13
Map 2.7 Jack Russell: Stadium Potable Water ............................................... 15
Map 2.8 Jack Russell Stadium: Reclaimed Water ..........................................16
Map 2.9 Jack Russell Stadium: Storm water .................................................... 17
Map 2.1 0 Jack Russell Stadium: Wastewater ................................................... 18
2.2 Stevensons Creek Shuffle Board and Lawn Bowls Complex (Site 2) ......... 19
Table 2.5 Stevensons Creek Site: Adjacent Existing Land Use ........................ 20
Map 2.11 Stevensons Creek: Existing Land Uses Adjacent (200') to Site ......... 21
Table 2.6 Stevensons Creek Site: Adjacent Future Land Use ...........................23
Map 2.12 Stevensons Creek: Future Land Uses Adjacent (200') to Site ........... 24
Map 2.13 Stevensons Creek: Zoning Districts Adjacent to Site .......................25
Map 2.14 Stevensons Creek: Site Initial Ecological Assessment ......................26
Map 2.1 5 Stevensons Creek: Adjacent Approved Projects ............................... 28
Map 2.16 Stevensons Creek: Existing Laneage along Launch Route ................ 29
Table 2.7 Stevensons Creek Site: Launch Route Existing Land Use .................30
Table 2.8 Stevensons Creek Site: Launch Route Future Land Use ...................30
Map 2.17 Stevensons Creek: Existing Land Uses Adjacent to Launch Route ...31
Map 2.18 Stevensons Creek: Future Land Uses Adjacent to Launch Route ...... 32
Map 2.19 Stevensons Creek: Potable Water ..................................................... 34
Map 2.20 Stevensons Creek: Stormwater ......................................................... 35
Map 2.21 Stevensons Creek: Wastewater ........................................................ 36
2.3 Seminole Launch Ramp (Site 3) .................................................................. 37
Table 2.9 Seminole Boat Launch Ramp: Adjacent Existing Land Uses ............37
Map 2.22 Seminole Boat Ramp: Existing Land Uses Adjacent (200') to Site ...38
Table 2.1 0 Seminole Boat Launch Ramp: Adjacent Future Land Use ................40
Map 2.23 Seminole Boat ramp Site Initial Ecological Assessment...................41
Map 2.24 Seminole Boat Ramp: Adjacent Approved Projects .......................... 43
Map 2.25 Seminole Boat Ramp: Potable Water ...............................................45
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It] WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.26 Semi nole Boat Ramp: Stormwater .................................................... 46
Map 2.27 Seminole Boat Ramp: Wastewater ...................................................47
Map 2.28 Seminole Boat Ramp: Downtown Redevelopment Plan
Character Districts ..... ......................... .............................................48
2.4 DRI Thresholds for High and Dry Marinas ................................................ 49
3.0 Conclusion on Site Feasibility ....................................................................... 50
3.1 Constraints and Opportunities ................................................................... 50
Table 3.1 Draft 11- Site Evaluation Matrix ........................................................52
4.0 Design and Planning Standards for High and Dry Marina Facilities. .............. 57
4.1 Defining the Building Size: Width, Length and Height. ............................. 57
Table 4.1 Average Boat Sizes .......................................................................... 57
Table 4.2 Typical Aisle Widths..... ........... .......................... .............. ........ ........ 57
Table 4.3 Typical Heights for Rack Levels ....................................................... 58
4.2 Structure Types/ Building Design ............................................................... 58
4.3 Building Ma terials ................ .......... ....... ....... .............. ..... ....... ............ ........ 62
4.4 Site Planning.. ............ ............ .... ..... ....... ................. .... ........ .... ............... ..... 62
5.0 Proposed Faci I ity ...... ............. ...................... .................. .......... ...... ......... ..... 64
5.1 General Development Guidelines ............................................................. 64
5.2 Conceptual Diagrams...... ........ ......... .......... ....... ....... ....... ............ ..... .......... 64
Table 5.1 Existing and Proposed Parking and Boat Storage Capacity.............. 65
Option 1 ..... ..................... .................................. ..............................66
Option 2 .......................................................................................... 67
Option 3 ..... ..................................................................................... 68
Option 4 .......................................................................................... 69
Option 5 ................................................ .......................................... 70
Option 6 .......................................................................................... 71
5.3 Conceptual Site Plan ....... ....... ....... .............. ...................... ..... ... ......... ........ 72
Conceptual Site Plan Phase 1 ..............................................................................73
Conceptual Site Plan Phase 2 ..............................................................................74
5.4 Cost Estima tes .... ..... ....... ............... ........................ .............. ............... ........ 76
Table 5.2 Estimated Cost for Marina Equipment .............................................. 77
6.0 Next Steps. ... ...... .......... ........ .......... .......................... ... ............... ..... ........ ..... 78
APPENDICES
APPENDIX 1: Delta Seven - Initial Environmental Assessment
APPENDIX 2: Bathymetric Survey Stevenson Creek Site
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Clearwater High and Dry Marina
Multi-Site Feasibility Study
It] WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
1.0 Project Description and Study Methodology
The City of Clearwater proposes to develop a high and dry boat marina to meet the
growing demand for boat storage within the City and Pinellas County. The goal is to
add approximately 250 to 300 high and dry storage spaces accessible to the
Intracoastal Waterway north of downtown Clearwater including associated trailer
parking, limited marine service, utilities and landscaping. The facility is envisioned
to serve the storage needs of vessels thirty five (35) feet or less.
Over the past five years the City of Clearwater has lost approximately 500 high and
dry boat storage slips due to conversion to new residential developments on
Clearwater Beach and the mainland. Compounding this loss of boat storage facilities
in the City is the growing demand for high and dry storage facilities statewide which
is well documented.
Three sites were identified as potential locations for a new high and dry marina.
(See Map 1.1) They are:
. Jack Russell Stadium Site (Site 1) generally located south of Palmetto Street,
north of Seminole Street between Dr. Martin Luther King Jr. Avenue and Jefferson
Avenue in the Greenwood Neighborhood
. Stevensons Creek Site (Site 2) generally located at the intersection of North
Fort Harrison Avenue and Calumet Street
. Seminole Boat Ramp Site (Site 3) located west of the intersection of Seminole
Avenue and Osceola Avenue
In February 2006 the City received a grant from the Florida Fish and Wildlife
Conservation Commission, Florida Boating Improvement Program to fund this site
feasibility study. The City retained Wade Trim, Inc., one of its Engineers of Record, to
conduct the site feasibility study. The grant provides an opportunity for the City to
complete a cursory site feasibility analysis for the three sites in order to identify a
preferred site for the high and dry marina as the first phase in the planning, design,
permitting and construction and operation of the needed facility.
As specified in the scope of work approved by the City Council and State of Florida,
the study includes the following items with respect to the three sites:
· Land ownership patterns
· The City's programmed uses for the selected sites
· Bathymetric survey for the Stevensons Creek site
· Cursory mangrove and seagrass surveys for the Stevensons Creek site
· Current land use and zoning of each site and neighboring properties
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 1.1
Site locations
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
. Identification of recently approved projects in the area of each site and the
perceived impact of those projects on the proposed high and dry marina
. Identification of applicable Land Development Code provisions governing the
location and construction of the proposed high and dry marina
. The location and adequacy of existing infrastructure to serve the marina and
associated uses
. Review of Chapter 380.06 F.5. regarding DRI thresholds for high and dry marinas
and other applicable local, state and federal permitting requirements
. Traffic management issues including ingress, egress and cursory assessment of
impact on surrounding roadway system.
. Identification of potential neighborhood compatibility and/or project "perception
issues"
. Order of magnitude pre-design construction cost estimates including site
demolition and clearing, utility upgrades, if required, to serve the sites, site
development costs, seawall construction and bridge replacement costs that cou Id
be uniquely associated with the Steven sons Creek site as well as order of
magnitude cost estimates for design and permitting processes.
. Estimated schedule for design, permitting and construction
. Estimated annual operations and maintenance costs and revenue generating
estimates
A detailed market study and cost revenue analysis are not included in this phase of
the project. Once a preferred site has been selected, the next study phase would
likely include a detailed market study documenting existing and future demand, a
detailed cost revenue analysis including funding options, the preferred system of
storing and retrieving boats from the high and dry facility and estimated construction
costs associated with those facilities, preliminary engineering studies and preliminary
site plan for the preferred site.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.0 Analysis of Site Alternatives
2.1 Jack Russell Stadium (Site 1)
2.1.1 land Use, Zoning and Code Provisions
The Jack Russell Stadium Site is located within City of Clearwater
Neighborhood District II, specifically the North Greenwood Neighborhood.
The site is bounded by the following thoroughfares: Palmetto Street (North),
Martin Luther King Jr. Avenue (West) and Seminole Street (South). (See Map
2.1)
The 18.8 acre site is composed of four parcels owned by the City of Clearwater.
It is considered one of the largest pieces of land with potential for
redevelopment in Pinellas County. The current uses of these parcels are
recreation/open space and commercial, because of activities developed on
the Jack Russell Stadium property. Due to its structural condition, the Stadium
is proposed to be demolished in early 2007. The future land use designation
for the site is Recreation/Open Space and it is zoned as Recreation/Open
Space (R/OS).
The proposed high and dry facility will not require changes to the existing
land use and zoning designations at this site, since it is considered a
recreational use.
The immediate area of influence of the site is about 55.12 acres with a variety
of land use types. The majority is public/semipublic and residential (single
family and multifamily). Table 2.1 and Map 2.2 provide a description of the
existing uses surrounding the site.
Table 2.1 Jack Russell Site: Adjacent Existing Land Use
Existing Land Use Number of Percentage Area Percentage
Parcels (Parcels) (Acres) (Area)
Commercial 4 4% 1.24 2%
Duplex-Triplex 5 5% 0.85 2%
Industrial 7 8% 3.17 6%
Multi-Family 1 1% 8.24 15%
Public/Semi-Public 7 8% 23.66 43%
Recreation/Open Space 1 1% 4.55 8%
Single-Family 50 54% 10.65 19%
Vacant 18 19% 2.76 5%
Total 93 100% 55.12 100%
Source: Pinellas County GIS, 2005
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.1
Jack Russell Stadium
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.2
Jack Russell Stadium: Existing land Uses Adjacent to Site
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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General View of the Site
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Jack Russell Stadium
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Greenwood Apartment Complex
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Dr. Martin Luther King Jr.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Public facilities adjacent to the site include the North Greenwood Library
and North Greenwood Recreation and Aquatic Center (west of the site). In
addition, the Greenwood Apartment Complex is located to the northwest of
the site.
Major future land uses adjacent to the site include: Institutional, Residential
High, Residential Urban. (See Table 2.2 and Map 2.3).
Table 2.2 Jack Russell Site: Adjacent Future Land Use
Category Number of Percentage Area Percentage
Parcels (Parcels) (Acres) (Area)
Commercial General 13 14% 1.99 4%
Institutional 7 8% 23.83 43%
Industrial Light 8 9% 3.47 6%
Residential/Office General 1 1% 0.29 1%
Recreation/Open Space 1 1% 4.55 8%
Residential High 1 1% 8.24 15%
Residential Medium 16 17% 2.49 5%
Residential Urban 46 49% 10.26 19%
Total 93 100% 55.12 100%
Source: Pinellas County GIS,2005
Major zoning designations adjacent to the site promote Industrial, Medium
High Density Residential, Medium Density Residential (15 dwelling units
per acre) and Low Medium Density Residential (7.5 dwelling units per acre).
(See Map 2.4)
2.1.2 Projected Development
There are currently no projected development projects identified for the Jack
Russell Stadium site or area adjacent to the site. The City is looking to develop
alternatives to redevelop the site to bring economic development and job
growth to the area.
2.1.3 Environmental Constraints.
There were no environmental constraints identified for the Jack Russell
Stadium site.
2.1.4 Transportation
The Jack Russell Stadium site is located 0.55 mile east of the closest launch
destination (Seminole Boat Ramp). The corresponding launch route is
Seminole Street, a two lane city collector street (See Map 2.5)
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.3
Jack Russell Stadium: Future land Use Adjacent to Site
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.4
Jack Russell Stadium: Zoning Districts Adjacent to Site
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
I
Map 2.5
Jack Russell Stadium: Existing laneage along launch Route
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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I
There are 32 parcels along this launch route. Predominant existing land uses
of these parcels are single family (34%); vacant (27%); commercial (19%)
and public/semipublic (10%). The largest lot frontage along the launch route
corresponds to single family and vacant lots. (See Table 2.3)
I
Table 2.3 Jack Russell Site: Launch Route Existing Land Use
I
North Side South SIde Total
EXlstmg Land Use Number of Frontage Number of Frontage Number of Frontage Percentage
Parcels (Feet) Parcels (Feet) Parcels (Feet)
Vacant 3 608 5 692 8 1,300 27% i
Commercial 3 611 2 296 5 907 19%
Single-Family 5 788 6 868 11 1,656 34%
Industrial 1 77 1 231 2 308 6%
Recreation/Open Space 1 62 1 116 2 178 4%
DuplexIT riplex 0 0 1 47 1 47 1% I
Total 14 2,270 18 2.588 32 4,858 100%
Public/SemI-Public
124
2
338
3
462
10l{,
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Source: Pinellas County GIS, 2005
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Future land uses along the launch route are mainly Residential Urban (7.5
dwelling units per acre), Central Business District and General Commercial.
(See Map 2.6 )
Table 2.4 Jack Russell Site: Launch Route Future Land Use
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NORTH SOUTH Total
Future Land Use Number of Frontage Number of Frontage Number of Frontage
Parcels (Feet) Parcels (Feet) Parcels (Feet) Percentage
Central Business District 7 758 6 804 13 1,562 32%
Municipal, No FLU 1 63 1 116 2 179 4%
Institutional 0 0 1 353 1 353 7%
Residential Urban 13 1,042 13 1,088 26 2,130 44%
Commercial, General 3 414 3 228 6 642 13%
Total 24 2,277 24 2.589 48 4,866 100%
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Source: Pinellas County GIS, 2005
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The use of this site for the proposed High and Dry Boat Storage will require
mitigating transportation impacts such as traffic, noise and road wear along
the launch route and adjacent major roads. Another concern will be providing
transportation means for the high and dry users from the proposed site to the
Seminole Boat Ramp.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.6
Jack Russell Stadium: Future land Uses Adjacent to launch route
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.1.5 Infrastructure Availability
The Jack Russell Site has good provision of infrastructure services since the
site is located within the urban fabric. The site has access to potable water
lines owned by the City on Dr. Martin Luther King Jr. Avenue (West), Palmetto
Street (North) Street and Seminole Street (South). Reclaimed water lines and
water fixtures run along Dr. Martin Luther King Jr. Avenue and Seminole
Street (South).
In addition, storm water lines are available along Dr. Martin Luther King Jr.
Avenue, Palmetto Street and Seminole Street. A stormwater pond is located
in the northwest part of the site along Palmetto Street. Wastewater collection
and transmission lines are located along Martin Luther King Jr. Avenue,
Palmetto Street and Seminole Street. Additional stormwater facilities would
be required by the City and SWFWMD to accommodate development on
the site
Maps 2.7, 2.8, 2.9 and 2.10, show the provision of infrastructure services to
the Jack Russell Site.
2.1.6 Neighborhood Compatibility
The Jack Russell Stadium Site is within a consolidated urban area north of
the Downtown District. It is bordered by an industrial and commercial area
(South of the site) as well as by single family and multifamily housing.
The adjacent neighborhood has been the target of numerous planning efforts
and investments as a means of revitalizing the existing fabric and improving
the conditions for existing residents. Some of the most recent City investments
are:
. The North Greenwood Recreation and Aquatic Complex
· The North Greenwood Library
. The Dr. Martin Luther King Avenue traffic calming and streetscape
improvements
. The expansion of the reclaimed water system into the neighborhood
Over the last five years, the Jack Russell Stadium Site has been the subject
of discussion for redevelopment. Any redevelopment proposal should take
into consideration important issues raised by neighborhood residents such
as building scale and architectural character, as well as traffic and noise.
. According to the North Greenwood Economic Redevelopment Strategy
prepared by the Economic Development Department of the City
completed in 2003, some of the potential uses recommended for the
Jack Russell Site were:
. Health Care Uses, particularly assisted living for the lower income
elderly population and related health care facilities to serve
neighborhood and area residents while providing on-site employment
opportunities.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.7
Jack Russell: Stadium Potable Water
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.8
Jack Russell Stadium: Reclaimed Water
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.9
Jack Russell Stadium: Stormwater
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.10
Jack Russell Stadium: Wastewater
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Multifamily Housing, including for-sale town homes and rental
apartments primarily targeting the needs of low and moderate income
households.
Mixed or Multiple Uses, recognizing that the 16-acre site is large
enough to accommodate two or more urban uses."
The City is still studying the best re-use of this site, which is as previously
noted one of the largest vacant properties in Pinellas County, a county where
land scarcity has become an issue.
.
Educational and Training Uses, including occupational training for
youth and adults, extension courses and home and family education
and counseling services.
Industrial and Service Uses, including one large user or multiple
small firms in owner occupied or multi-tenant buildings involved in
light manufacturing or service-type activities, such as building
maintenance, security, pest control, cable services and heating and
air conditioning contracting.
Office Uses, particularly small users in multi-tenant flex/office space.
Sports, Recreation and Entertainment Uses, including retention of
the stadium and related open areas as a public asset for amateur
baseball!softballleagues and tournaments, other outdoor events and
recreational uses
.
.
.
.
.
The proposal of a high and dry facility at this site may have to contented
with the identified neighborhood concerns (character, traffic, noise, etc.) as
well as competition with other redevelopment proposals that could generate
larger sources of revenue and future job growth within the North Greenwood
Neighborhood.
2.2 Stevensons Creek Shuffle Board and Lawn Bowls Complex (Site 2)
2.2.1 land Use, Zoning and Code Provisions.
The Stevensons Creek site is located at the intersection of N. Fort Harrison
Avenue and Calumet Street just south of the Ft. Harrison Avenue Bridge
crossing Stevensons Creek. This site is also located within Neighborhood
District II of the City of Clearwater.
The site is approximately 8.41 acres in size and is owned by the City. The
existing use of the site is recreational and open space, currently hosting the
City's Lawn Bowls and Shuffleboard Complex. Although the site has
significant shoreline on Stevensons Creek, the site is not currently oriented
toward the water or water-related activities. Adjacent submerged lands are
believed to be owned by the State of Florida.
The future land use designation for the site is Recreation/Open Space and it
is zoned as Recreation/ Open Space (R/OS).
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
The proposed high and dry facility will not require changes in land use and
zoning designations since it is considered a recreational use.
The immediate area of influence of the site is about 8.43 acres. Predominant
existing land uses within the site's area of influence are: single family
residential, commercial and multifamily residential. Commercial activities
are located west of the site along N. Ft. Harrison Avenue, while residential
uses are located towards the south along Calumet Street. (See Table 2.5 and
Map 2.11)
Table 2.5 Stevensons Creek Site: Adjacent Existing Land Use
Category Number of Percentage Area (Acres) Percentage (Area)
Parcels (Parcels)
Single-Family 26 84% 5.10 61%
Duplex-Triplex 1 3% 0.19 2%
Multi-Family 1 3% 0.86 10%
Commercial 3 10% 2.28 27%
Total 31 100% 843 100%
Source: Pinellas County GIS, 2005
The commercial activities towards the west of the site are related to
condominium and seasonal rental units on property owned by the Church of
Scientology.
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Map 2.11
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Stevensons Creek: Existing land Uses Adjacent (200') to Site
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Stevensons Creek
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-~-
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. -
Existing Bridge Over Stevensons Creek
(View 1)
..
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North Fort Harrison A venue (West of Site)
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Shuffleboard & Lawn Bowls Complex
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c1w2066.01 m\gis-data\reports\feasibility study jan 2007
Stevensons Creek
I
, ..... ----
...-~
,.
Existing Bridge Over Stevensons Creek
(View 2)
Calumet Street (South of the Site)
Clearwater Shuffleboard Club
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Major future land uses adjacent to the site include: Residential Urban (7.5
dwelling units per acre) and Resort Facilities High (30 Dwelling Unit per
acre and FAR 1 .2). (See Table 2.6 and Map 2.12 )
Table 2.6 Stevensons Creek Site: Adjacent Future Land Use
Source: Pinellas County GIS, 2005
Zoning designations adjacent to the site promote low medium density
residential (5 dwelling units per acre) and tourism. (See Map 2.13)
2.2.2 Environmental Constraints
The site includes approximately 1,500 feet of mangrove shoreline averaging
30 feet wide, from the most waterward tree to the most upland tree (See
Map 2.14 or Appendix). Other shore vegetation at the site is comprised
primarily of sporadic oak trees, palm trees and exotics such as Brazilian
Pepper.
Such presence of a continuous mangrove shoreline would require a permit
from Pinellas County Environmental Management to remove and trim
mangroves at the site in order to facilitate development. Some mangroves
may be protected completely from trimming or impact by this permit.
No seagrasses were observed during a field survey conducted by Delta
Seven, Inc. in March 2006 (See Appendix 1). The State of Florida will likely
require a seagrass survey during growing season to verify that seagrasses
are not present should this site be selected.
Water depth is a constraint at the Stevensons Creek site (See Bathymetric
Survey in Appendix 2. This survey was conducted in concert with the
Stevenson Creek Environmental Restoration project). If navigation is desired
to and from the site, dredging will be necessary. Depths at the site are less
than the required three feet of water at Mean Low Water. Permits will be
required and obtaining such permits may prove difficult, especially within
an Aquatic Preserve such as Stevensons Creek. Additionally, the bridge to
the north of the site significantly limits the height of vessels entering and
exiting Stevensons Creek to very low profile vessels.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.12
Stevensons Creek: Future land Uses Adjacent (200') to Site
~ .:::.::. rJ>
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.13
Stevensons Creek: Zoning Districts Adjacent to Site
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.14
Stevensons Creek: Site Initial Ecological Assessment
~~#~ Mangrove dominated shoreline
~ Navigation limited by depth
Stevenson Creek site
o
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125
250
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500 Feet
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.2.3 Projected Development
There are three development projects proposed or recently completed in
proximity to Stevensons Creek site (See Map 2.15):
. 1925 Edgewater Drive: Bayview Condominiums, which proposes 62
residential units to the north across the creek from the site,
. 1860 Fort Harrison Avenue: Villa del Mar, which proposes 24 residential
units at the northwestern edge of the site (project is complete),
. 308 Venetian Drive: Venetian Cove Townhomes, which proposes 6
residential units to the southwest of the site.
In total 92 additional residential units are approved for the area surrounding
the site.
2.2.4 Transportation
The Stevensons Creek site is approximately one (1) mile north of the closest
launch destination (Seminole Boat Ramp). The corresponding launch route
is composed of two roads:
. North Fort Harrison Avenue (0.96 mile), a minor arterial under the City's
jurisdiction and
. Calumet Street (0.04 mile) which is a local city street of two lanes. (See
Map 2.16)
According to the Pinellas Metropolitan Planning Organization in 2005, Fort
Harrison Avenue operated at level of service C or better. North of the bridge
at Stevensons Creek, Edgewater Boulevard operated at level of service F.
These levels of service should be taken into consideration as constraints
when proposing a future High and Dry facility at Stevensons Creek.
Predominant existing land uses along the described launch route are
commercial (42%); single family (17%), duplex/triplex (12%), vacant (11 %)
and public/semipublic (10%).
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.15
Stevensons Creek: Adjacent Approved Projects
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.16
Stevensons Creek: Existing Laneage along Launch Route
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Table 2.7 Stevensons Creek Site: Launch Route Existing Land Use
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WEST EAST Total
EXisting Land Use Number of Frontage Number of Frontage Number of Frontage
Parcels (Feet) Parcels (Feet) Parcels (Feet) Percentage
Public/Semi-Public 1 531 3 438 4 969 10%
Vacant 7 483 10 627 17 1,110 11%
Multi-Family 4 310 0 0 4 310 3%
Commercial 24 2,560 15 1,550 39 4,110 42%
Single-Family 6 442 21 1,198 27 1,640 17%
Industrial 2 229 0 0 2 229 2%
Recreation/Open Space 2 39 1 317 3 356 4%
DuplexIT riplex 5 397 8 744 13 1,141 12%
Total 51 4991 58 4874 109 9865 100%
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Source: Pinellas County, GIS, 2005
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There are 109 parcels along the launch route. The largest lot frontage along
the launch route corresponds to commercial uses and single family residences.
(See Map 2.17)
Future land uses along the launch route are mainly Commercial General,
Residential Urban (7.5 dwelling units per acre) and Resort Facilities High
(30 dwelling units per acre, FAR 1.2). (See Map 2.18)
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Table 2.8 Stevensons Creek Site: Launch Route Future Land Use
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WEST EAST Total
Future Land Use Number of Frontage Number of Frontage Number of F rontag e
Parcels (Feet) Parcels (Feet) Parcels (Feet) Percentage
Central Business District 3 574 7 417 10 991 10%
Institutional 1 355 0 0 1 355 4%
Commercial - General 37 2,900 33 3,077 70 5,977 62%
Resort Facilities - High 10 989 0 0 10 989 10%
Residential - Urban 0 0 18 1,268 18 1,268 13%
Total 51 4818 58 4762 109 9580 100%
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Source: Pinellas County, GIS, 2005
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2.2.5 Infrastructure Availability
I
The Stevensons Creek Site is adequately served by infrastructure services.
The site has access to potable water lines owned by the City along N. Ft.
Harrison Avenue (West) and Calumet Street (South). Reclaimed water service
is not available at the site or surrounding areas.
Stormwater collection facilities are available south of the site at Calumet
Street and within the site itself. Wastewater collection and transmission
facilities are located along N. Ft. Harrison Avenue and Calumet Street.
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III WADETRIM
City of Clean1'ater
High and Dry Marina Multi-Site Feasibility Study
Map 2.17
Stevensons Creek: Existing land Uses Adjacent to launch Route
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.18
Stevensons Creek: Future land Uses Adjacent to launch Route
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Maps 2.19, 2.20 and 2.21 show the provision of infrastructure services to the
Stevensons Creek Site.
2.2.6 Neighborhood Compatibility
The Stevensons Creek Site is within the Navajo Park Neighborhood. The
area is comprised of single family residential and condominiums along the
shoreline. Considering that the proposed High and Dry facility implies an
enhanced level of activity (noise, traffic, etc.) than the City's Lawn Bowls
and Shuffleboard Complex, it is expected that the neighborhood may show
opposition to the project.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.19
Stevensons Creek: Potable Water
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.20
Stevensons Creek: Stormwater
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.21
Stevensons Creek: Wastewater
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.3 Seminole Launch Ramp (Site 3)
2.3.1 Land Use, Zoning and Code Provisions
The Seminole Launch Ramp Site is located west of Osceola Avenue, at the
end of Seminole Street at Clearwater Harbor and the Intracoastal Waterway.
This site is also located within Neighborhood District II of the City of
Clearwater.
The site is approximately 5.9 acres in size and is owned by the City of
Clearwater. The site has significant shoreline and it is currently used for
water-related activities. The existing use of the site is recreational and open
space and includes a boat ramp facility and large parking area for boat
trailers. There is a parcel immediately adjacent and to the west of the site
that is owned by the West Coast Inland Navigation District and currently
functions as a small passive park.
The future land use designation within the Downtown Redevelopment Plan
for the site is Central Business District. The site is currently zoned as
Recreation/Open Space (R/OS) allowing uses such as Public/Private Open
Space and/or Recreation Facility; Beach/Water Access.
The immediate area of influence of the site is about 10.63 acres. Predominant
existing land uses within the site's area of influence include: commercial,
vacant and multifamily. Most uses are aligned along Osceola Street. There
are only three single family residences within the site's area of influence.
(See Table 2.9 and Map 2.22)
Table 2.9 Seminole Boat Launch Ramp: Adjacent Existing Land Uses
Category Number of Percentage Area Percentage (Area)
Parcels (Parcels) (Acres)
Vacant 1 6% 3.59 20%
Commercial 7 41% 9.48 53%
Duplex-Triplex 1 6% 0.15 1%
Marinas 1 6% 0.70 4%
Multi-Family 2 12% 2.06 12%
Public/Semi-Public 2 12% 1.56 9%
Single-Family 3 18% 0.27 2%
Total 17 100% 17.82 100%
Source: Pinellas County GIS, 2005
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.22
Seminole Boat Ramp: Existing land Uses Adjacent (200') to Site
~
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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View to the Boat Ramp
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Launch Facility at the Site
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Adjacent Single Family Residential
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View to the Boat Ramp
Francis Wilson Theater Property
.
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700 Osceola, Bayview Condominiums
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
The future land use for parcels adjacent to the site is Central Business District.
The Downtown Redevelopment Plan permits Residential; Office; Retail; and
Public/Semi-Public uses in the Central Business District.
Table 2.10 Seminole Boat Launch Ramp: Adjacent Future Land Use
Central Business District
Source: Pinellas County GIS, 2005
The area immediately adjacent to the site is zoned Downtown (D) and the
shoreline of the site is zoned as Preservation (P). The proposed high and dry
facility is recognized as marina/marina facilities which are allowed within
the Downtown Redevelopment Plan as a Flexible Development (FLD) use,
requiring Community Development Board (CDB) approval.
2.3.2 Environmental Constraints
Due to the existing use of the site, environmental constraints at the Seminole
Boat Ramp are limited. The property is bounded at the water by an existing
seawall and no mangrove vegetation is present. The seawall is largely intact
except for a small 50 foot area just west of the existing launch ramp that is
covered with palms and shore grass.
In March 2006, Delta Seven, Inc. conducted a cursory environmental
assessment of the site (See Appendix). No seagrass beds were observed
within the submerged lands immediately south of the boat ramps and
southward toward the southern seawall of the property. At the southern
seawall of the property and extending south of the seawall is a small linearly
oriented oyster bed established on submerged debris (See Map 2.23)
Approximately 100 feet south of the southern seawall of the site is an
extensive seagrass bed that extends southward toward the Drew Street
Fishing Pier (See Map 2.23). The seagrass bed covers the extent of the
shallow flats in this area and would severely inhibit the development of a
marina facility within the confines of the grass bed; however, this grass bed
does not extend into the basin at the base of the existing boat ramps. Therefore,
it is not likely that the seagrass bed will impede the permitting of accessory
docks or boat launches associated with a high and dry facility.
Also due to the existing use of the Seminole Boat Ramp site, water depth is
not a constraint so long as boat launching and navigation activities do not
change significantly from their current patterns of ingress and egress.
Water depth along the western seawall near the parking lot is sufficient to
allow the construction of docking facilities for use by boats launched from a
high and dry facility.
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Map 2.23
Seminole Boat Ramp Site Initial Ecological Assessment
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200
400
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800 Feet
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.3.3 Projected Development
There are three development projects approved or under construction around
the Seminole Boat Ramp site (See Map 2.24):
. 900 Osceola Avenue: Clearwater Bay Marina Condos with 133 residential
units at the northern edge of the site. (currently under construction).
. 700 Osceola Avenue: Bayview Condominium with 28 residential units
(finalized) at the south edge of the site.
. 609 Seminole Garden St.: Trail Townhomes with 36 residential units to
the east of the site.
In total, 197 residential units are anticipated for the area surrounding the
site. Most of these developments are waterfront condominiums with a
Mediterranean architectural style, ranging from approximately 9 to 12 stories
in height. Development of a high and dry marina at this site would require
the facility to blend architecturally with the recently approved projects.
2.3.4 Transportation
The selection of the Seminole Boat Ramp Site to build the High and Dry
facility, eliminates the need for a proposed launch route, considering that
boats will be stored and launched at the same location.
However, some transportation impacts may be created along two major
thoroughfares:
. North/South: Fort Harrison Avenue and Myrtle Avenue (currently under
expansion). Both of these roads are considered minor arterials and operate
at level of service C or better.
. EastlWest: Drew Street, also a minor arterial that operates at level of
service C or better.
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City of Clearwaler
High and Dry Marina Multi-Site Feasibility Study
Map 2.24
Seminole Boat Ramp: Adjacent Approved Projects
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.3.5 Infrastructure Availability
The provision of infrastructure services within the Seminole Boat Ramp site
is not a concern. The site has access to potable water lines owned by the
City along Osceola Avenue. Additional potable water lines are available
along Seminole Street and throughout the site. Reclaimed water service is
not yet avai lable for this site.
Stormwater facilities are available from Osceola Avenue down to the bluff.
Wastewater collection and transmission lines are available along Osceola
Avenue, a portion of Seminole Street and Eldridge Street.
Maps 2.25,2.26 and 2.27 show the provision of infrastructure services to the
Seminole Boat Ramp site
2.3.6 Neighborhood Compatibility
The Seminole Boat Ramp site is within the Downtown Redevelopment Plan,
specifically the Old Bay District (See Map 2.28). This area is composed of a
mix of residential land uses (including single-family dwellings), recreational,
governmental, industrial, commercial and institutional. The District's unique
character is due to its location along Clearwater Harbor and the significant
number of older structures.
According to the Downtown Redevelopment Plan, the Old Bay District "is
envisioned to be a mixed-use neighborhood supporting the Downtown
employment base with residential, limited neighborhood commercial and
office uses. A variety of densities and housing styles are encouraged
throughout the District, as well as renovations of existing older structures".
The Plan also states that there should be an emphasis placed lion tying the
eastern and western sections of the entire District together by providing
linkages between the waterfront and the Pinellas Trail. Public improvements
to the Seminole Boat Ramp will also enhance waterfront access and
appearance."
The plan specifies two policies regarding to the site:
. "Policy 3: The Seminole Street Launching Facility should be maintained
as a recreation site, recognized as an area attraction and should be
improved with the addition of elements such as picnic areas, park
benches, landscaping, lighting and parking management," and
· "Policy 4: City rights-of-way that dead-end at the harbor shall be retained
and improved for public access to the water."
According to the plan there is a priority to provide waterfront access and
water related activities at this site. The high and dry facility would meet
both of these priorities.
Consideration should be given to co-relate the character of the proposed
high and dry facility with the existing and proposed condominiums and other
historic structures within the area. Views from the bluff and the improvement
of landscaping are also important with the redevelopment of the site.
c1w2066.Olm\gis-data\reports\feasibility study jan 2007 Page 44
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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c1w2066.01 m\gis-data\reports\feasibility study jan 2007
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.26
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c1w2066.01 m\gis-data\reports\feasibility study jan 2007
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.27
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c1w2066.0l m\gis-data\reports\feasibility study jan 2007
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Map 2.28
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
2.4 DRI Thresholds for High and Dry Marinas
Historically, high and dry marinas in excess of 300 slips were presumed to be a
Development of Regional Impact (DR!) and subject to a detailed review of the regional
impacts associated with the facility. This review process is both costly and time
consuming. When the scope of work for this study was approved by the City Council
and the Florida Fish and Wildlife Conservation Commission, Florida Boating
Improvement Program in Tallahassee, high and dry marina facilities were subject to
this regional review. During the 2006 Legislative Session, the Florida Legislature
eliminated the requirement that such facilities to undergo a formal DRI review. This
action was due in part to the diminishing supply of high and dry storage facilities,
the growing demand based on boater registration records and duplicative reviews,
recognizing that State environmental permitting entities would still be involved in
the review process through existing permit reviews and approvals (e.g. SWFWMD
Environmental Resource Permit). Consequently, Clearwater's proposed high and dry
facility will not be subject to the DRI review process.
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
3.0 Conclusion on Site Feasibility
3.1 Constraints and Opportunities
This chapter explores the constraints and opportunities for each alternative
site. These have been identified through data collection and analysis, as
well as comments gathered from meetings with City Staff. A matrix has been
prepared to summarize all the information and facilitate decision making for
the recommended site. (See Table 3.1)
3.1.1 Jack Russell Stadium
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The Jack Russell Stadium site is the largest in size of all alternatives facilitating
accommodation of the programmed slips, co-related land uses (retail, repair
shops, restaurants), parking spaces, etc. This site is the second closest to the
Seminole Boat Ramp (0.5 mile), diminishing the traffic impact in relation to
the Stevensons Creek Launch route. In addition, this site does not show any
environmental constraints and offers the most complete provision of
i nfrastructu re services.
Some of the primary constraints of the Jack Russell Stadium site are the desires
for other redevelopment projects at that location and the perceived desires
of the North Greenwood community.
There have been several uses proposed for the site, from workforce housing
to mixed-use development. A project providing significant employment for
residents could be worked into a larger development scheme. However,
the need for affordable housing remains an issue in this neighborhood. There
is a desire for a project that will enhance the community through economic
development.
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
A mixed, business-use project or a multiple marine services project could
provide a tie-in to the industrial area located just south of the site. At this
point, the City is still studying the best use of the site considering that it is one
of the largest pieces of vacant land in Pinellas County.
Currently, the Parks Department is leasing the baseball facility. The lease
expires in February of 2007. There is a capital project to demolish the
concrete portion of the stadium because it is structurally unsound.
The city plans to reduce seating (the concrete stadium portion) and preserve
the ball fields and the outlying buildings that are in good condition. The Boys
and Girls Club are also using this facility. The height of the existing stadium
is established and significant. A high and dry storage facility would be similar
to that of the existing land use at this site.
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Page 51
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Table 3.1
City of Clearwater: High and Dry Multi-Site Feasibility Study
Draft 11- Site Evaluation Matrix
Site 1 Site 2 Site 3
Jack Russell Stevenson Creek Seminole
General
Size (acres) 18.08 a 8.41 a 5.91 a
Existina Land Use of the Site Recreation/Open Space Recreation/Ooen Soace Recreation/Ooen Space
Future land use of the site Recreation/Open Soace Recreation/Onen Snace Central Business District
Zonina of the existina site Recreation/Ooen Soace Recreation/ODen Soace Downtown
Potentiallmoact area (acres) 55.12 a 8.43 a 10.63 a
Clearwater NelCl-hborhood District ND2 ND2 ND2
Environmental Constraints (none. mild. moderate severe)
Manaroves None Severe None
Seaarass None None Mild
Permittina constraints None Severe Mild
Floodina cateaorv None Moderate (1 OOV flood zoneT Severe (velocitv zone)
Storm surae cateaorv None Severe (1-2) Severe-mild (1-5)
Adiacent Existina Land Use to the Site (acres/Darcels)
Sinale familv 10.65a/50p 5.10a/260 0.27a/30
Duolex- Tnolex 0.85a/5p 0.19a/10 0.15a/1O
Multifamilv 8.24a/1 p 0.86a/iO 2.06a/20
Commercial 1.24a/40 2.28a/30 9.4a170
Mixed use - - -
Industrial 3.17a/7p - -
Recreational and ooen Soace 4.55a/1p - -
Public Semi oublic 23.66a/70 - 1.56a/20
Vacant 2.76a/18p - 3.59a/10
Marina - - 0.70a/10
Adiacent Future Land Use (acres/Darcels)
CBD- Central Business District - - 10.63a/15p
RU- Residentjal Urban 10.26a/46p 5.29a/27n -
RH-Residential Hiah 8.24a/10 - -
RM-Residential Medium 2.49a/160 - -
ROG-Residential Office General 1.29a/1 p - -
RFH- Resort Facilities Hiah - 3. 14a/4n -
CG-Commercial General 1 .99a/130 - -
1- Institutional 23.3a/8p - -
IL-Industrial Licht 3.7a/8p - -
ROS-Recreation Ooen Soace 4.55a/10 - -
Adiacent Zonina
D- Downtown - - 10.63a/150
LMDR- Low medium densitv residentjal 6.68a/250 5.29a/290 -
MDR- Medium densitv residential 6.24a/380 - -
MHDR- Medium hiah residential 8.24a/1 p - -
OSR- Ooen Soace and Recreation 4.55a/1p - -
0- Office 0.29a/10 - -
C- Commercial 1.82a/120 - -
1- Institutional 23.83anp - -
IRT- Industrial Research Technoloav 3.47a/8p - -
T- Tourism - 3. 14a/40 -
Proiected Future DeveloDment within the ImDact Area
Housina Units - 62 condos/ 24 units/6 townhomes 161 condos /36 townhomes
Commercial Sa. - - -
Industrial Sa. - - -
Transnortation
Potential launch Route (miles) 0.55 miles 1.05 miles -
Predominant level of services on launch Route n/a C or better -
Road Laneaae on Launch Route 2 lanes 2-3 lanes -
Road Jurisdjction on Launch Route Municioal State/municioal -
Adiacent Existina Land Use to the Launch Route (oarcels/frontaaes)
Sjnale familv residential 1656f/110 1640fU270 -
Duolex Triolex 47f/1 p 1141f/130 -
Multifamilv 310f/4rl -
Commercjal 907f/50 4110f/390 -
Mixed Use - - -
Industrial 308f/1 p 229f/2n -
Recreational and ooen Soace 178f/20 356f/30 -
Public Semi public 462f/30 969f/40 -
Vacant 1300f/8p 1110f/170 -
Recreational and ooen Soace - - -
- -
iAdiacent Future Land Use to the Launch Route (DarcelS/frontaaes)
CBD- Central Business District 1562f/13p 991f/100 -
RU- Residential Urban 2130f/26p 1268f/180 -
RH-Residentjal Hiah - - -
RM-Residential Medium - - -
ROG-Residential Office General - - -
RFH- Resort Facilities Hiah 989f/100 -
CG-Commercial General 642f/6p 5977f170n -
1- Institutional 353f/10 355f/10 -
IL-Industrial Liaht - - -
ROS-Recreation Ooen Soace - - -
M-Municjoal No Future land Use 179f/2p - -
Availabilitv of Infrastructure (Yes/No)
Existence of potable water lines Yes Yes Yes
Existence of reclaimed water lines Yes No No
Existence of storm water lines Yes Yes Yes
Existence of sanitarY lines Yes Yes Yes.
Neiahborhood ComDatibllltv
Comoliance with Downtown Redevelooment Plans (Yes/No) No I N/a I Yes
Exnected neiahborhood issues! none, some sianificant, severe) I Some Sianifjcant I None
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
3.1.2 Stevensons Creek
The Stevensons Creek site is the second largest site and has the advantage
of direct waterfront access, especially along the northern border of the site.
It also has good access to the majority of infrastructure services, except
reclaimed water.
The existing bridge to the north of the site is too low to accommodate boat
launching at the site. Only very low profile boats can pass under the bridge.
If boat launching were desired, the bridge would need to be raised to
accommodate most watercraft. In addition, the depth of the water at the site
would make launching difficult. Estimated order of magnitude costs to raise
the bridge and associated ramping improvements are $2-3 million. Dredging
of Steven sons Creek is proposed in the future, however navigation under the
existing bridge on North Fort Harrison remains an overwhelming constraint.
The primary constraints for the Stevensons Creek site are the height of the
existing bridge to the north of the site and the perceived desires of the
surrounding neighborhood and traffic.
Boat trailer traffic leaving the site would need to make a left turn onto North
Ft. Harrison Avenue and adding a traffic light to the intersection would be
difficult. The traffic in this area is already constrained and several traffic
abatement projects are already in place.
Environmental constraints were also identified as a constraint to the
development of the high and dry storage facility on this site. The presence of
a continuous mangrove shoreline of more than 1,500 feet would require a
permit from Pinellas County Environmental Management to remove and trim
mangroves at the site in order to facilitate development. In addition, the
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
seagrass bed could also impede the permitting of accessory docks or boat
launches associated with a high and dry facility. There are also concerns
about the need for mitigation of impacts such as minor repairing, painting,
oil change, etc. related to the operation of this facility
The existing surrounding neighborhood is primarily low-density single-family
residential (south of the site) along with commercial uses and condominiums
to the west. This neighborhood is more compatible with nature-based
recreational boating, such as kayaking and canoeing as opposed to a high
and dry facility. Traffic abatement is already in place and would be impacted
if additional traffic were added to the neighborhood.
The Stevensons Creek site is currently used by the City's Parks and Recreation
Department for a lawn bowling/shuffleboard facility. The number of users of
these facilities has been declining. The Stevensons Creek site was identified
by staff as a possible location for a Senior Center. It was also identified as a
possible relocation site for the Francis Wilson Theatre (currently at the
Seminole Boat Ramp Site).
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
3.1.3 Seminole Boat Ramp
The Seminole Boat Ramp Site is constrained primarily by its size. The existing
parking at the site would need to be maintained and an additional property
(the Francis Wilson Theatre) would need to be added to the site boundary to
accommodate the High and Dry structure. The relocation of the Francis
Wilson Theatre should be considered if this site is selected. Currently, the
Francis Wilson property has part of a 99-year lease with the City of
Clearwater, of which only half has transpired.
There are many opportunities identified within the Seminole Boat Ramp Site.
Some of the most significant are:
· The site has the best waterfront access of the three sites;
· There are existing facilities already serving in site that could be used for
the proposed high and dry (such docks and boat ramps) reducing
construction costs.
. The site has good access to infrastructure services, i.e., potable water,
stormwater and wastewater
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. The City owns the site as well as adjacent sites facilitating land
consolidation for phased expansion.
. Due to the existing water-related use, the environmental impacts are
anticipated to be manageable and could be mitigated. Additional
environmental permits would be required for additional docks.
· The Downtown Redevelopment Plan promotes the development of
waterfront related activities such as marinas. It specifically mentions the
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Seminole Boat Ramp and provides general guidelines to improve the
site and make it an end destination.
. Adjacent developments include condominiums linked to private marinas,
making the proposed project compatible with the existing redevelopment
pattern.
Some of the recommendations that evolved from discussions held with City
staff regarding the development of a high and dry facility at the Seminole
Boat Ramp site include:
. Due to the land areas necessary to accommodate the facility and parking
needs, the ownership of the "strip" of land between the Francis Wilson
Theatre and the remainder of the site should be integrated into the site
boundary.
. Explore the possibility of maintaining trailer and car parking at the site
by including of parking within the High and Dry structure and working
with the grade/slope on the site to accommodate a split-level design.
. Consider within the site planning and construction program, the effects
on stormwater (retrofitting or other impacts). Additionally, upgraded
landscaping was discussed to ensure compatibility with adjacent
residential development, utilizing "green" design for the site (particularly
the roof of the facility).
This study concludes that the Seminole Boat Ramp Site shows the most favorable
conditions for the development of the High and Dry facility. As discussed in sections
2.0 and 3.0, adverse environmental and transportation impacts, along with cost
related issues played a strong role in excluding the Steven sons Creek and Jack
Russell Stadium sites.
The following chapter takes a closer look at several characteristics of the intended
proposed faci I ity, setting the framework for the Conceptual Site Plan which is discussed
in section 4.0
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
4.0
Design and Planning Standards for High and Dry Marina
Facilities.
The following chapter focuses on design and planning standards related to the
development of high and dry facilities.
4.1 Defining the Building Size: Width, Length and Height.
The building width for a high and dry facility will be determined by the size of the
boats and the corresponding aisle size. Identifying the size of the boats that are
intended to be stored in the High and Dry facility is extremely important considering
they will dictate the size of the stacks to be used. Historically, sixteen to twenty-
eight foot (16'-28') boats were considered typical for stack storage. Over several
years the demand for larger boats (30' to 40') has increased. Experts agree that high
and dry facilities should be designed to accommodate current and future market
demands taking into consideration boat sizes. A detailed market demand study is
recommended.
Table 4.1 provides a general description of average boat sizes.
Table 4.1 Average Boat Sizes
Overall Length Width Height
24' to 26' 8' 6' 9' 3'
27' to 29' 9' 4' 10' 9'
30' to 32' 10' 9' 11' 7'
33' to 35' 12' 0' 12' 4'
36' to 39' 12' 7' 14' 2'
40' to 42' 12' 11' 15' l'
Source: DSKA, 2006
Another important measure to define the building configuration of a High and Dry
facility is the aisle, which is defined as the distance between two rack sections,
allowing for the forklift truck to turn while carrying a boat. This measurement varies
depending on: (1) the length of the boats, (2) the turning radius of the forklift or
handing equipment and (3) the space available in the site. Typical aisle widths using
boat lengths as the criteria are included in Table 4.2.
As the boat lengths increase in the market, the forklift will require a larger turning
radius. A minimum aisle width of 50' is very common. However, 60'-70' is becoming
more common. If using angled racks, aisle width will be less.
The accuracy of the measurement is extremely important considering that an extra
one foot of building width may translate into thousands of dollars in cost. (Example:
12" of concrete 12" wide times 250' long aisle).
Table 4.2 Typical Aisle Widths
Boat Length Aisle Width
Up to 30' 60' to 65'
Up to 36' 65' to 70'
38' to 45' 70' to 75'
Source: DSKA, 2006
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
When calculating the building length, the size of the bays and the number of boats
that fit within each bay must be considered. Some of the most common bays are:
. 'Single wide' bays designed for one boat (i.e. 9', 10', 14' wide).
. 'Double wide' bays spanning 20' to 25'.
. 'Triple wide' 27'-31' bays allow for the greatest storage flexibility.
The building height will be dictated by the City's Land Development Code. For
planning purposes, every height of boat could be considered as 10'. More specific
concerns about boat sizes will change the final layout.
Of most concern are the first and the top levels of the structure. Boat heights (especially
for large boats on the first level) may dictate clearances of 14 to 16 feet. If the structure
will have a roof, top level minimums should be measured from the inside eave to
ensure space is adequate to clear the roof design and any utilities (i.e. fire sprinkler
systems). Table 4.3 shows the typical heights relating to rack levels:
Table 4.3 Typical Heights for Rack Levels
Rack Levels Height (Typical)
Level 1 10' t016'
Level 2 8' t012'
Level 3 8' t010'
Level 4, 5,6 8' Minimum
Source: DSKA, 2006
4.2 Structure Types/ Building Design
According to the permanence and flexibility of the structure, high and dry facilities
can be (1) rack supported, (2) a separate clear span building with free standing
racks, or (3) a vertical automated rack system. The following is a brief description of
the benefits of each system:
· Clear Span Building (free standing racks). These are temporary structures,
composed of free standing racks. These cannot be easily modified if the boat
sizes change. Due to the style of main frames, the leasable space may be
minimized as the market changes.
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· Rack Supported Buildings. The structure is built with rack columns supported by
a roof. Because the rack structure carries an increased load; the cost of the
racks will increase, but roof and side building costs will be less, netting a slightly
lower cost overall. One cost saving advantage of the rack supported building is
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
the potential for an accelerated seven year tax write-off, since the entire structure
may be considered a piece of equipment. If properly designed, the building will
be adaptable to the market as changes occur.
. Vertical Automated System. The Vertical Yacht Storage System is an automated
and electric lifting and moving system. Unlike traditional forklift based operations,
it allows storing any boat from an 18' open fisherman to an 80' express cruiser. It
also offers reduced haul and launch times (as short as six minutes). The use of
the system could reduce aisle space by up to 50 feet depending on the maximum
size of boat to be stored. Because of the use of concrete on walls, the enclosed
facility is generally capable of withstanding 140 mile per hour winds.
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Automated Lifting
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High Lift Marina
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c1w2066.01m\gis-data\reports\feasibility study jan 2007
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
According to building typology, high and dry facilities can also be classified as1:
· Racks. Portable free standing racks can be used to quickly double storage area.
Designed as 4 (2 high 2 wide) boat modules or 6 (2 high 3 wide) boat modules.
The modules can easily be picked up with a marina forklift and moved. These
racks are generally recommended for additional storage outside of the high and
dry structure. These are not recommended for the proposed facility due to the
aesthetics (compatible with the adjacent residential properties)
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Rickenbacher Marina, Miami, FL
. Racks with Roof. These are conventional racks with a single roof. The forklift
area (aisle) is not under the roof and is open. These are not recommended for the
proposed facility considering the need for an enclosed structure.
Typical Building Section
Racks with Roof
Three-sided Buildings (some with sliding doors). Three sided storage facilities
have three walls and a roof. They offer most of the advantages of conventional
buildings. The forklift area (aisle) is not under the roof and is open. This building
is not recommended for the proposed facility considering the need for optimizing
the available space.
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Typical Building Section
Three-Sided facility
Three-Sided Building with Sliding Doors,
Victoria's Harbor Marina, GA
Photo of Rack with Roof Facility
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c1w2066.01 m\gis-data\reports\feasibility study jan 2007
I Adapted from Roof and Rack. Brochure and webpage: http://www.roofnrack.com/
Page 60
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
· Gabled Buildings. Gabled structures are "back-to-back" three-sided buildings.
Sliding doors can be designed to enclose the forklift side.
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Typical Building Section Gabled Building
Gabled Building with Sliding Doors,
Sienns Boat Company, CA
Considering the building program and City's requirements it could be said that the
two preferred building typologies are:
. Conventional Building. Conventional boat dry storage developments have
racked boats on either side of an aisle. The aisle width is determined by the
length of the boats and the turning radius of the marine forklift used to retrieve
the boats.
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Typical Building Section
Conventional Building
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Conventional Facility, Mid Islands
Family Marina, Cape Coral, FL
· Double Wide Building. The most efficient high and dry structure is a double
wide building. The structure has two aisles with boats racked on either side. The
structure is all under one roof, but may require some additional space.
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Double Wide Facility,
Bradenton Beach Marina, FL
Double Wide Facility,
Bahia Beach Marina, Ruskin, FL
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
4.3 Building Materials
The preferred building material for high and dry facilities is steel (mainly galvanized)
considering that is most flexible and cost effective than other construction materials.
The steel has greater strength in comparison with other construction materials to
handle large boat weight. In addition, "aesthetic options" could be added easily.
4.4 Site Planning
Some of the most important elements that should be considered when preparing the
site plan for a high and dry facility include.
. Land Use and Zoning. Existing zoning designations should facilitate the
development of the facility.
. Program Area. The typical rule-of-thumb is about 2 acres for 200 boats for a
conventional structure. In addition to the building footprint, land should be
considered for travel areas, parking, offices, maintenance shops, wash down
and boating cleaning areas, temporary racks area (for high demand) and other
buildings.
. Circulation. It is necessary to provide clear pedestrian and vehicle circulation
patterns throughout the site. Appropriate turning radius should be designed to
allow the movements of vehicles (cars, trailers and boats). Drystorage should be
located as close to the water as possible to reduce the distance to which the
forklift will carry and launch boats into the water.
. Parking. The facility should provide parking access to users. The common parking
ratio for high and dry facilities is 1 parking space to 5 storage boats.
. Mitigate Environmental Impacts. Appropriate environmental permits should be
obtained and mitigation measures should be designed to reduce environmental
impacts (fuel management, etc.).
. Noise Management. Appropriate buffers should be designed to avoid nuisance
to neighboring properties.
. Safety. Considering that steel is the most used material for the construction of
high and dry facilities and the value of boats storage, there is a need to design
for fire suppression. Easy access for emergency vehicles (fire, ambulances) should
be provided. In addition, consideration should be given to design structures to
withstand hurricane force winds.
· Landscape and Aesthetics. Landscaping is an important tool to improve the
character of the place, as well as to mitigate noise impacts. Facilities design
should consider the character of the neighborhood in which they will be built.
Specific design elements can be incorporated into building facades.
· Building Flexibility. Adjustable and wider bays will ensure the building can grow
with the times. It is preferable if the facility can combine boat and trailer storage.
c1w2066.01 m\gis-data\reports\feasibility study jan 2007
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
The following images are provided as example designs of high and dry facilities:
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Cape Harbour Marina, Cape Coral, FL
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Cape Harbour Marina, Cape Coral, FL
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fast Marina, Cape Coral, FL
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Marina One, Deerfield Beach, FL
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Bradenton Beach Marina, Bradenton FL
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
5.0 Proposed Facility
5.1 General Development Guidelines
Assuming the Seminole Boat Launch as the preferred site, the City staff and Consultant
defined general development guidelines for the proposed high and dry facility. Some
of the most important guidelines or recommendations include:
. Develop the program established by the City: an attractive building with sufficient
parking, a staging area in order to get boats in and out of the water, small
management office and restrooms and site upgrades to enhance the aesthetics
of the program.
. Accommodate most of the existing trailer parking. Currently there are
approximately 135 car/trailer spaces on site.
. Preserve existing docks and other site structures.
. Maximum boat size to be stored is 35'. According to vessel registration records
maintained by the State of Florida Department of Motor Vehicles and Highway
Safety, 86% of the registered vessels in Pinellas County are below 25' in size.
From the total vessels registered 11 % are between 26' to 39' in size. City staff
defined that 35' maximum boat size was appropriate.
. Approximately 250 to 300 slips should fit within the facility.
. Consider the use of the Francis Wilson Theater as part of the site.
. Be sensitive to existing and projected development within the area.
. Keep the architecture of the building consistent with the surrounding
neighborhood.
. As for the type of building, a conventional, enclosed building is preferred.
. Explore the possibility of using green building techniques (green roof).
5.2 Conceptual Diagrams
The Consultant prepared six conceptual diagrams taking into consideration the
guidelines previously discussed (See Option 1, 2, 3, 4, 5 and 6). Diagrams allowed
staff to evaluate:
· Alternative building typology such as conventional (two structures) versus double
wide building within the site.
· Building location.
· Circulation patterns (pedestrian and vehicular) and landscaping
· Potential use of the Francis Wilson Theater.
· General parking locations
The Options 1, 2, 5 and 6 display a double wide building (single structure) with a
footprint of 260 foot x 250 foot. Options 3 and 4 show two conventional buildings
with a footprint of 130 foot x 250 foot.
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City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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Taking into consideration costs, building location and circulation patterns, among
other elements, City staff recommended the development of a conceptual site plan
for Options 2 and 5.
These options are very similar with the difference of incorporating the Francis Wilson
Theater property for additional car/trailer spaces.
Table 5.1 provides a description of the existing and proposed parking and boat storage
capacity.
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Table 5.1 Existing and Proposed Parking and Boat Storage Capacity
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Existing Option 1 Option 2 Option 3 Option 4 Option 5 Option 6
Condition
Cars 42 95 95 70 55 95 61
Carl Trailer Spaces 134 135 135 136 186 170 200
Car Trailer Spaces (inside) 74 74 76 76 74 74
Estimated Slips' 300 300 300 300 300 300
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. Based upon selected building typology
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Option 1
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It] WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Option 4
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Option 5
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
Option 6
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
5.3 Conceptual Site Plan
5.3.1 Description
The proposed facility footprint is 250 feet (North-South direction) by 260
feet (East-West direction) and approximately 48 feet high. The first floor is
designed to accommodate car/trailer parking spaces as well as offices and
restrooms, while the second, third and fourth floor will accommodate vessel
storage. The size will allow the storage of least 280 to 300 boat slips no
larger than 35 feet.
The building typology proposed was the double wide building. As previously
explained, the structure has two aisles with boats racked on either side.
Approximately 100 vessels can be stored per floor, considering four aisles
of 25 vessels (10 feet for each vessel is considered)
This typology, in contrast with the conventional building typology, allow to
reduces building cost by eliminating the need for building two additional
building walls and the corresponding structural elements. However, the
building mass that results from the double wide building typology is
considerable in relationship to the adjacent development. This could be
sufficiently addressed by introducing fa<;ade elements and appropriate issue
building massing.
It is proposed that the building have a green roof incorporating the following
advantages: a) improved stormwater management; b) attenuated noise levels;
c) increased energy savings; d) provides additional green space; and e)
enhanced aesthetics from the bluff.
The building doors would be oriented toward the waterfront (west), where
noise and views of the High & Dry operation would be removed from on the
residential uses north and south of this site.
A twenty foot setback has been provided along the north and east of the
property lines, with a 100 foot setback from west sea wall.
The conceptual site plan proposes pedestrian and vehicle access from
Seminole Street. Pedestrian access is limited around the building for security
purposes.
Two phases have been assumed considering the future use of the Francis
Wilson Theater (see conceptual site plans 1 and 2). Phase 1 will
accommodate approximately 155 car parking spaces and 33 car/trailer
spaces outside of the building. If the Francis Wilson Theater property is
incorporated in the future in Phase II, the site will be able to accommodate
approximately 119 car parking spaces and 69 car/trailer spaces outside of
the building.
c1w2066.01 m\gis-data\reports\feasibility study jan 2007
Page 72
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
5.3.2 Zoning and Community Development Code Considerations for the
Proposed Conceptual Site Plan
The Seminole Boat Launch site is zoned Downtown (D) District (as well as
the properties north and south of the subject site). The proposed High & Dry
facility falls under "marina/marina facilities", which is defined as:
"Marina means any structure constructed on pilings over open water or
supported by flotation on the water which provides three or more boat slips
for the purpose of sale or lease."
Marina facilities means a use of land involved in the operation of a marina
including structures and activities normally integral to the operation of a
marina, such as servicing, fueling, pumping-out, chartering, launching and
dry-storage of boats and boating equipment.
In the Downtown District, marina/marina facilities are listed as a Flexible
Development (FLD) use, requiring Community Development Board (CDB)
approval.
Table 2-903.D. of the current Community Development Code of the City of
Clearwater indicates the maximum height as 30 feet and the minimum
required parking as one space per slip. Considering that the preliminary
proposed height is 48 feet and that the parking ratio is based on wet slips (not
dry slips), a parking reduction will likely be required to accommodate the
facility. One required space per slip far exceeds the parking demand for this
facility. It is recommended that the project be processed as a Comprehensive
Infill Redevelopment Project.
Section 2-903.H Community Development Code lists the flexibility criteria
for marina/marina facilities:
"1. The parcel proposed for development is not located in areas identified in
the Comprehensive Plan as areas of environmental significance including:
a. The north end of Clearwater Beach;
b. Clearwater Harbor grass beds;
c. Cooper's Point;
d. Clearwater Harbor spoil islands;
e. Sand Key Park;
f. The southern edge of Alligator Lake.
2. No commercial activities other than the mooring of boats on a rental
basis shall be permitted on any parcel of land which is contiguous to a
parcel of land which is designated as residential in the Zoning Atlas,
unless the marina facilities are totally screened from view from the
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
contiguous land which is designated as residential and the hours of
operation of the commercial activities are limited to the time period
between sunrise and sunset;
3. The design of all buildings complies with the Downtown District design
guidelines in Division 5 of Article 3; and 4. All marina facilities shall
comply with the commercial dock requirements set forth in Section 3-
601.C.3 and the marina and marina facilities requirements set forth in
Section 3-603."2
Section 3-603 of the Community Development Code has various standards
and criteria for marinas and marina facilities that should be reviewed as
they relate to the design and operation of the proposed facility.
The site is located in the Old Bay District of the Downtown Redevelopment
Plan. The Plan provides a maximum Floor Area Ratio (FAR) of 0.50 and a
maximum height of 100 feet.
As stated previously, the Downtown Redevelopment Plan shows only one
Policy that speaks directly to this site (Policy 3 in the Old Bay District), which
states:
"The Seminole Street Launching Facility should be maintained as a recreation
site, recognized as an area attraction and should be improved with the
addition of elements such as picnic areas, park benches, landscaping, lighting
and parking management."
The project will need to meet the applicable Downtown Design Guidelines.
Any docks associated with this High & Dry facility will need to meet the
requirements of Section 3-601.C.3 and should be included in the Flexible
Development application to the Community Development Board. The
proposed dock off the western seawall would require City, State and Federal
permits / appraisals which are perceived to be obtainable.
5.4 Cost Estimates
In the conduct ofthis study the Consultant conferred with two nationally recognized
builders of high and dry facilities. The first is Roof and Rack, who develops rack,
supported buildings with boat forklifts (conventional) and Vertical Yachts who develop
vertical automated systems. Order the magnitude costs estimates for the Clearwater
proposed High and Dry facility are provided in this section taking into consideration
the proposed type of faci I ity.
According to Roof and Rack, for the type of facility that the City of Clearwater is
intending to develop, the cost ranges from $16,000 to $22,000 per vessel including;
design, permitting, site work, foundation, fire sprinkler, electricity, trim packages
and other amenities. Additional, the City should consider the cost of $15 per square
foot to build a green roof. This will add a cost of at approximately $975,000 to the
project.
2 Adapted from comments provided by Wayne Wells (City of Clearwater, Planning Department) regarding conceptual
diagrams (option 2 and 5)
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
In addition, potential marina equipment should be considered which includes:
Table 5.2 Estimated Cost for Marina Equipment
Equipment Cost
Forklifts (22,000 @ 96" Load Center)- (2) $ 550,000
Floor cleaning machine $ 14,000
*Water recycling unit $ 36,000
Industrial forklift $ 12,000
Installed Pem bunk covering (580 boats) $ 52,000
Miscellaneous equipment and tools $ 10,000
Computer system with marina software $ 25,000
*Sewage pump out unit $ 12,000
Service cart $ 5,000
Total estimated $ 716,000
Source: Coastal Marine International, 2006
Under the conventional system, the facility could cost approximately $ 8.3 million.
There are other costs generally associated to this type of facility: launch area with
staging dock; fuel dock; engineering; personnel; insurance; permitting and impact
fees that should be considered.
According to Vertical Yachts, a vertical automated system for the desired capacity
(250-300 vessels) will cost from $15,000 to $20,000 per boat. This cost includes
design, technology and building construction. No site design, planning and
construction are estimated in these figures. If the design of the building is enhanced
to meet the adjacent development character, it is estimated that $3,500 dollars needs
to be added to each vessel.
Taking this figures into consideration, the building itself could cost between $4.6 to
$7.0 millions dollars. Vertical Yachts recommends staging docks for the dry stacks
that will add 500,000 dollars to the site planning and construction costs.
The City should, after endorsing the preferred site, look closely to both systems
identifying advantages, disadvantages and detailed cost estimates.
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III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
6.0 Next Steps.
As stated in Chapter 1, this study provided the opportunity for the City to complete a
site feasibility analysis considering three proposed sites: Jack Russell Stadium,
Stevenson Creek and Seminole Boat Launch Ramp. Based on this study, the existing
Seminole Boat Launch Ramp Site is the preferred site for the development of the
High and Dry facility.
The study also identified some of the general design and planning standards related
to high and dry facilities, defined general development guidelines for the specific
site, developed six alternative conceptual site plans for the preferred site and
concluded with a conceptual site plan for the facility.
Considering that the main objective of this project was the selection of the preferred
site to develop the high and dry marina, it is recommended:
a) The City endorse the Seminole Boat Launch Site as the preferred site for its future
High and Dry Storage Facility.
b) A second study phase could be authorized to include:
. A detailed market study documenting existing and future demand,
. Defining the preferred system of storing and retrieving boats from the high
and dry faci I ity and detai led costs associated with those faci I ities.
· Preparing the preliminary engineering studies and preliminary site plan for
the preferred site.
· Providing detailed construction cost estimate for the preferred system
. Developing a detailed cost revenue analysis including funding options.
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APPENDICES
III WADETRIM
City of Clearwater
High and Dry Marina Multi-Site Feasibility Study
APPENDIX 1:
APPENDIX 2:
Delta Seven: Environmental Assessment
Bathymetric Survey Stevenson Creek Site
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APPENDIX 1
Delta Seven
Initial Environmental Assessment
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General Environmental Consulting
Clearwater High and Dry
Multi-site Feasability Study
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May 10, 2006 i
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Prepared by:
De!ta Seven Inc.
p.o. Box 3241
Saint Petersburg, FL 33731
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Clearwater Hi~h and Dry Multi-site Feasability Study
Back~round
In March of 2006, Delta Seven was asked by Wade Trim, Inc. to provide a cursory review of the
environmental resources at the Seminole Boat Ramp and Stevenson Creek sites as they pertain to
the potential development of high and dry boat storage facilities. This review includes the
identification of seagrasses and mangroves as well as a rendering of the general location of these
resources.
This report is intended to document the results of the field study associated with this effort and to
give a general overview of the impact of environmental resources on regulatory and permitting
approvals that would be necessary for the development of the project. A general analysis of
permitting requirements, as well as a site specific analysis is provided. All information contained
in this report results from field surveys, review of existing records, and analysis of aerial
photography from 2000-2004.
General Permitting
Standard permitting requirements will need to be met, or resolved regardless ofthe site chosen
for development of a high and dry boating facility. Wetland and surface water requirements are
addressed by this report, with upland permitting issues being addressed by Wade Trim in other
reports.
Regardless of the site chosen, permitting of any docks, boardwalks, platforms for boat forklifts,
or accessory facilities designed to be built in or over wetlands and surface waters must obtain
permits from the following agencies: Pine lias County Water and Navigation Control Authority,
State of Florida Department of Environmental Protection or the Southwest Florida Water
Management District, and the US Army Corps of Engineers. Additionally, each of these agencies
will notify and accept comments from other agencies such as Environmental Protection Agency,
Florida Fish and Wildlife Conservation Commission, and US Fish and Wildlife Service.
In general it will be expected that the following criteria be met for permits to be issued:
· Sufficient water depth for navigation of vessels (depth varies depending on the
permitting agency).
Water quality will not be degraded as a result of development of the site pursuant
to F.A.C. chapters 40D and 62. This will include providing water quality analysis,
results of pollution dispersion studies, and providing plans for preventing
degradation of water quality during construction.
Construction and maintenance of the facility will not adversely impact flora and
fauna species, with specific criteria addressing seagrass, mangroves, and
threatened and endangered species.
The facility must meet public interest criteria, including reasonable assurance that
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the project will not negatively impact natural resources, public health, navigation
and water flow, commercial or recreational water dependent activities, historic or
archaeological resources, and water quality.
· A hurricane plan must be developed pursuant to 166-321U) Pinellas County Land
Development Code
. No docking facility may extend greater than 25% of the width of waterway
pursuant to Chapter 18-20 F.A.C.
The waters of both the Seminole Boat Ramp and Stevenson Creek sites are located within the
Pinellas County Aquatic Preserve and are classified as Outstanding Florida Waters, which
increases the level of regulatory control and subjects the projects to greater scrutiny under the
above criteria.
Seminole Boat Ramp
Seminole Boat Ramp, located at the western terminus of Seminole Street in downtown, is the site
of an existing boat ramp facility and large parking area. The facility, with easy access to
Clearwater Harbor and the Intercoastal Waterway, currently provides public boat launches and an
ingress/egress channel. This property is currently owned and maintained by the City of
Clearwater. The adjacent parcel west ofthe boat ramp is owned by the West Coast Inland
Navigation District.
The shoreline of the property, with one exception, is made up of existing seawall and is devoid
of mangrove vegetation. The seawall itself is in relatively good condition with minimal damage.
The exception is a 50 foot area just west of the launch ramp which is populated with palms and
shore grass.
To the south of the property, immediately waterward of the seawall is a small linearly oriented
oyster bed that has established itself on submerged debris such as concrete rubble. No seagrasses
were observed within the confines of the submerged lands that lie immediately south of the boat
ramps and extend south to the end of the parking lot. It is believed the submerged lands within
this area are owned by the City of Clearwater, however title research has not been conducted to
confirm this information. Should submerged lands not be owned by the City, or should additional
submerged lands outside the boundaries of City property be required for the development of the
project, a submerged lands lease would need to be obtained from the Board of Trustees of the
Internal Improvement Trust Fund of Florida.
Beginning approximately 100 off of the southern seawall of the site is an extensive seagrass bed
that continues to the vicinity of the Drew Street fishing pier. The grass bed covers the extent of
the shallow flats in this area and would severally inhibit development of a marina facility
anywhere within the confines of the grass bed. The grass does not extend into the basin at the
base of the existing boat ramps on site and therefore is not likely to serve as an impediment to
permitting of accessory docks or boat launches associated with the high and dry facility.
Sufficient water depth is present in the basin to provide for mooring and navigation of vessels, as
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demonstrated by the current use of the facility. It is not likely that dredging would be needed in
order to facilitate the use of this area for a high and dry facility as boat launching and navigation
activities would not change from the current patterns of ingress and egress to the site. The
existing water depths along the western seawall near the parking lot is likely sufficient to allow
the construction of docking facilities for use by boats being launched from the high and dry
facility. It is likely 15-20 slips could be designed along this wall that could be used by vessels
being launched on site and transient vessels wishing to access the site.
Stevenson Creek
The site under review at Stevenson Creek, located at the intersection ofN. Fort Harrison and
Calumet Street, is the current site of the Lawn Bowls and Shuffleboard Complex. The 5.5 acre
site is currently owned by the City of Clearwater with the adjacent submerged lands believed to
be owned by the State of Florida. Current use of the site does not include any marina related
activities.
The primary ecological feature associated with the site is the presence of approximately 1,500
linear feet of mangrove shoreline. This mangrove shoreline averages 30 feet deep when measured
from the most waterward tree to the most upland tree. The shore vegetation is comprised
primarily of mangroves, with sporadic oak. trees, palm trees, and exotic canopy trees such as
Brazilian pepper. The presence of a continuous mangrove shoreline creates a need to obtain a
permit from Pinellas County Environmental Management to remove and trim mangroves at the
site in order to facilitate the development of the high and dry facility. Portions of the mangroves
would be required per this permit to neither be trimmed or impacted.
No seagrasses were observed during the site visit and it is not believed that significant seagrass
growth occurs on the submerged lands where the accessory facilities would be located for the
project. The State of Florida would likely require a seagrass survey be conducted during the
growing season to verify that seagrasses are not present on site.
Significant issues in regards to water depth are presented at this site. While no official
bathymetric survey has been conducted to assess water depths, observations on site indicate that
less than the required three feet of water at Mean Low Water is likely present on site. Dredging
would be required in order to facilitate navigation in the area. Generally, permits for new
dredging for marinas are difficult to obtain from the regulatory agencies, particularly inside the
confines of an Aquatic Preserve such as at the Stevenson Creek site. Depth of water is not the
only concern at the site, as the Fort Harrison bridge crossing Stevenson Creek is low enough to
limit the size of vessel that could navigate underneath it.
It is believed that the Board of Trustees of the Internal Improvement Trust Fund of Florida holds
title to the submerged lands adjacent to the site, with the exception of 1.5 acres of privately held
submerged lands on the northern shoreline of the area. This privately held area would not likely
impact the project. State ownership of the submerged lands would obligate that a submerged
lands lease be obtained from the Board of Trustees in order to construct facilities over these
lands.
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Summary
The Seminole Boat Ramp and Stevenson Creek sites have both been assessed in terms of
permitting issues and ecological resources. Both sites include ecological features that need to be
considered as a component of the permitting process and issues with submerged land ownership
that need to be resolved. Each site has features, or lack thereof, that make it a favorable site for
the project, such as the lack of seagrass present at Stevenson Creek or the existing ingress and
egress channels at Seminole Boat Ramp.
Certainly fewer ecological hurdles to permitting exist at the Seminole Boat Ramp site. The
agencies would potentially view the development of the high and dry facility and associated
accessory docks and piers as an expansion of an existing marina facility, which the regulatory
agencies generally give preference to in comparison with the development of a new facility.
In order to facilitate permitting, data needs to be obtained on existing water quality, tidal
dispersion, water depth (bathymetric survey), and ownership of the submerged lands. Formal
seagrass surveys, floral and faunal analysis, and further ecological assessment of both sites needs
to occur. It is expected that permitting for the activities over wetlands and surface waters would
take 12-18 months in order to complete.
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Clearwater High and Dry
Stevenson Creek Site
Initial Ecological Assessment
~1';(i>'1 Mangrove dominated shoreline
~ Navigation limited by depth
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Clearwater High and Dry
Seminole Boat Ramp Site
Initial Ecological Assessment
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Seminole Boat Ramp Site
Extent of sea grass bed
Navigable waterways
Oyster bed
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APPENDIX 2
Bathymetric Survey
Stevensons Creek Site
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