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Cabana Club Site Plan ApplicationCABANA CLUB SITE PLAN APPLICATION Presented to: CITY OF CLEARWATER COMMUNITY DEVELOPMENT BOARD Prepared for: LEGG MASON REAL ESTATE INVESTORS 10880 Wilshire Boulevard Suite 1750 Los Angeles, California 90021 Prepared by: R.J. HEISENBOTTLE ARCHITECTS, P.A. RAHDERT, STEELE, BOLE AND REYNOLDS, P.A. FLORIDA DESIGN CONSULTANTS, INC. WALLACE ROBERTS TODD TIM HAAHS ENGINEERS ARCHITECTS September 16, 2008 CABANA CLUB SITE PLAN APPLICATION TABLE OF CONTENTS . 1. PROJECT DESCRIPTION AND DESIGN Site Plan East Elevation Rendering West Elevation Rendering East Elevation West Elevation North and South Elevations Aerial Photograph of Site and Vicinity Belleview Cabana Club Zoning Districts on Site All exhibits listed above prepared by R.J. Heisenbottle Architects, P.A. II. ENGINEERING SUMMARY Civil Site Plan, prepared by Florida Design Consultants. III. HOTEL'S EFFECT ON PROPERTY VALUES Real Property Appraisal Consulting Report on Cabana Club Property, prepared by Nicholas Clarizio, MAI, SRA, August 7, 2008. IV. TRAFFIC ANALYSIS City of Clearwater Beach Area Traffic Study, prepared by DKS Associates, February, 2008. Belleview Biltmore Cabana Club Traffic Study, prepared by Roy E. Chapman, P.E., Florida Design Consultants, July 24, 2008. 1 1 1 1 1 u V. PARKING ANALYSIS Parking Demand Study, prepared by Vicky Gagliano, Tim Haahs Engineers Architects, August 5, 2008. VI. PLANNING ANALYSIS Sand Key Future Land Use Map Sand Key Zoning Districts Sand Key Condominium Homestead Analysis Sand Key Building Analysis Map and Summary Table George Mitrovich Letter summarizing vote of Cabana Club Condominium Survey of Sand Key Building Heights I Survey of Sand Key Building Heights Summary Table Survey of Sand Key Building Heights II Sand Key Building Height Comparison Chart Building Height in Immediate Vicinity Summary of Units with View Amenity Impact (All exhibits above prepared by Florida Design Consultants.) Letter from Nicole Elko, Ph.D., Pinellas County Coastal Coordinator, regarding Sand Key Beach Nourishment Program, September 9, 2008. VII. RESUMES OF EXPERT WITNESSES ARCHITECT Richard J. Heisenbottle, FAIA, President R.J. Heisenbottle Architects, P.A. LANDSCAPE ARCHITECT Gerald Marston, FASLA, Principal Wallace Roberts Todd 7 L 1 CIVIL ENGINEER Edward Mazur, Jr., P.E. President/ CEO Florida Design Consultants TRANSPORTATION ENGINEER Roy Chapman, P.E., Vice President, Transportation Florida Design Consultants PARKING CONSULTANT Vicky M. Gagliano Tim Haahs Engineers Architects PLANNING Cynthia H. Tarapani, Vice President, Planning Florida Design Consultants - - - - - - - - - - - - - - - - - - - BEllEVIEW BilTMORE CABANA ClUB 1590 CuIf BouIevad ~. Roc1cIa SCHEMATIC DESIGN JlIlY 14.2001I -----------n----l EB PROPOSED BEACH FRONT HOTEL SCALE< 1/IS" - HT RJ !"i~I;~~~~~~ 2199 PONCE DE LEOII Bl'JD. SUITE 400 CORAl CAaES. n.. J3134 TELEPHONE: JO:\/446-7799 FAX; JO~/4-46-927~ flCfllOA R!QSTRA11ON NUUB(R, AA 001_5 ~ (t /S Wallace Roberts & Todd, LLC ~, OddIA~ 3O$4Ct.07M CerII~nut3ol - - - - - - - - - - - - - - - - - - - EAST ELEVATION RENDERING RJ ~~I~~~~~~,L~ 2199 PONCE DE LEON BLW.. SUITE 400 CORAL GABLES. FL 33134 TElEPHONE: 305/446-7799 FAX: 305/446-9275 FLORIOA REGISTRAl10N NU~BER: AR 0010865 1590 Gulf Boulevard Clearwater, Florida PROPOSED BEACH FRONT HOlEL RENDERING BELLEVIEW BILTMORE CABANA CLUB ~o:aomlU.~~I:TS,""'" SCHEMATIC DESIGN JULY 14, 2008 A-6.00 - - - - - - - - - - - - - - - - - - - .,' ~ .,", t i!1 .., ,,/'~~;::'-~'.:~j 'I J. '" ..... l' ....1 11- ,; ..1~ a I L - -, . -"- - .... '--";; . - ~,~ -~~~ IW-;;r- ::;:- III "~ ~ ... ,IWIO - -- WEST ELEVATION RENDERING RJ ~.EI?~~~<?~,L~ 2199 PONCE DE LEON BLW.. SUITE 400 CORAL GABLES. Fl 33134 TELEPHONE: 305/446-7799 FAX: 305/446-9275 flORIDA REGlsmATION NUMBER: AR 0010865 1590 Gulf Boulevard Clearwater, Florida PROPOSED BEACH FRONT HOTEL RENDERING BELLEVIEW BILTMORE CABANA CLUB ~e>>no JOCl7lU IImDC!Om..[ .lII:CK1(CT1'.... SCHEMATIC DESIGN JULY 14, 2008 A-6.01 - - - - BELLEVIEW BILTMORE CABANA CLUB 1590 Guli Boulevard Clearwater, Florida SCHEMATIC DESIGN JULY 14, 2008 ~~ I rT1 1">1', I ! r 1 . J1' ;'~Ji 4I~:0IIlI 'ill< ~ ", ~!\il I {j,J I I I 1 '1'1!!!1'.1'1IIIll,~ I . r I, ;~ I :WI .@,.. ,~. I I I I ,.,; 'ji~ lIIIij l,'~ I I, , I"',~ ;lb lllll:1l I I I ,iii. 5lI~ !lIIl'111, :~J<:~ '~E~~: ~ ~:" !lli::~!~~ II I ~~~ "I,~ ,;u ~_ ....... 1 I r I II, ,~ .t, ,; ~;; "J;~'~!, ~'-':- I ~~~ 1'J~I: ,:I! I I II '1:1- II!.:!r,~'im :iir ~ ~",;' I I I : I I ~ :! It :U.!ii ~It, :~~t.'! I~ ., - I :-"'nl R J :'.EI:~~~c?",:,L~ 2199 PONCE DE LEON BLW., SUITE 400 CORAL GABLES. FL 331 J4 TELEPHONE: 305/446-7799 FAX: 305/446-9275 FLORIDA REGlSTRAnON NUMBER: AR 0010865 _0_....__...... I't' ,~ II - - EXISTING CONDOUINIUM ExlSTING CON~lNfUM SURFACE PARKING - - - ASPHALT 5HMU AClCf'M CQ.Cft ~ G:Rmt - - - NEW HOTEl - if' - , , . . - i ~ " ~ , - , - IJCI ~l, !~ BEl :8 zale CfI ~ ~ ~! IJIj 11III mllm mil n~lNl. ~- y ~~;~y -yW;:? ~~~ r~ _Tt IIONIl .......-- II<IWONQS CQ.CJR:.(l)...tt G ,:, I- ~ N.G.V.D. El... rt-rt' 4 -I ~ II I ,... 'I ~ c ~ " * ~ EAST B.EVAllON - m= m= - . ,. ~. _Tt_ .,.,.". ta.CR: CD ttm: _T """'" - """"" <>> e>om< - - - - - PAIHT/COLOIl LEI:END """"- (j) -0 -<D- 5D* au.ws pMff - 91100 ~ WflE ~ -.uAWS "ANT - $-...a H.IfT c:u..- otm6 ClORIeIO A!fIHALT !te<<U - atAlEJU OREDI 1IJIItAOOTTA -=x - NA.1UIW. c:a..ca EXlSTING C~tNIULl ~ . I!I 83 I Em 83 I ~ " "A 83 ~ BB I i I 83 Hl H3 I I il ~I , 83 tE H3 I " 1 1313 1~ I~~ fe"" if .. .. "., ...,,-.. , PROPOSED BEACH FRONT HOTEL ELEVAllONS SCAl.r. 3/3T - f-()' A-6.06 - - - - - - BELLEVIEW BILTMORE CABANA CLUB 1590 Gulf Boulevard Clearwater, Florida SCHEMATIC DESIGN JULY 14, 2008 EXJSTlNG CONOQt.1JNIUM _ ~~~ ~T"-": ~ ~e~ ~ EI3 rB DB ~ 7' I EE =8 oBoB r .' _ 0-1/ ~ lEE] BOB 0 B ~ u I EE JB OBOB ~ 111'i~ EE u" J BOD SCOEDl ~ I I~ EE r ...... 'j!" == I EE ~ CXlOPO!Ilt"""'" """"'-"'"'- """"""" CXUR: CD..tt I 11I11I11 'l'r I r"T" I RJ ~.EI:~~~C?~_L~ 2199 PONCE DE LEON Bl'lll.. SUllE 400 CORAL GABLES. Fl 33134 1ElEPHONE: 305/446-7799 FAX: 305/446-9275 flORIDA RECISTRAl10N NUMBER: AR 0010665 - - - " \ 1:ill..I,II!III~m I!ITei-i]I ~IIIIIIII I1ml raw ~~ ~' WlI.:H - - NEW HOTEl H ~ 10, II .. ~ "ltm~,1 fi, 1IIIII!tI I Hi ~ ~ ~ . ., . ~ '\ ; . , . , - - . ~ . . " , I , .. WEST a.evAllON - - '? .. CXlOPO!I1t ........ smtl/ CD.CIt:([)1Htt 1-.. i ~. :lOC~'fUlOO ""'- - - [1.14-0 BREAK-A....y Y ~~~ ".G.y.o. D.. Q"-Q"! - - EXlSnNG CONOOMINJlJM ExlSTlNG CONDOMINIUM SURfACE PARKlNG - - - - 'AO<T/CllUlR l[0DCl .-. CD @ -:Q:> . ~ ~"AMr - SWlIOO ~..-n: ~ -.a.u.ws ">>IT - ,..... HJHT a.w O'IDIS CXlfNoIO ASPKALT -...cl.E - C*1EAU GAEDI 1UIWXJTTA ~ - MA'ftItAL. c:a..c.- I lTr II IT! TO " .1iII ,i11I.llErlllllir.lll,.lIll ffli Iii 'R< I I r. III ""'> t It II JIll i"'-'iD1 ,!.s; ,"~ ~i" I ,I ,t II I IIII II r..~ ;llI'~ '11IIII111 ii:ihl il'" '"'U I " I"' 1IUL,', III I I II ,', '", i~ III [RlIiI'.. illl '!I' I ;L1L III I I II "." iii! 'I .. 'liiili1tl ,," 'l~. " I ~I.oc "~'~"-I~I1E III1 I l'r : If." 13;; ~,~ il ~"ILtl . '. . I I' ,U.' 'II. j;~ ~~ ;'IIi,.......,.-.... -IDln:\itl;;, ~l~' -il~ I ]~,II III I I II ...liii5tIlBi!llU'1II!1 I ,nl III I I '1IIiIjll,'~ ~"I1t" III III I I .oc, ~Il ~ ,lil' ~ " '$I iR IPTtt PROPOSED BEACH FRONT HOlEL ELEV A1lONS ElCALr. 3/32" - NT A-6.07 - - - - BELlEVIEW BILTM<DRE CABANA CLUB I 1590 Guff Boulevard Clearwater, FI~rida SCHEMATIC DESIGN JULY 14, 100R BEACH R J~.EI?~~~~l!,L~ 2199 PONCE DE LEON BLW.. sum: 400 CORAL GABLES. FL JJl J4 TELEPHONE: J05/~-7799 FAX: 305/446-9275 FLORIDA RECISlRAnON NU~BER: AR 0010665 _c_....___..... - - - - - - - - - - - - - - - ~ NEW HOTEl SURFACE PARKING ~ - - --.-. I r p....,-/t<lDIIlLQDCl ...-. ill o o 1 ~ -.J.WI:S PMfT - SWIKlO UM<<lJS Ml[ ~ -.J.wa PAIfT - ,.... N.IfT ~ 0'I0cS CI:JNrtQ AliPMALT 8eICl.l - C*lVrrU CIUJf --..a:mA IftlOC - MAlUtAL ClCI..c. l- 18 \,. .~ r~CN' NORTH aEVAllON CAIlANAS ~ SOUTH aEVAllON PROPOSED BEACH FRONT HOTEL ELEVAllONS BCAI..E> 3/3Z' - f~ A-6.08 I I I I I 0.......-.- .. ;: ~..... ~ '/' - ,.. / 9'J 8, -------- - ------- Preservation No Structures Gulf of Mexico / / l:i/ e I / / / OSR Open Space/Recreation Proposed Structures: Pavers, Canvas Cabanas Public Access Easements Dan's Island ~ / Condominium Belleview Cabana Club Zoning Districts I I I I I I I I I I I I I I I I I I I z ~i:~J -"" i~f~~"J J,l~l ~;:'~t....) (~,~<" ~(.,~~ '. "", ;:, ~~) (i,."~? (.J,Gt"9 " ~~~ '-. --4. ~ ~~~j ~~r:;: ~..:: . ""'n_. "" P"~ oq I.~ "'... .\~,...",... -~'''l ,." '.,..",....oOJ .11000 <>l:'.G\J ~ '~"'J:J .-.-. ."...... 6 1 I . ~ - I ~ , ., i~! N; :1- I [. ,n ~. ~PH i"l.~ ~Hj! KI ' . I 5 ~ ~ f! t: , ~~l.~ ;!ih h .~. !,~ If e i"! ~ ~I: ~ :.":;.~i:.;;,:-~, '!oo.''w. 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RE.....R 'KRI( SUB.(CT TO ;"[)[P P9lI.fnlNC "5 I'I(ll AS, AH'f 01Hffi J'(1l....nm REO\.!fREO 2. CONTRACTOR ro H~UI)[ n.c sm..,a:S C)C" " F\.ORI[)~ Rt:G!STiREO PROf'ESSlCNAl. [NClNEIIl TO OESIGH. INSJ'l:.CI, ~ Cl~lt''f ~l:.I"I"''''G *"LL COtiSIIlUC1ION. ~S PMi:T Of H REr.Alhl"'G w"'U COSTS. ..0 o o o .,'>/ 5[AWAL I ~~p DETAIL Ei FLqB~-:'., P'~~!g!:!ALS?"!o~l!,~:: ~1f.1:~.!NC. I '~~ l~~.~':~";.......:_~J\ ~"'~l Ee.No 1421 ~[I0[lC""'IO'" BELLEVlEW BIL mORE CABANA CLUB - - - % / . N ~ : :~:::-:;lj~:,:: p--"l '~~~: "" ".,"', ". -. '; _(......'T."...._ D ."-~- D .~.. ....-.., '.~","/'." D.'--Ol--, ~."'_""04.~t8_ ~'T[" PLAN " ih.1.UtJI~MOSPUc.ac.~f(Ro;u.ol'S 1 ./1110. 1lly:aJX:..iliIt.,u~,,)l<RiI~t1 !Oto;~" ~ hIM: IBTnW MfIIn1C'O' __'P C.Oc. all(: CllWfJI~ (~ .. .t:IlllIl~rM..o1t _1Tr:.hO~..Ill'!..aamlll[n.....2S'orlO.JllaAlOly f'IJlDTYCTll.(~"""'/T.~f'S R.J. HEISENBOmE AROUTECTS, P.A. 2199 PCJ~ DE LEON BCl.UVAAO, S.lITE @ COo'fAl CAllUS, fHlROA JJIH PHONE: (~) ~-7190 !'AX: (m) 44.-127~ PAVING. GRADING & DRAINAGE PLAN 2001-25.... .d1L C-4 I I I I I I I I I I I I I I I I I I I _........ "1.'_ I'.~~. "",;,,_ '" po'~ ... IO~ w... .\......" "". z :i ';;:;:~~~;;;>., ' . ",' '~~"'" ~ o ":<:~>'.>~,: :"":', " '" "::'. "" ", ';' '. ' , '~~':'::';/., ":''-~.'.'''<'; ~;.~"';;:;~~:~ '~"~'."'"::,:":/-:::..,,,, "" ". .~'~ '-I '. /"'~~"" '''::-:;. .~ '.... ""'~'" ("lj"~,"" ", .,~~':~;:~~~;:~ li ".r .<1. i ?-' r'- . :' ,~. ~ io.J". ~ ~'.f' ;i. . / ~. f , ,/ ~:.." , 11'1 i; ~ I I ~. ~ . ';, !Ij :/ \\ ~. .. . , :, i!<~~); .// :/; ~ , , ~ ! ...d... ~~ I; ,l wll ,~'l ,ll! .., " " ;'1 I: "'" '.. " '.. " , ~{:~~~ j~~h:i -''''- !:::~~ <1 -<1 . , ! i i H.i ~ i ~ ~~ : ). '", :....., i! 'i -"'-" III => ..J (j <( Z <( ~ ~ w ~ a.. ~ : ~ ~ · 2 = => III . "', ;= w 5 w ::l .w ~lll l 5 ",,98 . """~" "'" ~~! '~'" ", ;ij~~ "'~~~":~::~'.,.., UiK ',...:::;'.:::::,,,.....,. ..J ,..:~;:,' .~ ''''~ /,,' ..;~"..'....:~~~::,. .. -.'t.., /.:',~,'.::.:::::;2~,." ""'.'. '~~~" " ", ~ ~ 9 ~~~! I;! ~~! i'i >'. ~ ~~~ ~;.~ ~ :;;!~ o ~ol ~ ~~~ ~~8~ J:. . '. 5 ;i'" I ~{: .. I I n i ! I! i l H . I · j - : .: 1 ~ ,i { . ~ Il: l:! ~ i i j : i.!! r ~ 1.11 ::!'1!! .~:;D ~ II . 1'!1 " 1 t:;.:' [~.: fl: r~, , " r.~: I~~ ' . i~~M '~" II' :." I I i~,1:~ I', : I I . ~ I . ~ . . ~ : l i : ~ ! -< I ~ ;: ~~ !i t.J ~ ';"-!:'.-J;:-;-., (j ~. . . . ~~ . ~;ii 5~ ,I 1J)~i' 0<:- .; ~ :: O~l! <:~ 1. ~i :; ffl~ :" O~ j.! ...;::' Qi a:.1 ..: o. "-" -<1 It <.'C/(;? ~':lflJ ~~~~ Pilil I /~" .lj.!, Ll l!'IHi Ii I! ~u / I 111 ~ { _..~. ..-......~.""" "'''''--''-'0<\ I I I I I I I I I I I I I I I Ii I Ii I REAL PROPERTY APPRAISAL CONSULTING REPORT WRITTEN IN SUMMARY FORMAT ON CABANA CLUB PROPERTY PREPARED FOR MR. THOMAS E. REYNOLDS, ESQUIRE RAHDERT, STEELE, BOLE AND REYNOLDS 535 CENTRAL AVENUE ST. PETERSBURG, FLORIDA 33701 AS OF AUGUST 7, 2008 BY NICHOLAS A. CLARIZIO, MAl, SRA ST A TE-CERTI FI ED GENERAL APPRAISER LICENSE NUMBER RZ202 N. A. CLARIZIO AND ASSOCIATES, INC. 28471 U. S. HIGHWAY 19 NORTH, SUITE 504 CLEARWATER, FLORIDA 33761 FILE NUMBER 08-916 N.A. ClARIZIO and ASSOCIATES, INC. I I 28471 U.S. HIGHWAY 19 NORTH, SUITE 504 CLEARWATER, FL 33761 PHONE (727) 726-9566 I I I I I I I I I I I I I I I I N.A. CLARIZIO and ASSOCIATES, INC. REAL ESTATE ApPRAISERS - CONSULTANTS P. O. Box 6161 CLEARWATER, FL 33758 FAX (727) 791-0366 August 11, 2008 Mr. Thomas E. Reynolds, Esquire Rahdert, Steele, Bole and Reynolds 535 Central Avenue St. Petersburg, Florida 33701 Re: Cabana Club Dear Mr. Reynolds, Pursuant to your request, I have prepared a real property appraisal consulting assignment on the above referenced property. I have made a personal inspection of the area and have conducted the necessary research in order to provide you with a consulting opinion as of the date of valuation. The report is written in summary format and my work files are an integral part of this valuation and are hereby incorporated by reference. The purpose of the consulting assignment was to study a number of factors. The first analysis was to determine if the change in use from a restaurant to a boutique hotel would have any affect on property values for the condominium uses in the area. The next section of the study was to determine if a thirty-eight room boutique hotel were to be built per the current plans and specifications what impact would the building have on the surrounding properties. The function of this report is understood to be for your use in future negotiations with the City of Clearwater permitting officials. Opinions and conclusions were developed and this report has been prepared in conformity with Uniform Standards of Professional Appraisal Practice, Standard 5; and the Code of Ethics of the Appraisal Institute. The report is intended for the use of Mr. Reynolds and his representatives or assignees. The date of this report is August 11, 2008; the effective date of the analysis is August 7, 2008. As a result of my investigation and analysis described in the body of this report, my consulting opinion is that the change in use from a restaurant with a rooftop lounge to a boutique hotel will not impact property values in the general market area. It is also my opinion that a number of unit's views of the Gulf of Mexico may be impacted by the development of the boutique hotel. These units are located in the Harbour South Condominium and in the Isle of Sand Key Condominium. I~PPRAISALS o CONSULTANTS o EXPERT WITNESS o EMINENT DOMAIN APPRAISALS I I I I I I I I I I I I I I I I I I I It is my opinion that the change in use from a restaurant with a rooftop lounge to a six- story boutique hotel will not have an unfavorable affect on the market area. However, based on the analysis within this report, it is my opinion that the partial diminution in value to the fifteen affected units due to the proposed hotel and the subsequent loss of the view amenity of the Gulf of Mexico would be in the range of 5% to 10%. The impacted units would be the southern two most units in the Harbour South building on floors three thru six, southernmost unit on floor seven, and the units in the northwest corner of Isle of Sand Key on floors four thru nine. The technique utilized within this analysis is a paired sales analysis. A paired sales analysis may be defined as a quantitative technique used to identify and measure adjustments to the sale prices of comparable properties; to apply this technique; sales of reasonably comparable properties are analyzed to isolate a single characteristic's effect on value. In the first section of this assignment, the single characteristic will be condominiums adjacent to or within close proximity to freestanding restaurants versus condominiums adjacent to or within close proximity to motels or hotels. In the second section of this analysis, the characteristic will be the loss of the view of the Gulf of Mexico. It is important to note that this is the letter of transmittal of a real property appraisal consulting report. The appraisal consulting report is attached hereto. Respectfully, I arizio, MAl, SRA State-Certified General Appraiser License Number RZ202 ;' N.A. CLARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS Subject Page No. Cover Sheet Letter of Transmittal Table of Contents PART I - INTRODUCTION Summary of Important Facts and Conclusions .........................................2 Special Assumptions and Extraordinary Conditions..................................2 Certificate of Valuation........................... ................................................... 3 Identification of the Subject Property................................. ........................5 Purpose and Intended Use of the Appraisal Consulting Report ................5 Definition of Market Value........................................................... ..............5 Property Rights Studied............................................................................ 5 Competency Statement.................................... ........................... ..............6 Apparent Owner of Record ....................................................................... 6 Date of Valuation.............................. ... .. . . .. . .. ... . . ... ............. . . . ....... ...... . . .. . .. .6 Scope of the Consulting Assignment ........................................................6 Professional Assistance.................................................................. ..........7 Client. ........................................................................................................ 7 Intended Users................................................. .................................... ..... 7 Location Map..... ........................................... ....................................... ......8 PART 11- DESCRIPTION. ANALYSIS AND CONCLUSIONS Exposure Time ............................................................................ ..... .......10 Description of the Site (Cabana Club) .....................................................11 Environmental Disclaimer.. ... ........... ...................................................... .11 Zoning..................................................... ............................. ........... ........12 Improvements......................................... .... ............................................12 The Analytical Process............................................................................ 12 Analysis................................................................................................... 13 Cost Approach .......... ....... .. ...................... ........................... ................... 18 Income Capitalization Approach..............................................................18 Reconciliation and Final Conclusion ......................................................19 Assumptions and Limiting Conditions ..... ............... .............. ...................20 N.A. ClARIZIO andi ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS (Cont.) PART III - ADDENDA Architectural Drawings Qualifications N.A. CI.ARIZIO andiASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I PART I-INTRODUCTION 1 NA. CIARIZIO and ASSOCIATES, INC. I I I I I I I I' I I I I I I I I I I I SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Location of Cabana Club: 1590 Gulf Boulevard Report Type: BeJleview Biltmore, LLC (Leasehold) Sand Key Real Property Appraisal Consulting Owner of Record: Market Area: Report Format: Property Appraisers Number: Date of the Value Summary Date of the Report: 19/29/15/00000/340/0110 (Cabana Club) August 7, 2008 August 11 , 2008 Improvement Data: The present development is a restaurant with a rooftop lounge. The proposed development is a thirty-eight room boutique hotel and accessory restaurant. Conclusions: The location of the proposed boutique hotel is zoned commercial the surrounding properties are zoned high density residential. The change in use from a restaurant with a rooftop lounge to a six story boutique hotel will not have an unfavorable impact on the surrounding properties. However, the height of the proposed boutique hotel will have a view amenity impact on fifteen units within the Harbour South condominium and the Isle of Sand Key condominium Zoning: Appraiser: Nicholas A. Clarizio, MAl, SRA State-Certified General Appraiser License Number RZ202 Special Assumptions and Extraordinary Conditions: The appraiser reserves the right to update this report and make appropriate adjustments to the value conclusions if additional data becomes available. Within this report I have relied upon data supplied by Mrs. Cyndi Tarapani of Florida Design Consultants and Mr. Richard J. Heisenbottle of R. J. Heisenbottle Architects. 2 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I I I I' I I I I I I I I I I Ii CERTIFICATE OF VALUATION This is to certify that I have personally inspected and analyzed various data and have completed an appraisal consulting assignment on the property described here within. I certify, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and is my personal, impartial, unbiased professional analyses, opinions and conclusions and recommendations. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. My compensation for completing this assignment is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinions, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment; nor was the appraisal assignment based on a requested minimum valuation, a specific valuation or the approval of a loan. I have made a personal inspection of the exterior of the properties considered within this report. My engagement in this assignment was not contingent upon developing or reporting predetermined results. Michael L. Sullivan, SRA State-Certified General Appraiser license number RZ820, provided significant professional assistance to the person signing this report in the research and verifications of the sales considered here within. I have relied upon computations made by Mr. Richard J. Heisenbottle of R. J. Heisenbottle Architects and Mrs. Cyndi Tarapani Vice President of Florida Design Consultants. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. My analyses, opinions and conclusions were developed, and this report has been prepared in conformity with the requirements of the Code of Professional Ethics of the Appraisal Institute and the Uniform Standards of Professional Practice and State of Florida for State-Certified Appraisers. The report is written in summary format and was prepared in accordance with Standard 5 of the Uniform Standards of Professional Appraisal Practice. My work files are an integral part of this valuation and are hereby incorporated by reference. 3 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I 1 I I I I I I I I, I I I, I: 1 CERTIFICATE OF VALUATION (Cont.) The use of this report is subject to the requirements of the State of Florida relating to review by the Real Estate Appraisal Sub-Committee of the Florida Real Estate Commission and to the Appraisal Institute relating to review by its duly authorized representatives. The Appraisal Institute conducts a voluntary program of continuing education for its designated members. MAl's and SRA's who meet the minimum standard of this program are awarded periodic educational certification. As of the date of this report, Nicholas A. Clarizio, MAl, SRA, has completed the requirements under the continuing education program of the Appraisal Institute. I do not authorize the out-of-context quoting from or partial reprinting of this appraisal consulting report. Further, neither all nor any part of this appraisal consulting report shall be disseminated to the general public by the use of media for public communication without the prior written consent of the appraiser signing this appraisal consulting report. No one, other than the undersigned, prepared the analysis, conclusions and opinions concerning real estate that are set forth in this appraisal consulting report. It is my opinion that the change in use from a restaurant with a rooftop lounge to a six story, 38-room boutique hotel will not have an unfavorable affect on the market area. The height of the proposed structure may have a negative or unfavorable impact on the view from the two southerly most units in the Harbour South Condominium and in the northwest units in the Isle of Sand Key condominium. The specific floors within each will be expanded upon within this report. 4 N.A. CI.ARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I, I I I I I: IDENTIFICATION OF THE SUBJECT PROPERTY The location of the proposed six-story boutique hotel is 1590 Gulf Boulevard, Clearwater Florida. The site, existing improvements and proposed improvements are further described within their respective sections of this report. PURPOSE AND INTENDED USE OF THE APPRAISAL CONSULTING REPORT The purpose of this appraisal consulting report is to study the uses surrounding condominiums within close proximity to restaurant uses, motels, hotels and other commercial uses. The report will also study the impact on condominiums with views of the Gulf of Mexico and without such views. The report is prepared for Mr. Thomas E. Reynolds, Esquire. The report may possibly be used as part of Mr. Reynolds presentation to the City of Clearwater for possible zoning uses or variances. DEFINITION OF MARKET VALUE The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is consummation of a sale as of a specified date and passing the title from seller to buyer under conditions whereby: . Buyer and seller are typically motivated; . Both parties are well informed or well advised and each acting in what he considers his own best interest; . A reasonable time is allowed for exposure in the open market; . Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; . The price represents the normal consideration for the property sold unaffected by special or creative funding or sales concessions granted by anyone associated with the sale. PROPERTY RIGHTS STUDIED The property rights studied is the fee simple interest as of August 7, 2008. It is assumed that title to the properties studied is good and marketable. All rights and benefits inherent in and attributable to the property are included in the consulting assignment. 5 NA. CIARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I COMPETENCY STATEMENT I have significant experience studying similar issues to meet the competency requirements of Uniform Standards of Professional Appraisal Practice. APPARENT OWNER OF RECORD Per information supplied by Mr. Reynolds, Legg Mason Real Estate Investors, Inc., the new owners of Belleview Biltmore Hotel property, holds a long term lease on the Cabana Club property which is the focus of this report. DATE OF VALUATION The effective date of the appraisal is August 7, 2008. The date of inspection was August 7, 2008 and numerous previous and subsequent dates. SCOPE OF THE CONSULTING ASSIGNMENT The terminology "Scope of the Work" means the extent of the process of collecting, confirming, and reporting the data. Standards of real property appraisal consulting impose a responsibility on the appraiser to determine the extent of the work of the report, in relation to the significance of the appraisal consulting problem. The data, which becomes useable and reportable is analyzed, considered and adjusted, if necessary, and discussed relative to comparability. A diligent effort was made to acquire all pertinent data in respect to the items studied in this report. The subject property and market area were inspected on numerous occasions. All sales considered were inspected (exterior) and thoroughly analyzed. All conclusions are based upon my analysis of what might be expected in the subject property's competitive market. The appraiser's files are an integral part of this analysis, and are hereby incorporated by reference. The client, property owners, and other interested parties are quite familiar with the subject property's location, the surrounding neighborhood, market area, and other such general information. By definition, the purpose of this consulting report precludes use by members of the general public for purposes other than the purpose of this report. Therefore, this is a summary report in that information considered to be general in nature has been abbreviated in the interest of pertinence and clarity. The purpose of the consulting assignment was to consider if a change in use from a restaurant with a rooftop lounge to a six-story, 38-room boutique hotel would cause any impact on the surrounding properties. The assignment will also consider if the six story building were to be built per the current specifications, would there be any impact to the properties that presently have a view of the Gulf of Mexico. Therefore, it was necessary to study condominiums within close proximity to restaurant buildings and pair the sales to condominiums that are not adjacent to or within close proximity to restaurant buildings. The sales considered for this section will be sales toward the southern end of Clearwater Beach in an area generally referred to as Clearwater Point, condominium 6 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I sales in the northern section of Sand Key within close proximity to the Sheraton Sand Key and Marriott Hotels, and other sales in the general Clearwater Beach area. Also considered were additional sales from Clearwater Beach southerly to the Saint Petersburg Beach area of Pinellas County. The next analysis was to estimate if properties that had open views of the Gulf of Mexico (basically on the eastern side of Gulf Boulevard) appreciated at a rate similar to the competing projects after a high-rise building were built on the western side of Gulf Boulevard. The studied area for this section of the analysis was The Harbour Condominium project before and after the construction of the Ultimar project. The final section of this consulting report was to estimate if condominiums with views of the Gulf of Mexico sell higher than condominiums with different views and the impact on a condominiums due to the loss of such view. In this section of the analysis, the studied areas are units in the Harbour South condominium with Gulf of Mexico views paired to sales without such views; and condominiums in the Isle of Sand Key with Gulf of Mexico views versus units in Isle of Sand Key without Gulf of Mexico views. The data will be discussed is separate sections of this report. PROFESSIONAL ASSISTANCE Mr. Michael L. Sullivan SRA, State-Certified General Appraiser license number RZ820, assisted in the data collection and verification of the sales considered within this report. Mrs. Cyndi Tarapani vice president of Florida Design Consultants and Mr. Richard J. Heisenbottle president of R. J. Heisenbottle Architects provided substantial assistance in the size of the proposed building and the units that could possible be impacted by the development of the proposed six story boutique hotel. CLIENT The client is as follows: Mr. Thomas E. Reynolds, Esquire Rahdert, Steele, Bole and Reynolds 535 Central Avenue St. Petersburg, Florida 33701 INTENDED USERS This report is intended for the use of Mr. Reynolds and his representatives. The report is not intended for any other user. 7 N.A. CIARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I LOCATION MAP (. ,-.- " S?,(~ol :~/ il3: :i '!~ ;'(1) 180Drn I 24DD.ft i. n ii2 Court St ~~ ii f': :1 !j III Ii n - ~ Ii .., :Vl ,< ::1. d' ~ II) -~ ~.~~ -. -~ ---- - - -. Bellulr <)' ,lkllevlew .'/IIlltmore Golf Club cu ~ 'C' :J j . ,i, ,;~ Map Da!a C 2008N~VTEQ or TeleAt1as~ ;; :ie & 8 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I Ii Ii I PART II - DESCRIPTION, ANALYSIS AND CONCLUSIONS 9 N.A. CIARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I: Ii EXPOSURE TIME The Dictionary of Real Estate Appraisal, Third Edition, defines "exposure time" as: 1. The time a property remains on the market. 2. The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based upon an analysis of past events assuming a competitive and open market. Exposure time is always presumed to occur prior to the effective date of the appraisal. The overall concept of reasonable exposure encompasses not only adequate, sufficient and reasonable time but also adequate, sufficient and reasonable effort. Exposure time is different for various types of real estate and value ranges and under various market conditions. Based on the foregoing, it is my opinion that a reasonable exposure time for the properties considered here within would be in the range of six to twelve months. 10 NA. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I: I: I, DESCRIPTION OF THE SITE (CABANA CLUB) Uplands 0.96 acres Preservation 0.42 acres Configuration Irregular Frontage Gulf Boulevard and the Gulf of Mexico Access Good Topography Basically Level Soil/Subsoil Appears adequate to support the site's Highest and Best Use Ingress/Egress Average Utilities Water Sewer Electric Telephone Public Public Public Public Easements or Encroachments No adverse easements or encroachments noted ENVIRONMENTAL DISCLAIMER The value estimated is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions, unless otherwise stated in this report. The appraiser is not an expert in the identification of hazardous substances or detrimental environmental conditions. The appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions, which would affect the property negatively unless otherwise stated in this report. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous substances or detrimental environmental conditions on or around the property that would negatively affect its value. 11 N.A. CLARIZIO and ASSOCIATES, INC. I I I , I' I I I I I I I I I I: II I, I' Ii II ZONING The Cabana Club is zoned commercial by the City of Clearwater; the surrounding properties are zoned high density residential. IMPROVEMENTS The Cabana Club improvements consist of a 13,534 square foot structure with 520 square foot carport and various open porches. The improvements are presently used as a restaurant with a rooftop lounge. The proposed improvements are a six-story hotel containing 38 rooms and an enclosed restaurant with a total height in the range of 84 feet to the peak of the roof. THE ANALYTICAL PROCESS This assignment is an appraisal consulting report. An appraisal consulting report is defined by the Dictionary of Real Estate Appraisal 4th Edition as, the act or process of developing an analysis, recommendation, or opinion to solve a problem, where an opinion of value is a component of the analysis leading to the assignment results. Approaches emploved The technique considered in this report is a paired data analysis. A paired sales analysis is defined by the Dictionary of Real Estate Appraisal 4th Edition as a quantitative technique used to identify and measure adjustments to the sale prices or rents of comparable properties; to apply this technique, sales or rental data on nearly identical properties are analyzed to isolate a single characteristic's effect on value or rent. Approaches not considered applicable The Cost and Income Capitalization Approaches will not be employed. 12 N.A. CLARlZIO and ASSOCIATES, INC. I I I , I I I I I I I I I I I I I I Ii I ANAL YSIS The purpose of the consulting assignment was to consider if a change in use from a restaurant with a rooftop lounge to a six-story boutique hotel would cause any impact on the surrounding properties. The assignment will also consider if the six story building were to be built per the current specifications, would there be any impact to the properties that presently have a view of the Gulf of Mexico. Therefore, it was necessary to study condominiums within close proximity to restaurant buildings and pair the sales to condominiums that are not adjacent to or within close proximity to restaurant buildings. The sales considered for this section will be sales toward the southern end of Clearwater Beach in an area generally referred to as Clearwater Point, sales of condominiums within close proximity to the Sheraton Sand Key Resort and Marriott Hotel on Sand Key, and other sales in the general Clearwater Beach area. Also considered were additional sales from Clearwater Beach southerly to the Saint Petersburg Beach area of Pinellas County. The sales in the Clearwater Point section of Clearwater Beach are as follows: Sales with water views within close proximity to the Shells Restaurant: Sale Date of Sale Price Parcel Number $/SF Sale 1 05/07 $350,000 17-29-15-16521-000-2070 $347.57 2 12/05 $470,000 17-29-15-16521-000-2080 $466.73 3 07/07 $325,000 17-29-15-16521-000-2100 $322.74 4 12/04 $230,300 17-29-15-16521-000-3070 $228.70 Sales with water views: Sale Date of Sale Price Parcel Number $/SF Sale A 09/06 $462,500 17-29-15-16517-000-2010 $430.63 B 04/04 $320,000 17-29-15-16517-000-2040 $311.89 C 1 0/07 $330,000 17-29-15-16517-000-3010 $307.26 0 07/06 $525,000 17-29-15-16520-000-1090 $444.54 E 05/06 $530 I 000 17 -29-15-16520-000-3100 $448.77 Pairings: Sale $/SF Sale $/SF 1 $347.57 C $307.26 2 $466.73 A $430.63 3 $466.73 0 $444.54 4 $466.73 E $448.77 5 $322.74 C $307.26 6 $228.70 B $311.89 13 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I Based on the previous pairings the restaurant use does not appear to cause any measurable external obsolescence. To estimate if a hotel use compared to a restaurant use will have any negative impact on surrounding condominium uses numerous pairings were available. The control project was The Grande Condominium project on Sand Key, which is located next to the Sheraton Sand Key Resort and across the street from the Marriott Hotel and Columbia Restaurant. Sales in The Grande Condominium project were paired to condominium sales in the Meridian condominium project. The pairings are as follows: Condo Project Unit Number Date of Sale Price/SF Grande on Sand Key 401 1 0/06 $595.00 Meridian on Sand Key 704 07/05 $603.41 Condo Project Unit Number Date of Sale Price/SF Grande on Sand Key 402 06/05 $672.35 Meridian on Sand Key 704 04/05 $603.4 1 Condo Project Unit Number Date of Sale Price/SF Grande on Sand Key 1002 04/06 $783.42 Meridian on Sand Key 1002 02/06 $740.74 Condo Project Unit Number Date of Sale Price/SF Grande on Sand Key 1102 05/05 $594.21 Meridian on Sand Key 902 03/05 $462.96 Condo Project Unit Number Date of Sale Price/SF Grande on Sand Key 1102 05/05 $594.21 Meridian on Sand Key 903 09/05 $651. 79 14 N.A. CIARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I The next analysis was to estimate if properties that had open views of the Gulf of Mexico, basically on the eastern side of Gulf Boulevard appreciated at a rate similar to the competing projects after a high-rise building was built on the western side of Gulf Boulevard. The studied area for this section of the analysis was the Harbour North Condominium before and after the construction of the Ultimar project. The Harbour project is located on the eastern side of Gulf Boulevard, whereas the Ultimar project is on the western side of Gulf Boulevard. Prior to the construction of the Ultimar project the Harbour North building had an unobstructed view of the Gulf of Mexico. The Ultimar project was built circa 1996. This section of the consulting report will consider sale- resale of units in the Harbour project prior to the Ultimar project to re-sale after the completion of the Ultimar project. The appreciation analysis will be compared to a project within close proximity to the Harbour project (Marina Del Rey) to measure if the development of the Ultimar project had any negative impact on the appreciation. MARINA DEL REY Parcel Number 19-29-15-55303-000-0050 19-29-15-55303-000-0120 19-29-15-55303-000-0280 19-29-15-55303-000-0310 19-29-15-55303-000-0580 19-29-15-55303-000-0630 19-29-15-55303-000-0660 19-29-15-55303-000-0700 19-29-15-55303-000-0720 Average Monthly Appreciation Sale 11/96 08/96 11/92 12/94 06/92 07/96 03/88 04/93 08/95 Resale 07/05 06/03 1 0/00 03/04 09/00 08/04 1 2/04 05/06 09/04 Monthly Appreciation 1.39 1.43 0.64 1.10 0.91 1.40 1.01 1.40 1.33 1.18 15 N.A. CLARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I: I HARBOUR NORTH BUILDING Parcel Number Sale Resale Monthly Appreciation 19-29-15-36699-001-1010 08/95 03/05 1.46 19-29-15-36699-001-1 020 07/95 08/03 1.54 19-29-15-36699-001-1040 12/95 04/03 1.14 19-29-15-36699-001-1050 06/92 04/99 0.48 19-29-15-36699-001 -2030 06/92 05/97 0.30 19-29-15-36699-001-4010 04/87 02/04 0.99 19-29-15-36699-001-4030 07/91 07/97 0.73 19-29-15-36699-001-5050 06/91 07/02 1.20 19-29-15-36699-001-7020 03/84 04/98 0.36 Averaae Monthlv Appreciation 0.91 Comparing the appreciation in the Harbour North building before and after the construction of the Ultimar building to the Marina Del Ray project indicated that the development of the Ultimar building had a slight negative impact on the monthly appreciation. The final section of this consulting report was to estimate if condominiums with views of the Gulf of Mexico sell higher than condominiums with different views and the impact on a condominium due to the loss of such view. In this section of the analysis the studied areas are units in the Harbour South condominium with Gulf of Mexico views paired to sales without such views and condominiums in the Isle of Sand Key with Gulf of Mexico views versus the units in Isle of Sand Key without Gulf of Mexico views. In the Harbour South building the southern most units would be units numbered 05, consequently the northern most units would be 01 numbered units. The southern most units have the most Gulf of Mexico views. Unit Date of Sale Price S/SF Number Sale 405 01/04 $329,000 $243.88 403 11/02 $309,000 $226.71 405 01/04 $329,000 $243.88 401 06/04 $344,000 $255.00 The first pairing, units 405 to 403 indicated a negative impact of 7.57%, whereas the second pairing units 405 to 401 did not indicate a view impact. The next studied project is the Isle of Sand Key Project. In this project the views are as follows: 16 N.A. CIARlZIO and ASSOCIATES INC. , I I I I I I I I I I I I I I I I I I I Unit View 01 Gulf of Mexico 02 Gulf of Mexico 03 Canal 04 Bav/ParkinQ 05 Canal 06 ParkinQ 07 Intracoastal Waterway 08 Bay Isle of Sand Key Unit Number Sale Date $/SF % of Change 202 04/05 $268.67 N/A 204 02/04 $245.38 9.49% Isle of Sand Key Unit Number Sale Date $/SF % of Change 401 07/04 $245.33 N/A 204 02/04 245.38 N/A Isle of Sand Key Unit Number Sale Date $/SF % of Change 802 01/04 $273.33 N/A 906 05/04 $265.38 3.00% Isle of Sand Key Unit Number Sale Date $/SF % of Change 1002 03/04 $242.00 (9.66%) 906 05/04 $265.38 N/A The first pairing indicated a positive view amenity of 9.49%; the second pairing did not indicate any adjustment. The third pairing indicated a view amenity adjustment of 3%. The last pairing did not indicate a positive view amenity. CONCLUSIONS The units that could be impacted by the development of the six-story hotel are the southern most two units in the Harbour South building and the northwest units in the Isle of Sand Key building. Ms. Tarapani has indicated that the first and second floors of the Harbour South building are impacted by the existing building and the units on floors three thru seven could be affected by the development of the proposed hotel. Mrs. Tarapani also indicated that there is no parking under the Isle of Sand Key building and 17 N.A. CIARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I that the first three floors of the Isle of Sand Key building are impacted by the existing restaurant building and floors four thru nine will be affected by the proposed building. Based on the analysis within this report, it is my opinion that the impact to the fifteen affected units due to the proposed hotel and the subsequent loss of the view amenity of the Gulf of Mexico would be in the range of 5% to 10%. The impacted units would be the southern two most units in the Harbour South building on floors three thru six, southern most unit on floor seven, and the units in the northwest corner of Isle of Sand Key on floors four thru nine. COST APPROACH The Cost Approach is an appraisal technique in which the indicated value of a property is derived by estimating the replacement of reproduction cost new of the improvements, deducting the estimated depreciation from all causes, and then adding the market value of the land. The theoretical basis for the Cost Approach is reproduction cost. The Cost Approach is based on the premise that the value of a property can be indicated by the current reproduction or replacement cost, less the amount of depreciation evident from all causes, plus the value of the site or land and entrepreneurial profit. The Cost Approach will not be employed. INCOME CAPITALIZATION APPROACH The Income Capitalization Approach is that method or procedure in appraisal analysis, which converts anticipated benefits (dollar income or amenities) to be derived from the ownership of the property into a value estimate. In this approach, anticipated future income and/or reversions are discounted to a present worth figure through the capitalization process. Capitalization is the procedure of expressing such anticipated future benefits of ownership in dollars and processing them into a present worth at a rate which is attracting purchase capital to similar investments. As employed in the Income Approach, this procedure uses a projection of periodic net income as the numerator with a capitalization rate as the denominator in an equation for value. This process is most directly applicable to the appraisal of the value of an income-producing property because a primary benefit of such ownership is in the form of net rent, and the expectation of this income is a primary motivation for the purchase of income real estate. The Income Capitalization Approach will be omitted. 18 N.A. CLARIZIO and ASSOCIATES, INC. I I I 1 I, I I I I I I I I I I I I I' I I RECONCILIATION AND FINAL CONCLUSION Based on the analysis within this report, it is my opinion that the partial diminution in value to the fifteen affected units due to the proposed hotel and the subsequent loss of the view amenity of the Gulf of Mexico would be in the range of 5% to 10%. The impacted units would be the two southern most units in the Harbour South building on floors three thru six, the southern most unit on floor seven, and the units in the northwest corner of Isle of Sand Key on floors four thru nine. The impacted units in Harbour South Condominium are units 304, 305, 404, 405, 504, 505, 604, 605, and 702. The impacted units in Isle of Sand Key are units 402, 502, 602, 702, 802, and 902. It is my opinion that the change in use from a restaurant with a rooftop lounge to a six- story boutique hotel will not have an unfavorable effect on the market area. 19 N.A. CLARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I ASSUMPTIONS AND LIMITING CONDITIONS This appraisal consulting report has been made with the following assumptions and limiting conditions. . No responsibility is assumed for the legal description, or legal matters, and title to the property is assumed to be good and marketable unless otherwise stated. The legal description used in this report is assumed to be correct. . Both legal description and dimensions are taken from sources thought to be authoritative, however, no responsibility is assumed for either unless a survey by a competent engineer is furnished. Sketches in the report are visual aids only and not to scale. They are included to assist the reader in visualizing the property . . The property is analyzed free and clear of any or all liens or encumbrances unless otherwise stated. . Responsible ownership and competent property management are assumed. The information furnished by others is believed to be reliable; however, no warranty is given for its accuracy. . All engineering is assumed to be correct. The plot plans and exhibits included in this report are included only to assist the reader in visualizing the property. . Possession of this report, or copy thereof, does not carry with it the right of publication or reproduction, nor may it be used by any but the applicant without prior written consent of the applicant and the appraiser, and in any event, only in its entirety. . The appraiser herein by reason of this appraisal consulting assignment is not required to give further consultation, testimony, or be in attendance in court with reference to the property in question unless arrangements have previously been made thereof. . The distribution, if any, of the total valuation of this report applies only under the stated program of utilization. The separate valuations for land and buildings, if any, must not be used in conjunction with any other appraisal and are invalid if so used. . Disclosure of the contents of this report is governed by the By-Laws and Regulations of the Appraisal Institute. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he or she is connected) shall be disseminated to the public through advertising, public relations, news, sales or other media without the prior written consent and approval of the appraisers. Further, the appraiser or firm assumes no obligation, liability, or accountability to any third-party. 20 N.A. CIARIZIO and ASSOCIATES, INC. 1 I 1 I 1 I I I I I I' I I I I I I I I . If this report is placed in the hands of anyone but the client, client shall make such party aware of all the assumptions and limiting conditions of the assignment. . This report has been made in accordance with the rules of professional ethics of the Appraisal Institute. . No environmental impact studies were either requested or made in conjunction with this consulting report, and the appraiser hereby reserves the right to alter, amend, revise, or rescind any of the value opinions based upon any subsequent environmental impact studies, research or investigation. . It is assumed that the soil is suitable for well and septic tank use, if applicable, and there is no hidden or unapparent conditions of the property, subsoil (including minerals), or structures which would render it more or less valuable. No responsibility is assumed for such conditions or for engineering, which may be required to discover them. . It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless non-compliance is stated, defined, and considered in this consulting report. . It is assumed that all required licenses, consents, or other legislative or administrative authority from all local, state, or national governments or private entities or organizations have been or can be obtained or renewed for any use on which the value estimates contained in this report are based. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted within this report. . Information furnished by others is assumed to be true, correct, and reliable. A reasonable effort has been made to verify such information; however, no responsibility for its accuracy is assumed by the appraiser. . Acceptance of and/or use of this appraisal consulting report constitutes acceptance of the foregoing general assumptions and general limiting conditions. . Liability for this appraisal consulting assignment is limited only to the extent of the fee collected. . The conclusions as to market value contained herein represent the opinion of the undersigned and are not to be construed in any way as a guarantee or warranty; either expressed or implied that the property described herein will actually sell for the market value contained in this opinion. . Subsurface rights (minerals, oil, or water) were not considered in this report. 21 NA. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I, I! I Ii . All value estimates have been made contingent on zoning regulations and land use plans in effect as of the date of the report, and based on information provided by governmental authorities and employees. . Certain data used in compiling this report was furnished by the client, his counsel, employees, and/or agent, or from other sources believed reliable. However, no liability or responsibility may be assumed for complete accuracy. . An effort was made to verify each comparable sale noted in the report. There are times when it is impossible to confirm a sale with the parties involved in the transaction; all sales are confirmed through public records or closing attorney. . No furniture, furnishings, or equipment, unless specifically indicated herein has been included in my value conclusions. Only the real estate has been considered. . No survey of the property was made or caused to be made by the appraiser. It is assumed the legal description closely delineates the property. It was checked with public records for accuracy. Drawings in this report are to assist the reader. in visualizing the property and are only an approximation of grounds or building plan. . Description and condition of physical improvements, if any described herein, are based on visual observation. As no engineering tests were conducted, no liability can be assumed for soundness of structural members. . The appraiser has inspected improvements. Unless otherwise noted, subject improvements are assumed to be free of termites, dry rot, wet rot, or other infestation. Inspection by a reputable pest control company is recommended for any existing improvement. . No responsibility is assumed by the appraiser for applicability of "concurrency laws" referring to the 1985 amendments to Chapter 163, Florida Statutes. At this time it is unclear what effect, if any, these laws might have on any property in a given county. The reader is cautioned, therefore, to fully investigate the likelihood of development moratoriums or other governmental actions with appropriate municipal, county, or state officials. . Appraisal consult does not constitute an inspection for compliance with local building, fire, or zoning codes. Reader is advised to contact local government offices to ensure compliance with applicable ordinances. . This appraisal consulting report covers only the premises herein; and no figures provided, analysis thereof, or any unit values derived there from are to be construed as applicable to any other property, however similar they may be. 22 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I 1 I I I I I: I' I . This report has been prepared solely for the private use of the client who is listed above as the addressee. No other party is entitled to rely on the information, conclusions, or opinions contained herein. . Neither all nor any portion of the contents of this report shall be conveyed to the public through advertising, public relations, news, sales, or other media without the written consent and approval of the appraiser, particularly as to valuation conclusions, identity of the appraiser or firm with which he is connected, or any reference to the Appraisal Institute or to the MAl or SRA designations. Furthermore, neither all nor any portion of the contents of this report shall be used in connection with any offer, sale, or purchase of a security (as that term is defined in Section 2(1) of the Securities Act of 1933) without the prior express written consent of the appraiser. . Estimates of expenses, particularly as to assessment by the County Property Appraiser and subsequent taxes, are based on historical or typical data. Such estimates are based on assumptions and projections which, as with any predication, are affected by external forces, many unforeseeable. While all estimates are based on my best knowledge and belief, no responsibility can be assumed that such projections will come true. . Unless otherwise stated in this report, the existence of radon gas, a naturally occurring element, or hazardous materials, which mayor may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. . Only the real estate has been considered. 23 N.A. CIARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I ADDENDA NA. CIARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I I ARCHITECTURAL DRAWINGS I NA. ClARlZIO and ASSOCIATES, INC. - - - - - - - - - - - - - - - - - - - - - --- - - - -T' - ..' 'r ~ --.=---.-.. , /"'~~.~.i:: :~: ~:,A::::'~k EAST ELEVATION RENDERING RJ ~~I~~~~C?~,L~ 2199 PONCE DE LEON 8L YD., SUITE 400 CORAL GABLES, F\. 331 J4 TELEPHONE: 30~/446-7799 FAX: 30~/446-927S F\.ORIOA REGISTRATION NUM8ER: AR 0010865 1590 Gulf Boulevard Clearwater, Florida PROPOSED BEACH FRONT HOTEL RENDERING BELLEVIEW BILTMORE CABANA CLUB ~T 0 ,oa, ".I. ~nu: 1oII000ltCfL II.... SCHEMATIC DESIGN FEBRUARY 1, 2008 A-6.00 - - - - - - - - - - - - - - - - - - - 4~ '- '- ~~ ~~~. "- ~-'~ ~ ... .-u ~ WEST ELEVATION RENDERING R J ~~I~~f'!~~l},L~ 2199 PONCE DE LEON BLIIO., SUITE 400 CORAL GABLES. Fl JJIJ4 TELEPHONE: J05/446-7799 FAX: 305/446-9275 FlORIOA REGlSTRAnON NUMBER: .4.R 001086:i 1590 Gulf Boulevard Clearwater, Florida PROPOSED BEACH FRONT HOTEL RENDERING BELLEVIEW BILTMORE CABANA CLUB COPnuCHT 0 <001 "-.I. ~ru: MOCTl:tB, '.A SCHEMATIC DESIGN FEBRUARY 29, 200B A -6.01 - - - - - - - - - - - - - - - - - - - ,J i EB PROPOSED BEACH FRONT HOTEL BELLEVIEW BILTMORE HOTEL & RESORT 25 Bclk"Vie\v 6ouk.>v.ud Cleolfwdtcr. FIOfida SCHEMATIC DESIGN February 1, 2008 EXISTlNO CONDOMINIUMS ~ "~ / ,,& / I / I / L ,__ -_./ _1_ RJ ~~I;~~~'?l!~~ J40 WIlOACA N/f., SUTI 10 QlML co.IlfS, fl 'u1J4 lIUJ'IO€; ~/446-7N9 FI>/.: ~/446-n~ flOIIIlO, IlIl:lS1IWOI ..-Jl: NI. 001_ I Wallace Roberts & Todd, UC ..lO""'~ c.-o... "" >>1)01 I I I I ---,I I I I I I I I I I I I I , , QUALIFICATIONS N.A. CIARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I QUALIFICATIONS OF NICHOLAS A. CLARIZIO, MAl, SRA INTRODUCTION Nicholas Clarizio has over 20 years of real estate appraisal experience. Since 1985 Nicholas Clarizio has specialized in the appraisal of properties in eminent domain or litigation matters. PROFESSIONAL DESIGNATIONS Member of the Appraisal Institute - MAl, #9302 - March 1992 Senior Residential Appraiser - SRA - November 1984 State Certified General Appraiser - License #RZ202 APPRAISAL COURSES SUCCESSFULLY COMPLETED Society of Real Estate Appraisers - Course 101 - May 1981 American Institute of Real Estate Appraisers: Capitalization Theory and Techniques, Part A - June 1986 Capitalization Theory and Techniques, Part B - September 1986 Case Studies in Real Estate Valuation - May 1987 Standards of Professional Practice - September 1988 Appraisal Institute Standards of Professional Practice Course 430 - June 1999 APPRAISAL COURSES SUCCESSFULLY CHALLENGED Society of Real Estate Appraisers - Course 102 SEMINARS Society of Real Estate Appraisers Narrative Report Writing The Appraiser as Expert Witness Condemnation Seminar Professional Practice Comprehensive Workshop - April 1983 - January 1989 - April 1989 - July 1990 - January 1991 Real Estate Education Specialists Modern Appraisal Techniques USP AP Law Update Appraisal Methods and Applications - July 1994 - July 1996 - July 1996 N.A. ClARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I SEMINARS CONTINUED Appraisal Institute Standards of Professional Practice Course 410 Advanced Income Capitalization Course 510 Attacking & Defending an Appraisal in Litigation - May 1999 - December 1999 - June 2000 Valuation 2000 Valuation of Inland Angling Rights Two Sides of the Story-The Valuation of Citrus Business Enterprise Value Plantings in Changing Markets -July 2000 -July 2000 -July 2000 -July 2000 Appraisal Institute Assessment Appeals in Florida Computer Concepts and Effective E-Mail Florida State Law for Real Estate Appraisers USPAP Update ONLINE COURSES October 2004 October 2004 October 2004 October 2004 Real Estate, Mortgages, and the Law Appraisal Principles Florida Real Estate Appraisal License Law Communicating the Appraisal Neighborhood Analysis Sales Comparison Approach September 2006 September 2006 September 2006 September 2006 September 2006 September 2006 COMPREHENSIVE EXAM Appraisal Institute - February 1991 - Successfully Completed EXPERT TESTIMONY Federal Bankruptcy Court (Hillsborough County) Circuit Court (Pasco County) Circuit Court (Pinellas County) Circuit Court (Hillsborough County) Circuit Court (Lake County) Circuit Court (Hernando County) Special Master for Pinellas County Property Appraisal Adjustment Board - 1985 N.A. CIARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I PROFESSIONAL MEMBERSHIPS Appraisal Institute, MAl and SRA Designations EXPERIENCE Nicholas Clarizio has personally appraised numerous property types including the following: Vacant Land Single Family Dwellings Two-Four Unit Dwellings Apartments Condominiums Residential Subdivisions Adult Care Facilities Day Care Centers Mobile Home Parks Vacant Commercial Vacant Industrial Parks Environmentally Sensitive Land Proposed Commercial Centers Retail Buildings Banks Shopping Centers (Non Anchored) Anchored Shopping Centers Office Buildings Restaurants Motels Hotels Mini Warehouses Warehouses Industrial Properties Easements Manufacturing Auto Service Centers Marinas Service Stations Convenience Stores Agricultural Lands Nurseries Churches Mining Properties Golf Courses NA. ClARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I EMINENT DOMAIN PROJECTS Nicholas Clarizio has appraised one or more parcels in the following projects. State Road 44 (Citrus) State Road 35 (Charlotte) State Road 35 (Desoto) Suncoast Parkway (Hernando) State Road 50 (Hernando) Cortez Road (Hernando) Bloomingdale Avenue (Hillsborough) Upper Tampa Bay Trail (HiIIsborough) State Road 200 (Marion) State Road 35 (Marion) State Road 54 (Pasco) State Road 52 (Pasco) Little Road (Pasco) Decubellis Road (Pasco) Ridge Road (Pasco) Massachusetts Avenue (Pasco) Rowan Road (Pasco) Suncoast Parkway (Pasco) U. S. 41 (Pasco) Bayside Bridge (Pinellas) East Bay Drive (Pinellas) Live Oak Extension (Pinellas) McMullen Booth Road (Pinellas) State Road 580 (Pinellas) Bear Creek (Pinellas) Old Pasco Road (Pasco) 1 ih Street (Manatee) Levis Avenue (Pinellas) U. S. Highway 19 (Pinellas) Keystone Road (Pinellas) Oil Well Road (Collier) Bryan Dairy Road (Pinellas) Drew Street (Pinellas) Belcher Extension (Pinellas) Curlew Road (Pinellas) Gulf Boulevard (Pinellas) 49th Street (Pinellas) 40th Street (HiIIsborough) Sunset Point Road (Pinellas) 66th Street (Pinellas) Blind Pass Road (Pinellas) Interstate 4 (Polk) Catfish Creek (Polk) State Road 39 (Hillsborough) US 441 (Orange) Griffin Road (Polk) US 301 (Pasco) State Road 100 (Flagler) Otis Allen Road (Pasco) Zephyrhills Bypass (Pasco) Interstate 4 (HiIIsborough) Interstate 4 (Orange) Orange Blossom Trail (Orange) 22nd Street (HiIIsborough) Dodecanese Road (Pinellas) East Colonia (Sarasota) Park/Starkey Road (Pinellas) Sunshine Grove Road (Hernando) Keystone Road (Pinellas) Moon Lake Road (Pasco) Ulmerton Road (Pinellas) Rock Springs Road (Orange) NA. CIARlZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I PARTIAL LIST OF APPRAISAL CLIENTS All Florida Financial Amsouth Bank Amp, Inc. Amresco Bay Area Investment Brian A. Bolves, Esquire Stephen Booth, Esquire Mark P. Buell, Esquire Gerald Buhr, Esquire Paul Cavonis, Esquire Carlisle Motors Marcus Castillo, Esquire Cenlar FSB Centerpointe Realty Citifed Chemical Mortgage City of Clearwater City of New Port Richey City of Port Richey Harry Cline, Esquire Columbia HCA David M. Corry, Esquire Bruce Crawford, Esquire Crown Bank Harvey V. Delzer, Esquire Diocese of St. Petersburg, (Catholic Church) Mary Lynne Duet, Esquire Jack Eckerd Estate Gerald Figurski, Esquire Brain Forbes, Esquire First American Title First Bank of Oak Park First Florida Bank First N. H. Bank Florida Gas Transmission Company Florida Department of Transportation Florida Power Corp. Ford Motor Credit Michael Gaines, Esquire Amy J. Galloway, Esquire Michael Gaines, Esquire Gulf Coast Jewish Community Care Lee Haas, Esquire Joseph M. Hanratty, Esquire Bruce Harlan, Esquire J. Ben Harrill, Esquire Michael Hastings, Esquire James A. Helinger, Jr., Esquire Hillsborough County Holiday Inn Scott Johnson, Esquire Jon C. Kieffer, Esquire Suzanne laBerge, Esquire Life Savings Michael MacKenzie, Esquire Emil Marquardt, Esquire Daniel Martin, Esquire Robert McDermott, Esquire William T. McCaig, Esquire Donald O. McFarland, Esquire D. Guy McMullen Properties Mobil Oil Corp. Raandi L. Morales, Esquire NCNB Mark Ossian, Esquire William McCaig, Esquire Orion Bank H. Rex Owen, Esquire John Pecarek, Esquire Judge Charles W. Phillips Pinellas County Quality Boats Daniel Rock, Esquire Red Ribbon Homestead Resolution Trust Corp. Jawdet I. Rubaii, Esquire Michael Sierra, Esquire David Smitherman, Esquire Storz Opthalmics Suburban Propane Tampa Bay Water Taylor Woodrow Judge Vilanti Fred J. Wilder, Esquire West Coast Regional Water Supply Authority Word of Life Youth and Family Alternatives Tyrone Zdracko, Esquire NA. CIARIZIO and ASSOCIATES, INC. I I I I I I I I I I I I I I I I I I I CITY OF CLEARWATER Beach Area Traffic Study Prepared for City of Clearwater Planning Department Clearwater, FL DKS Associates 12000 North Dale Mabry Highway, Suite 112 Tampa, FL 33618 I I I I I I I I I I I I I I I I I I I CITY OF CLEARWATER Beach Area Traffic Study Prepared for City of Clearwater Public Works Administration Clearwater, FL OKS Associates 12000 North Dale Mabry Highway, Suite 112 Tampa, FL 33618 Jerry T. Wentzel, P.E. Florida Registration # 30802 February, 2008 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS Introduction Study Area Future Development Estimates Trip Generation Estimates Trip Distribution! Area of Influence Back{!round Traffic Level of Service Evaluations Miti{!ation ReQuirements Summary Appendices 1 1 3 6 9 12 13 16 22 23 11 I I I I I I I I I I I I I I I I I I I List of Fil!ures 1: Beach Study Area 2: Study Area Roadway System 3: Net New AM Build Out Volumes 4: Net New PM Build Out Volumes 5: Existinl! AM Volumes 6: Existinl! PM Volumes 7: Fort Harrison Mitil!ation Concept 8: Fort Harrison Mitil!ation Concept (Four Lane Alternative) 2 4 10 11 14 15 20 21 List of Tables 1: Summary of Approved Development Proiects 5 2: Summary of Redevelopment Potential (au 210 Rooms/Acre Maximum Density) 6 3: Summary of Net New Trips (Approved Development) 7 4: Summarv of Net New Potential Redevelopment Trips (au 210 Rooms/Acre Maximum Density) 7 5: Summary of Net New Potential Redevelopment Trips by Density Alternative 8 6: Summary of Intersection Level of Service Analyses 17 7: Summary of Arterial Level of Service Analyses 18 8: Summary of Intersection Level of Service with Mitil!ation 19 9: Summary of Arterial Level of Service with Mitil!ation 22 III I I I I I I I I I I I I I I I I I I I Beach Area Traffic Study Introduction The vitality of Clearwater Beach is an ongoing concern of the City of Clearwater. Since 200 I when the Beach by Design guidelines were adopted, significant redevelopment has begun to occur including major high rise condominium and resort hotel projects. Major changes to the roadway and parking systems are ongoing with the reconstruction of Coronado Drive, the curvilinear realignment of Gulfview Boulevard, redesign of the Pier 60 parking lot and relocation of public parking lots west of Gulfview Boulevard to garage facilities east of Gulfview Boulevard. During this period the City of Clearwater has approved a significant number of redevelopment plans for Clearwater Beach properties involving the conversion of older small scale hotels to condominiums. These have been especially prevalent in the Old Florida, Beach Walk, Small Hotel and the South Beach/Clearwater Pass Districts where 489 hotel rooms are currently proposed for conversion to residential units. Many of these plans however have been stalled by the current nationwide downturn in the housing industry. While economic conditions will continue to have a major role in development trends, the current land use density restrictions placed on the Clearwater Beach area are also thought to unduly favor residential uses over hotel uses. Therefore, to encourage a balance of economically vital uses in the area, the City of Clearwater is considering increasing the allowable density for hotel uses. Recognizing that such changes can have a significant impact on the transportation system, the City has commissioned this study to evaluate the adequacy of the roadway system to accommodate a significant increase in hotel rooms within the Clearwater Beach area. The purpose of this study is to provide estimates of the potential for hotel anchored redevelopment based upon current land-use and zoning patterns and to evaluate the adequacy of the roadway system to accommodate the increased traffic associated with this redevelopment. Study Area The proposed study area is bounded by the Clearwater City Limits on the south, Somerset Street on the north, the Gulf of Mexico on the west and Clearwater Bay on the east. Figure I shows the study area. The study area has been divided into the following nine districts, eight of which are from the Beach by Design study: I I I I I I I I I I I I I I I I I I I I FIGURE 1. STUDY AREA w+. s Legend o Districts () 1.150 Fe<< - - DKS Associates TRANSPt'lRTATlON SOlUHONS 2 I I I I I I I I I I I I I I I I I I I .:. Old Florida .:. Beachwalk .:. Destination Resort .:. Small Hotel .:. Marina Residential .:. South Beach/Clearwater Pass .:. Retail and Restaurant .:. Sand Key .:. Pier 60 For the purposes of data compilation, Sand Key was added as a ninth district. Figure 2 identifies the major components of the roadway system serving the study area. Future Development Estimates Estimates of the potential for hotel redevelopment in the study area have been prepared by examining existing land-use and zoning patterns, future land use designations as well as recently completed and/or recently approved projects. The detailed land use information that was compiled for this evaluation is contained in the Appendix to this report. Key factors that were considered in determining the potential for hotel redevelopment included the amount and location of vacant land, current residential densities, the potential for consolidating parcels and compatibility with the Beach by Design planning and design guidelines within the applicable districts. Properties which have been recently redeveloped or are under construction or have an approved site plan were not considered as having redevelopment potential. The study area contains approximately 445 acres of land (excluding transportation/utilities, coastal and/or submerged lands). Of this total amount there are approximately 162 acres of recreationaVopen space and institutional uses. The remainder of this area includes 178 acres of residential uses and 58 acres of hotel uses, 28 acres of commercial uses, 14 acres under construction and 5 vacant acres. Currently, there are approximately 30 acres of land which have already been approved for redevelopment, including the Marquesas, Entrada, Aqualea, Adams Mark and Kiran Grande projects. These recent development approvals have resulted in a net increase of 237 hotel rooms and 887 residential dwelling units in the study area. When completed, these approved projects will include 1023 hotel rooms and 932 residential dwelling units. Approximately 786 existing hotel rooms and 45 existing residential units will be lost in the redevelopment process. An increase 16.7 acres of residential uses will result along with a loss of one acre of hotel uses. Table I summarizes the net increases in hotel and residential development associated with the approved projects, by district. 3 I I I I I I I I I I I I I I I I I I I FIGURE 2. STUDY AREA ROADWAY SYSTEM w+. s Lef,lend Roads 1,750 815 0 - - 1,750 Feet DKS Associates TRANSPORTATION SOLUTIONS 4 I I I I I I I I I I I t:: I I I I I I I Table 1 S ummarv of Approved Development Projects District Net New Hotel Net New Residential Commercial Units (Rooms) Units (DUs) (ksi) Old Florida -68 90 0 Destination Resort 0 0 0 Retail/Restaurant 0 0 0 Marina 0 2 0 Pier 60 0 0 0 Beach Walk 473 250 0 Small Hotel -59 119 0 South Beach/Clearwater Pass -109 426 0 Sand Key 0 0 0 Total 237 887 0.0 The maximum potential for additional hotel development was determined by examining the existing and approved land use patterns by planning district. Using this data, approximately 33 acres of additional property in the study area was identified as having a reasonable potential for redevelopment under a higher maximum density for hotel use. This includes 14.8 acres in the Sand Key District. Assuming a maximum density of 210 rooms/acre for hotel redevelopment on Clearwater Beach and a maximum density of 125 rooms/acre for hotel redevelopment on Sand Key (except for the Cabana Club @ 60 units per acre), the identified properties have the potential ~ for a total of 5,601 hotel rooms. These properties currently include 1,407 existing hotel rooms (610 on Sand Key) and four existing residential dwelling units. Redevelopment of all these parcels to the maximum densities would result in a net increase of 4,194 hotel rooms and a loss of four residential dwelling units. An additional 7.57 acres ofland (with 150 existing residential dwelling units) was identified as having a potential for residential redevelopment at a maximum density of 30 dwelling units/acre. The resulting 227 residential dwelling units on these properties would yield a net increase of 77 residential units. In summary, a maximum potential net increase of 4, 194 hotel rooms and 73 residential dwelling units in the study area has been identified under the maximum allowable density assumptions. This maximum development potential is equivalent to achieving an average density of approximately 127 rooms/acre for all hotel properties and 27 dwelling units/acre for all 5 I I I I I I I I I I I I I I I I I I I residential properties. Additionally the potential for a minor net increase in retail space of 30,000 sfhas been identified. Table 2 summanzes this estimated maxImum redevelopment potential by District. These maximum potential development levels represent the net increase over existing plus approved development in the district. A detailed summary of the assumptions used to determine the maximum development potential in each district is included in the Appendix. Table 2 Summary of Redevelooment Potential (<m 210 Rooms/Acre Maximum Densi v) Net New Hotel Net New Commercial District Residential (Rooms) (DDs) (ksf) Old Florida 210 38 0 Destination Resort 741 0 0 RetaillRestaurant 0 0 5.0 Marina 484 16 10.0 Pier 60 210 0 0 Beach Walk 428 0 0 Small Hotel 479 19 0 South Beach/Clearwater Pass 470 0 15.0 Sand Key (@125 rooms/acre) 1,172 0 0 Total 4,194 73 30.0 Trip Generation Estimates Estimates of the Daily, AM peak hour and PM peak hour trips generated by the approved projects and potential new development have been made using trip generation rates compiled by the Institute of Transportation Engineers (7th Edition). For the purpose of estimating hotel based trips, the ITE Land Use Category 330, Resort Hotel, was used. This category was selected because of the overall resort/recreational characteristics of the districts in which many of the trips will be captured on site or by immediately surrounding businesses and recreational facilities. Tables 3 and 4 summarize the estimated net new trips by district for the approved development and the potential redevelopment sites at maximum land use densities. The detailed calculation of trips for each of the land uses within the districts is provided in the Appendix. 6 I I I I I I I I I I I I I I I I I I I Table 3 Summary of Net New Trips (Approved Development) District Daily AM Peak Hour PM Peak Hour Old Florida 121 30 29 Destination Resort 0 0 0 Retail/Restaurant 0 0 0 Marina 12 2 3 Pier 60 0 0 0 Beach Walk 4,406 274 330 Small Hotel 723 58 67 South Beach/Clearwater Pass 1,083 106 116 Sand Key 0 0 0 Total 6,345 470 545 Table 4 Summary of Net New Potential Redevelopment Trips ((4 v, 210 Rooms/Acre Maximum Density) District Daily AM Peak Hour PM Peak Hour Old Florida 1,644 90 103 Destination Resort 5,076 267 383 Retail/Restaurant 426 II 5 Marina 4,290 209 282 Pier 60 1,439 81 92 Beach Walk 2,932 149 247 Small Hotel 2,998 162 213 South Beach/Clearwater Pass 4,094 202 260 Sand Key 8,028 418 642 Total 30,927 1,589 2,227 It is clear that trips from the above maximum redevelopment potential, when added to the approved development trips, would overburden the existing transportation infrastructure for the study area. In order to evaluate the "redevelopment" capacity of the existing transportation system, the traffic demands from alternative redevelopment densities, varying from 70 rooms/acre (33% of 210 maximum) to 120 rooms/acre (57% of 210 maximum), have been estimated. The density assumptions used in the scenarios are not intended to be a recommended maximum allowable density or a specific development level for a given district or given site. The purpose is to use the density assumptions to identify general redevelopment levels (i.e. aggregate number 7 I I I I I I I I I I I I I I I I I I I of hotel rooms) which, under the current transportation concurrency regulations, would trigger the need for improvements to the roadway system. The aggregate number of hotel rooms has an equivalent average density value which can be derived from the total acres of hotel uses in the study area. The net new hotel rooms and residential dwelling units associated with each alternative development density level were estimated by multiplying the acreage of potential redevelopment parcels within each district by the alternative density. The hotel redevelopment density for Sand Key was fixed at 100 rooms/acre for all scenarios (80% of maximum) with an additional 50 rooms allotted to the Cabana Club. Residential redevelopment was fixed at 30 dwelling units/acre for each scenario and 30.0 ksf of retail was included with each scenario. For the purposes of this analysis "Build Out" is assumed to occur at the density of 120 hotel rooms/acre for potential hotel redevelopment parcels the Clearwater Beach districts. This "Build Out" scenario represents a net increase in the study area of2,210 hotel rooms and 73 residential dwelling units and 30,000 sf of new commercial space over the already approved development projects. The 2,210 net new hotel rooms is equivalent to an average density of 90.4 rooms/acre for all hotel parcels in the study area. The trips associated with varying density assumptions have been estimated using the previously described trip rate data. Table 5 provides a summary of the Daily, AM peak hour and PM peak hour trips for the study area for the alternative land use density assumptions. Table 5 S fN N P . IR d T' bD . AI ummarv 0 et ew otentla e eve opment ripS 'v ensltv ternatIve Hotel Density Total Study Area Redevelopment AM Peak PM Peak (Rooms/Acre) Net New Hotel Rooms (Includes Daily Trips Hour Trips Hour Trips 825 rooms (a} Sand Key 120 (Build Out) 2,210 17,335 895 1,150 110 2,029 16,117 833 1,064 100 1,847 14,849 768 978 90 1,664 13,595 705 895 80 1,483 12,356 625 818 70 1,333 11,329 567 758 8 I I I I I I I I I I I I I I I I I I I These trips when added to the approved development trips represent the net new traffic demands associated with each redevelopment scenario in the study area. Trip Distribution! Area of Influence The expected distribution of these new trips over the roadway system was determined using travel patterns as forecasted by the Tampa Bay Regional Transportation Planning Model. These directional distributions as generated by the model are provided in the Appendix. Separate assignments have been used for the trips generated within each of the districts. The distribution percentages derived from the model are documented in the intersection traffic volumes projections provided in the Appendix. Figures 3 and 4 summarize the projected net new AM and PM peak hour volumes generated by the redevelopment of the study area under the "Build Out" scenario. The volumes shown include approved development traffic. Detailed assignments of the redevelopment traffic to the key intersection movements are provided in the Appendix. As indicated by the traffic assignments, the most significant impacts of new development traffic are anticipated at the Roundabout and on the Memorial Bridge. Approximately 70 percent of the traffic generated by new development is expected to pass through the Roundabout. Approximately 65 percent of the new development traffic will use the Memorial Causeway Bridge for access to the mainland. Given this distribution pattern, the following key intersections were selected for detailed Level of Service analyses: .:. Court @ Fort Harrison .:. Chestnut @ Fort Harrison .:. Clearwater Beach Roundabout .:. Mandalay @ Baymont .:. Gulf @ Gulfview .:. Gulf @ Bellaire Causeway In addition the following critical roadway segments were selected for detailed Level of Service analyses: 9 I I I I I I I I I I I I I I I I I I I FIGURE 3. NET NEW AM BUILD OUT VOLUMES w+. s leaend ~ Two-Way AM Peak Hour 12~ Volu,""" (vp/l) (Approved Projects + Rlldllvelopmlltlt At Build Out) 1.75087& 0 - - 1,750 Feet DKS Associates TRANSPORTATION SOLUTIONS 10 I I I I I I I I I I I I I I I I I I I FIGURE 4. NET NEW PM BUILD OUT VOLUMES N W+. s LlJQflnd liil ~ayPM peak Hour 12~ volul1l..lvplt) IApproifed , f'nlJec:ls+ Redevelopment At Build OUII 1.600 900 0 .. - l,SQOFeet DKS Associates TRANSPORTATION SOLUTIONS 11 I I I I I I I I I I I I I I I I I I I .:. Mandalay Avenue from the Clearwater Beach Roundabout to Baymont Street .:. Memorial Causeway from the Clearwater Beach Roundabout to Island Way .:. Chestnut Street (EB) from the Memorial Causeway Bridge to Fort Harrison Avenue .:. Court Street (WB) from Myrtle A venue to Oak Avenue .:. Fort Harrison Avenue from Turner Street to Pierce Street Back2found Traffic Estimates of future background traffic volumes were derived from existing traffic counts compiled by DKS from a number of sources. These include twenty-four hour machine counts collected by FDOT, Pinellas County and the City of Clearwater. Weekday AM, Midday and PM peak hour turning movement counts were performed by the City of Clearwater at the key intersections in the study area. These counts; taken in various months in 2007 and 2008 have been adjusted to peak season conditions using seasonal adjustment factors for Pinellas County compiled by FDOT. While the adjusted counts reflect weekday "peak season" conditions, they do not reflect conditions that occur during the Spring Break period at Clearwater Beach, nor do they reflect weekend conditions during the summer or on holidays when beach traffic demands may experience higher peaks at varying times of the day. Figures 5 and 6 summarize the existing AM and PM peak hour, peak season weekday demands on the roadways in the study area at selected locations. The detailed count data is provided in the Appendix as are the adjusted turning movements volumes used as the basis for future background traffic. Growth trends for traffic in the study area are difficult to estimate due to a number of recent changes to the roadway system such as the new Memorial Causeway Bridge and removal of the 19A designation for Fort Harrison. Additionally, major roadway construction in the Beach Walk area has had a significant effect on businesses both short term (construction disruptions) as well as long term (evidenced by the number of projects involving conversion of small hotels to condominiums). A comparison of 2006 counts to similar counts in 2007 indicates a possible 12 I I I I I I I I I I I I I I I I I I I slight decrease in traffic activity. Volumes reported on the Memorial Causeway Bridge in 2006 are at the same level reported in 2004 but below those reported in 2001. For the purpose of this analysis an annual growth factor of 1 % was applied to the existing volumes assuming a 20 year planning period. Traffic generated by the approved development projects were added onto these adjusted volumes to provide an estimate of the anticipated 2027 background conditions. Traffic generated by potential redevelopment sites at the alternative density levels (including "Build Out") was added on to the 2027 background conditions to provide the total estimated volumes associated with the alternative redevelopment scenarios. Level of Service Evaluations Level of service analyses were performed for Existing, Background and Build Out conditions at the key intersections and roadway segments previously identified. The initial set of evaluations used existing roadway geometries and control devices (i.e., signal timings, stop signs and yield signs) to determine current and background operating conditions. The Synchro/SimTraffic software was used to calculate intersection delay and average link travel speeds for the critical elements of the roadway system. Tables 6 and 7 provide a summary of the analyses for each of three development scenarios. The analyses indicate unacceptable Levels of Service (E and below) are projected at Build Out for two intersections: .:. Chestnut Street @ Fort Harrison Avenue-The intersection is projected to operate at Level of Service E under Build Out conditions (PM peak hour). .:. Court Street @ Fort Harrison Avenue- The intersection is projected to operate at Level of Service E under build out conditions (both AM and PM peak hour). Based upon the analysis of alternative redevelopment scenarios, Level of Service E begins to occur at these two intersections at the redevelopment density level of 70 rooms/acre (1333 net new hotel rooms). 13 I I I I I I I I I I I I I I I I I I I FIGURE 5. EXISTING. AM VOLUMES w+, s Le~elJd r:;;;l Two-Way, pea. k Season, ~ AM Peak Hour Volumes {vph) 1,750 875 0 -.- 1.750 Feet DKS Associates TRANSPORTATION SOLUTIONS 14 I I I I I I I I I I I I I I I I I I I FIGURE 6. EXISTING PM VOLUMES N W+. s LeQend GTI. Two-Way, Peak Season, 123 PM Peak Hour Volumes (vph) 1,750 875 0 - - 1,750 Feel DKS Associates TRANSPORTATION SOLUTIONS 15 I I I I I I I I I I I I I I I I I I I As a result of these intersection deficiencies the following links are anticipated to operate at unacceptable Levels of Service also: .:. FOli Harrison Avenue from Turner Street to Pierce Street (NB and SB)-Level of Service E conditions begin in the PM peak hour at the development density level of 70 rooms/acre (1333 net new hotel rooms). .:. Chestnut Street from Memorial Causeway Bridge to Fort Harrison Avenue (EB) -Level of Service E conditions begin in the PM peak hour at the development density level of 90 rooms/acre (1664 net new hotel rooms). .:. Court Street from Myrtle Avenue to Oak Avenue (WB)--Level of Service E conditions begin in the AM and PM peak hour with the 2027 background traffic (Approved Development only). The analysis of conditions at the Clearwater Roundabout was performed using the simulation capabilities of the Synchro/Sim Traffic model. Level of Service was determined using the same average vehicle delay criteria as used for signalized intersections. The simulation indicated, while significant increases in congestion are anticipated under Build Out for the weekday PM conditions, the overall delay is comparable to LOS D for a traffic signal. Miti2:ation ReQuirements An investigation of potential mitigation measures has been performed for the deficient intersections. The purpose was to identify capacity related improvements which would result in Level of Service D or better for the build out conditions. The following summarizes the needed improvements. Chestnut Street at Fort Harrison--In order to provide additional capacity, the south leg of the intersection will need to be restriped to create an additional NB right turn lane. This will require elimination of the bicycle lane. Restriping of the northbound exit will be needed to provide the necessary transition across the intersection. 16 I I I I I I I I I I I I I I I I I I I Table 6 S fI ummary 0 ntersectlOn Level of Service Analvses AM Peak Hour PM Peak Hour Intersection Location and Total I Average Level Total Average Level Scenario Entering Vehicle of Entering Vehicle of Volume Delay Service Volume Delay Service (vph) (sec/veh) (vph) (sec/veh) Clearwater Beach Roundabout Existing 1349 4.1 A 1862 6.3 A 2027 Background 2016 6.6 A 2695 11.7 B 2027 Build Out 2583 20.3 C 3429 48.9 D Mandalay (@, Bavmont Existing 643 4.0 IA 933 5.0 A 2027 Background 828 4.8 A 1159 5.8 A 2027 Build Out 919 4.8 A 1283 5.9 A Gulf (tiJ Gulfview (Three Wav Stop Control) Existing 575 2.6 A 781 3.2 A 2027 Background 784 3.4 A 1042 4.2 A 2027 Build Out 1023 4.0 A 1369 10.6 B Gulf (@, Bellaire Causeway Existing 1198 7.2 A 1636 8.7 A 2027 Background 1526 7.7 A 2067 12.1 B 2027 Build Out 1747 9.0 A 2373 21.7 C Chestnut (@, Fort Harrison Existing 2186 23.8 C 2719 26.3 C 2027 Background 2863 26.4 C 3460 39.1 D 2027 Build Out 3052 48.2 D 3838 63.9 E Court em Fort Harrison Existing 2064 25.5 C 2412 25.8 C 2027 Background 2618 35.8 D 3118 47.7 D 2027 Build Out 2986 56.5 E 3460 74.6 E 17 I I I I I I I I I I I I I I I I I I I Table 7 S fA t . IL I fS A I ummary 0 r ena eve 0 erVlce nalyses Roadway Segment and AM Peak Hour PM Peak Hour Scenario Average Travel Level of Average Vehicle Level of Speed (mph) Service Delay (sec/veh) Service NB Mandalay A venue from the Clearwater Beach Roundabout to Baymont Street - 0.3 miles Existing 30.0 A 30.0 A 2027 Background 25.0 B 24.0 B 2027 Build Out 25.0 B 21.0 B SB Mandalay Avenue from the Clearwater Beach Roundabout to Baymont Street - 0.3 miles Existing 30.0 A 29.0 A 2027 Background 29.0 A 22.0 B 2027 Build Out 25.0 B 21.0 B EB Memorial Causeway from the Clearwater Beach Roundabout to Island Wav - 0.6 miles Existing 27.0 B 26.0 B 2027 Background 27.0 B 26.0 B 2027 Build Out 26.0 B 25.0 B WB Memorial Causewav from the Clearwater Beach Roundabout to Island Way - 0.6 miles Existing 28.0 B 28.0 B 2027 Background 28.0 B 25.0 B 2027 Build Out 20.0 C 14.0 D EB Chestnut from Memorial Causeway Bridge to Fort Harrison --.6 miles Existing 19.9 C 20.1 C 2027 Background 19.7 C 17.2 D 2027 Build Out 19.1 C 11.0 E WB Court from Myrtle Avenue to Oak Avenue--.35 miles Existing 14.7 D 14.5 D 2027 Background 12.8 E 12.0 E 2027 Build Out 10.5 E 9.4 F NB Fort Harrison Avenue from Turner Street to Pierce Street-0.45 miles Existing 12.1 D 10.3 D 2027 Background 11.0 D 9.7 D 2027 Build Out 10.2 D 7.4 E SB Fort Harrison Avenue from Turner Street to Pierce Street--D.4 miles Existing 10.8 D 11.3 D 2027 Background 9.8 D 9.5 D 2027 Build Out 8.0 E 7.7 E 18 I I I I I I I I I I I I I I I I I I I Court Street at Fort Harrison--In order to provide additional capacity, the north leg of the intersection will need to be restriped to create an additional SB right turn lane. This will require elimination of the bicycle lane. Restriping of the southbound exit will be needed to provide the necessary transition across the intersection. An alternative design involving restriping the section of Fort Harrison to create a four lane undivided facility from just south of Chestnut Street to just north of Court Street could also be implemented. Lane control signage and striping would be needed to create exclusive left turn lanes (southbound at Chestnut Street and northbound at Court Street). Figures 7 and 8 illustrate these alternative mitigation concepts. Analysis of the recommended improvements indicates Level of Service D conditions can be maintained at these intersections and along the segments for the Build Out conditions. Tables 8 and 9 indicate the anticipated Levels of Service with the recommended improvements. Table 8 Summar Intersection Location and Scenario of Intersection Level of Service Anal ses with Miti AM Peak Hour Total Average Entering Vehicle Volume Delay v h sec/veh ation Level of Service PM Peak Hour Total Entering Volume v h Level of Service Chestnut Fort Harrison 2027 Build Out 3052 25.4 D Court Fort Harrison 2027 Build Out 2986 33.2 D 19 I I I I I I I I I I I I I I I I I I I FIGURE 7. FORT HARRISON MITIGATION CONCEPT N w+. s OKS Associates TIlANSPOIHAHON SOLUTIONS 20 I I I I I I I I I I I I I I I I I I I FIGURE 8. FORT HARRISON MITIGATION CONCEPT ..~ N W+. s DKS Associates TRANSPORTATION SOLUTIONS (Four Lane Alternative) 21 I I I I I I I I I I I I I I I I I I I Table 9 Summar of Arterial Level of Service Anal ses with Miti ation Roadway Segment and Scenario PM Peak Hour Level of Service D D 14.6 NB Fort Harrison Avenue from Turner Street to Pierce Street--OA miles 2027 Build Out 9.9 D 9.2 SB Fort Harrison A venue from Turner Street to Pierce Street-OA miles 2027 Build Out 10.2 D 9.2 D D D Summary Analysis of land use patterns 111 the study area has identified the potential for significant redevelopment of property for hotel land use under an increase in the maximum allowable densities. The impact of the potential redevelopment on the roadway system has been evaluated to identify the improvements needed to maintain acceptable Levels of Service under varying density alternatives. The results indicate an additional 2,210 hotel rooms (825 in the Sand Key District and 1,385 distributed throughout the Clearwater Beach Districts) could be accommodated with capacity improvements at the intersections of Chestnut Street and Fort Harrison Avenue and Court Street and Fort Harrison. These capacity improvements involve restriping of the south approach of Fort Harrison at Chestnut Street and the north approach of Fort Harrison at Court Street to create exclusive right turn lanes. Adjustments to lane use signage and signal timings will be needed to effect the lane use changes. An alternative design involving the restriping of Fort Harrison to create two lanes in each direction from Chestnut to Court would result in an equivalent operational improvement. Either of the restriping alternatives would result in the loss of the existing bicycle lane along this section of Fort Harrison A venue. The marked bike lane on the east side of Ft. Harrison A venue 22 I I I I I I I I I I I I I I I I I I I will be tied into the new east west bike trail running along Turner Street from the Pine lIas Trail to the Bay Avenue and ultimately the Memorial Causeway Trail. This will serve the purpose of the original bike lane on Ft. Harrison that terminated at Court Street. With either of these improvements, acceptable Levels of Service can be maintained on all of the major intersections and roadway segments in the study area under the "Build Out" development scenano. 23 I I I I I I I I I I I I I I I I I I I BELLEVIEW BILTMORE CABANA CLUB TRAFFIC STUDY Submitted to: The City of Clearwater Prepared for: Belleview Biltmore Owner, LLC Legg Mason Real Estate investors 10880 Wilshire Boulevard, Suite 1750 Los Angeles, California 90024 Submitted through: R.J. Heisenbottle Architects, P.A. 2199 Ponce De Leon Boulevard, Suite 400 Coral Gables, Florida 33134 Prepared Under the Supervision of: Roy E. Chapman, P .E. FL Certification No. 34438 Florida Design Consultants, Inc. 3030 Starkey Boulevard New Port Richey, Florida 34655 (727) 849-7588 Date: July 24, 2008 T:\2007-0025\Cabana Club\Traffic Study. doc I I I I I I I I I I I I I I I I I I I 1.0 2.0 3.0 INTRODUCTION The Belleview Biltmore Cabana Club is located on Sand Key in the City of Clearwater, Florida. The existing facility at this location is a restaurant and beach club. It is proposed to replace these land uses with a hotel. This study was completed to document the existing hourly traffic volumes for the restaurant and beach club. In addition the study was completed to compare the traffic counts with the expected number of trips for the existing restaurant and with the proposed hotel using information from the Institute of Transportation Engineers (ITE) informational report Trip Generation. EXISITNG AND PROPOSED DEVELOPMENT The existing facility provided at the Cabana Club is a restaurant that totals 7,653 square feet. This restaurant consists of the following dimensions: Location Lower Level Lounge Main Bar and Lounge Main Dining Room Kitchen Private Dining Room Outside Terrace (3rd Floor) Size (Square Feet) 102 978 1,923 1,339 1,390 1,921 7,653 In addition, the facility serves as a beach club for the patrons of the Belleview Biltmore Hotel. This facility will be demolished and will be replaced by a 38 room hotel that will include an accessory restaurant. EXISITNG TRAFFIC Contact was made with the restaurant operator and it was determined that the peak usage occurs on Friday and Saturday nights. Manual traffic counts were taken on these nights to determine the number of vehicles entering and exiting the existing Belleview Biltmore Cabana Club restaurant. Counts were taken on Friday, April 18, 2008, from 4:00 p.m. to 9:00 p.m. and on Saturday April 26, 2008, from 3:00 p.m. to 10:00 p.m. by Florida Design Consultants, Inc. The counts were taken with subtotals every 15 minutes, and the highest four consecutive IS-minute increments that were taken are the peak hour. The restaurant was contacted to make sure that there were no special events or functions during the time the counts were conducted to make sure that they occurred during a typical day. A count was tentatively scheduled for Saturday, April 19, 2008, but it was determined that the restaurant was reserved for a wedding party, which would have skewed the count results. Therefore the count was delayed to April26, 2008. 1 I I I I I I I I I I I I I I I I I I I 4.0 Table 1 provides the results of the traffic count taken on Friday, April 18, 2008. The information provided indicates the I5-minute increment counts for inbound and outbound traffic with hourly totals. The hourly volumes ranged from a low of 23 vehicles from 4:00 to 5:00 p.m. to a high of 39 vehicles from 8:00 to 9:00 p.m. The 8:00 to 9:00 p.m. count also represents the peak hour (highest four consecutive I5-minute increments). This peak hour had 13 inbound and 26 outbound vehicles. The Saturday count, taken on April 26, 2008, is summarized in Table 2. These counts ranged from a low of 22 vehicles from 4:00 to 5:00 p.m. to a high of 43 vehicles for 8:00 to 9:00 p.m. The peak hour occurred between 6:45 and 7:45 p.m. with 45 vehicles; 25 inbound and 20 outbound. Trips for the existing restaurant at the Belleview Biltmore Cabana Club were also generated using Information from the ITE informational report Trip Generation, 7th Edition, 2003. The trips for the restaurant were generated using Quality Restaurant, Land Use Code 913. Based on the ITE information, the restaurant should generate 688 weekday daily trips, with 57 trips in the p.m. street peak hour and 69 p.m. peak hour trips in the peak hour of the generator. The street peak hour is the sum of the highest four consecutive I5-minute periods between 4:00 p.m. and 6:00 p.m. The peak hour of the generator (restaurant in this case) is the sum of the highest four consecutive I5-minute periods taken in the afternoon. On Saturday it would generate 722 daily trips and 83 trips in the peak hour of the generator. No information was available from the ITE source for the p.m. peak hour on a Saturday. The numbers of trips counted for the existing facility during the peak hour of the generator were compared with the volumes calculated using the ITE formulas. For the Friday p.m. peak hour of the generator 39 vehicles were counted, while the ITE method would estimate 69 trips. For the Saturday peak hour of generator, 45 trips were counted instead of the ITE estimate of83 vehicles. HOTEL TRAFFIC The trips to be generated by the hotel have also been estimated using information from the ITE informational report Trip Generation. The numbers of trips that will be generated on a weekday and on a Saturday on a daily basis and during the street peak and generator peak hours are identified in Table 3. On a weekday daily basis, the hotel will generate 339 trips, while the p.m. street peak hour will have 27 trips and the generator peak hour would have 30 trips. The daily trips on a Saturday are projected to be 399 trips and the peak hour of the generator is projected to have 33 trips. There was no information on the distribution of the trips entering and exiting for the Saturday peak hour. 2 I I I I I I I I I I I I I I I I I I I 5.0 TRIP COMPARISON A comparison has been made between the trips currently being generated by the existing land uses at the Belleview Biltmore Cabana Club and those for the proposed hotel operation. After reviewing the actual counts at this site and those projected for the existing and proposed land use using the ITE trip generation information, the following conclusions can be made: 1. The restaurant land use generates more traffic on a daily basis than the proposed hotel (688 daily trips versus 339 daily trips on a weekday). 2. The existing restaurant generates more traffic during the normal street peak period (4:00 to 6:00 p.m.) than the proposed hotel. 3. The trips for the restaurant are higher at later hours in the day than for the hotel. The Friday peak hour comes from 8:00 to 9:00 p.m. The Saturday peak hour occurs from 6:45 to 7:45 p.m. with 45 vehicles, which is almost matched by the 43 vehicles that came or left the site from 8:00 to 9:00 p.m. 4. The hotel land use is likely to have lower traffic volumes than the restaurant throughout the day and would not have as many vehicles entering or leaving the site in the evening. This is supported by the fact that the trip generation on a daily basis for the restaurant is 344 vehicles during a weekday and 361 on the weekend, while the hotel would have 170 weekday trips and 200 weekend trips per day. 6.0 CONCLUSION Based upon the above review, it has been demonstrated that the proposed 38 room hotel would have less traffic impact than the existing restaurant. 3 I I I I I I I I I I I I I I I I I I I Table 1. Belleview Biltmore Cabana Club - Friday Trip Count Counted by: Florida Design Consultants, Inc. Date: 4/18/08, Friday PM Time 15 Minute Increment Hourly In Out Total In Out Total 4:00-4:15 3 1 4 4:15-4:30 9 2 11 4:30-4:45 2 1 3 4:45-5:00 4 1 5 18 5 23 5:00-5:15 2 2 4 5: 15-5:30 10 1 11 5:30-5:45 4 3 7 5:45-6:00 3 8 11 19 14 33 6:00-6: 15 3 1 4 6: 15-6: 30 6 2 8 6:30-6:45 7 2 9 6:45-7:00 3 3 6 19 8 27 7:00-7:15 2 2 4 7: 15-7:30 10 4 14 7:30-7:45 4 4 8 7:45-8:00 4 2 6 20 12 32 8:00-8: 15 3 7 10 8: 15-8: 30 4 7 11 8:30-8:45 2 8 10 8:45-9:00 4 4 8 13 26 39 Friday Peak Hour 8:00 - 9:00 13 26 39 Source: FDC Date: 5/7/2008 T:\2007-0025\Cabana Club\[Cabana Club Tables.xls]Fri I I I I I I I I I I I I I I I I I I I Table 2: Belleview Biltmore Cabana Club - Saturday Trip Count Counted by: Florida Design Consultants, Inc. Date: 4/26/08, Saturday PM Time 15 Minute Increment Hourly In Out Total In Out Total 3:00-3:15 8 6 14 3:15-3:30 3 3 6 3:30-3:45 2 4 6 3:45-4:00 3 0 3 16 13 29 4:00-4:15 2 3 5 4:15-4:30 1 1 2 4:30-4:45 4 4 8 4:45-5:00 4 3 7 11 11 22 5:00-5:15 3 4 7 5: 15-5:30 8 3 11 5:30-5:45 1 7 8 5:45-6:00 7 2 9 19 16 35 6:00-6:15 2 1 3 6:15-6:30 5 2 7 6:30-6:45 2 3 5 6:45-7:00 7 7 14 16 13 29 7:00-7:15 7 5 12 7:15-7:30 3 6 9 7:30-7:45 8 2 10 7:45-8:00 2 3 5 20 16 36 8:00-8: 15 5 8 13 8: 15-8:30 7 6 13 8:30-8:45 4 8 12 8:45-9:00 3 2 5 19 24 43 9:00-9: 15 3 2 5 9:15-9:30 2 4 6 9:30-9:45 1 5 6 9:45-10:00 4 4 8 10 15 25 Saturday Peak Hour 6:45 - 7:45 25 20 45 Source: FOC Date: 511/2008 T:\2007-0025\Cabana Club\[Cabana Club Tables.xls]Fri ------------------- Table 3. BeJleview Biltmore Cabana Club Trip Generation Time Weekday Saturday Land Use IrE LUC Size Units Period Inbound Outbound Total Inbound Outbound Total Qualitv Restaurant 931 7,653 Sa. Ft. Daily 344 344 688 361 361 722 PM Peak Hour 38 19 57 nla nla nla PM Peak Hour of Generator 43 26 69 49 34 83 Hotel (Occuoied Rooms) 310 38 Room Dailv 170 169 339 200 199 399 PM Peak Hour 13 14 27 nla nla nla PM Peak Hour of Generator 17 13 30 nla nla 33 Source: ITE Trip Generation, Seventh Edition, 2003 Date: 5/7108 T:\2007-0025\Cabana Club\[Cabana Club Tables.xls]Fri I I I I I I I I I I I I I I I I I I I ---.----- www.timhaahs.com TIMOTHY HAAHS & ASSOCIATES, INC. 10305 N.W. 41' Street, Suite 201 Miami, FL 33178 T.305.592.7123 F.305.592.7113 August 5, 2008 To: Mr. Richard J Heisenbottle, AlA RJ Hesinbottle Architects 340 Minorca Ave., Suite 10 Coral Gables, Florida 33134 RE: Cabana Club - Belleview Biltmore TimHaahs Project No. MIA07109 The Cabana Club at the Belleview Biltmore Hotel & Resort is a 38-room hotel with 4,981 SF of on-site restaurant space and 56 parking spaces (3 of which are handicap). The club also includes one loading space for deliveries and back of house operations. .....,...- We have analyzed the parking requirements for the Cabana Club and have created the following parking model: Programming Proposed Shared-Parking Demand Factors 1 space/room key -Based on 90% Hotel 38-keys 24 Occupancy, 70% Drive Ratio, 100% peak hour adjustment. 10 spaces/1 ,000 sq.ft. - Based on 90% Restaurant 4,981 sq.ft. 14 peak hour adjustment, 70% captive adjustment typical for resorts. Total 38 After calibrating our shared parking model for this specific resort in this geographic location, we have identified the peak parking demand would occur at 9 pm on a weekend (Saturday) with a need for 38 parking spaces. It is our opinion that the planned 56 parking spaces would adequately support the parking demand at the Cabana Club given the assumptions listed above. PLANNING ENGINEERING ARCHITECTURE PARKING I Mr. Richard Heisenbottle, AlA RJ Heisenbottle Architects August 5, 2008 I I If on a rare occasion, the hotel should experience a 95% drive ratio and the restaurant experience a 60% captive adjustment, we estimate the peak hour demand to increase to 42 spaces, still under the capacity of the proposed parking area. Therefore, it is our opinion that 42 spaces would satisfy the needs for the Cabana Club on most days and 56-spaces is expected to meet the demand needs on the highest peak days. I I If additional parking is needed beyond the typical or peak, vehicles can be parked using a valet operation thereby increasing the lot capacity by 20 percent or from 56 spaces to 67 spaces. This results in a surplus of 29 spaces over the typical peak parking demand and a surplus of 25 spaces over the special occasion peak demand. If you have any further questions, please do not hesitate to contact myself or Roamy Valera. I Sincerely, I ~1g~4M Parking Specialist I I I I I I I I I I I nrnHaahs ~ eNGlNaIlS AllCHlTECTS I I I I I I I I I I I I I I I I I I I I Legend .P- Preservation R/OS- .RFH .RH- .RM- .CG- .TU- Recreation/Open Space Resort Facilities High Residential High Residential Medium Commercial General Tra nsportation/Utility Data obtained from the City of Clearwater and Pinel/as County. Gulf of Mexico Intracoastal Waterway Sand Key Future Land Use Map ~ I I I I I I I I I I I I I I I I I I I Legend . P - Preservation r:~~'-I OS/R - Open Space/Recreation . T - Tourist . B - Business . HDR - High Density Residential D MDR - Medium Density Residential . 1- Instutional . C - Commercial Data atained fram the City of Clearwater Gulf of Mexico Intracoastal Waterway Sand Key Zoning Districts - - - - - - - - - - - - - - - - - - - SAND KEY CONDOMINIUM HOMESTEAD ANALYSIS West Side ~",,,;,,,,,",;;;:,'Ii! ", '......;,..c..; "f.."",' .....,.b.J;L;;;;;;:i'~;1!,p(~'~.11f1~Itl',1I#-.~Jlm:!K!~~'li!:(~~-~~~i;~atil:~;.f,@ll.i.!1{~_fl:qtm[@IJIII~ The Grande on Sand Key Meridian on Sand Key Landmark Towers One Landmark Towers Two Harbour Light Towers Lighthouse Towers Condo Crescent Beach Club Two Crescent Beach Club One Utopia Condo Bella Rosa Condo Clearwater Sand Key-Club NO.1 Sand Key Condo-South Beach I Sand Key Condo-South Beach II Sand Key Condo-South Beach Sand Key Condo-South Beach Ultimar One Condo Ultimar Two Condo Ultimar Three Condo Cabana Club Condo Belleview Biltmore Cabana Club Dan's Island on Sand Key WEST SIDE 1170 Gulf Blvd 17/29/15/32877 105 235 44.68% 1 42 (21 per tower) 1200 Gulf Blvd 17/29/15/57318 55 106 51.89% 1 20 1230 Gulf Blvd 20/29/15/49851 29 143 20.28% 1 18 1250 Gulf Blvd 20/29/15/49852 15 72 20.83% 1 9 1270 Gulf Blvd 20/29/15/36700 36 136 26.47% 2 17 1290 Gulf Blvd 19/29/15/51762 42 144 29.17% 1 18 1310 Gulf Blvd 19/29/15/18793 35 120 29.17% 1 17 1340 Gulf Blvd 19/29/15/18791 35 120 29.17% 1 17 1350 Gulf Blvd 19/29/15/93555 5 28 17.86% 1 8 1370 Gulf Blvd 19/29/15/06367 10 31 32.26% 1 8 1380/1390 Gulf Blvd 19/29/15/16526 42 105 40.00% 1 13 1400 Gulf Blvd 19/29/15/78638 34 95 35.79% 1 8 1430 Gulf Blvd 19/29/15/78639 44 95 46.32% 1 8 1460 Gulf Blvd 19/29/15/78638 58 141 41.13% 1 12 1480 Gulf Blvd 19/29/15/78630 52 135 38.52% 1 12 1520 Gulf Blvd 19/29/15/93390 39 114 34.21% 1 16 1540 Gulf Blvd 19/29/15/93391 46 135 34.07% 1 19 1560 Gulf Blvd 19/29/15/93392 47 100 47.00% 1 19 1582 Gulf Blvd 19/29/15/12936 37 89 41.57% 2 (1 per tower) 16 (8 per tower) 1590 Gulf Blvd 19/29/15/00000 1660 Gulf Blvd 30/29/15/20262 82 169 48.52% 11 848 2313 36.66% East Side Bayslde Gardens 4 Bayside Gardens 3 Bayside Gardens 1 Bayside Gardens 2 Clearwater Key-South Bay The Harbour Marina del Rey Isle of Sand Key Condo The Moorings of Sand Key EAST SIDE 1301 Gulf Blvd 20/29/15/78636 16 38 42.11% 0 2 and 3 1351 Gulf Blvd 19/29/15/78635 16 38 42.11% 0 2 and 3 1401 Gulf Blvd 19/29/15/78633 15 38 39.47% 0 2 and 3 1451 Gulf Blvd 19/29/15/78634 18 38 47.37% 0 2 and 3 1501 Gulf Blvd 19/29/15/78643 34 64 53.13% 1 8 1581 Gulf Blvd 19/29/15/36699 23 66 34.85% 1 7 1591 Gulf Blvd 19/29/15/36699 23 64 35.94% 1 7 1621 Gulf Blvd 30/29/15/43515 58 124 46.77% 0 16 Sand Key Estates Dr/Ct 30/29/15/58920 47 66 71.21% 1 250 536 46.64% Sources: Homestead data obtained from Pinellas County Property Appraiser. Building heights based on FOC Height Study. 9/11/08 FDC-FS1.VOL2:Prod:Plan:Belleview Biltmore Cabana 263:RevisedCondoHeight-Homesteads.xls - - - - - - - - - - - - - - - - - - - - PlIEUAS COJNTY Pl\RCa.S -ICNlNOBC:lllN)t,R'I' -- c=. OS/R ZD<!INO [ESMlNo'TlON c___<< II1APtI_'DCII'IEOUI!.TSJCTIUW'lIlHJtjl.P<<lI<l!TIOIIJINC)KEYAlI:MJIIXlOI I SAND KEY BUILDING ANALYSIS I SUMMARY TABLE I I 1 Belleview Biltmore 19-29-15-00000-340-0110 1983 YES-Building, pool Cabana Club deck adjacent I 1590 Gulf Blvd. 2 Cabana Club Condo 19-29-15-12936-000-0001 1984 YES- Building, 1582 & 1586 Gulf Blvd. pool & deck I adjacent 3 Ultimar Three Condo 19-29-15-93392-000-0001 1995 YES- Building, 1560 Gulf Blvd. Pool & deck I adjacent 4 Ultimar Two Condo 19-29-15-93391-000-0001 1992 YES-Building 1540 Gulf Blvd. adjacent I 5 Ultimar One Condo 19-29-15-93390-000-0001 1991 YES- Building, 1520 Gulf Blvd. pool & deck adjacent I 6 Sand Key Condo - South 19-29-15-78630-000-0102 1982 YES-Building & Beach parking adjacent 1480 Gulf Blvd. I 7 Sand Key Condo - South 19-29-15-78637-000-0001 1980 YES-Building & Beach Parking adjacent 1460 Gulf Blvd. I 8 Sand Key Condo - South 19-29-15-78639-000-0001 1974 YES- Building & Beach II parking adjacent 1430 Gulf Blvd. I 9 Sand Key Condo - South 19-29-15-78638-000-0002 1973 YES-Building, Beach I 19-29-15-78638-000-1010 Pool deck & 1400 Gulf Blvd. parking lot adjacent I 10 Clearwater Sand Key - 19-29-15-16526-000-0001 1974 YES-Building, Club No. 1 parking lot & I 1380 Gulf Blvd. gara e adjacent 11 Bella Rosa Condo 19-29-15-06367-000-0001 2004 YES-Building 1370 Gulf Blvd. adjacent I 12 Utopia Condo 19-29-15-93555-000-0001 2005 YES-Building 1350 Gulf Blvd. adjacent 13 Crescent Beach Club One 19-29-15-18791-000-0001 1986 YES-Building I Condo adjacent 1340 Gulf Blvd. 14 Crescent Beach Club Two 19-29-15-18793-000-0206 1989 YES-Building I Condo adjacent 1310 Gulf Blvd. I I I I I I I I I I I I I I I I I I Summary of Buildin2 Analvsis 21 Sites total 21 Sites with Habitable Permanent Improvements built adjacent to the CCCL I I I 15 Lighthouse Towers Condo 19-29-15-51762-000-0001 1983 YES-Building, 1290 Gulf Blvd. Pool & parking adjacent Tennis courts and clubhouse west of CCCL 16 Harbour Light Towers 20-29-15-36700-000-0001 1974 YES-Building & Condominium Amended parking adjacent 1270 Gulf Blvd. 17 Landmark Towers Two 20-29-15-49852-000-0001 1981 YES- Building & Condo parking adjacent 1250 Gulf Blvd. 18 Landmark Towers One 20-29-15-49851-000-0001 1980 YES-Building & Condo parking adjacent 1230 Gulf Blvd. 19 Meridian on Sand Key 17-29-15-57318-000-0001 2000 YES-Building Condo adjacent 1200 Gulf Blvd. Pool and clubhouse west of CCCL 20 The Grande on Sand Key 17-29-15-32877-001-0001 1997 YES-Building Condo Adjacent 1180 Gulf Blvd. Pool and clubhouse west of CCCL 21 Dans Island on Sand Key 30-29-15-20262-000-0001 1982 YES-Building & Condo Pool adjacent 1660 Gulf Blvd. Sources: 1. 2. Condominium name, address and Parcel LD. number based on Pinellas County Property Appraiser's Data. Location of improvements for Parcels 1, 2, 4, 5, 11 and 21 based on field survey location by FDC surveyors on February 12,2008. Location of improvements for all other parcels based on FDC interpretation of aerial photography. 3 sites with Permanent Improvements build seaward! west of the CCCL. Permanent improvements include tennis courts, clubhouses and swimming pools (See Sites 15, 19 and 20). I I I I I I I I I I I I I I I I I I I Owners Cabana Club Condominium Results Of Vote On Legg Mason Building The Hotel: As you are aware, yon have received an information package that I sent you, a Ballot and a second information package with an opposing view. The results of the vote are decisive. A: I ACCEPT the BeIleview Biltmore development plan as currently presented. 74.2% B: I DO NOT ACCEPT the Belleview Biltmore development plan as cnrrently presented and I authorize the Board to fight the development plan using association funds and board time. 25.8 0/0 The owners have mandated that the board will not use association funds and or board time to fight the development plan. For your information. , - 17.- &l ftAr4/ ,'L ~-~ . f . ll/l /A"'LA.~-(' ~ ~- ."V/./~.~. f f//./~' ~.-. I .e-r.t'-~ff- - . .- ,-,~",,,-~'--'='-"~ If '- ~.. <:::.....--~.- George A. Mitrovich President Cabana Club Condominium Association 1582 Gulf Boulevard . Clearwater, Florida 33767 Phone 727-596-5031 . Fax 727-595-1247 . E-Mail: CabanaClub@verizon.net I I I I I I I I I I I I I I I I I 'I I RESULTS OF LEGG MASON VOTE 1. Total Vote As A Percent Of Respondents By Building BUILDING #1 A: B: TOTAL nUll.DING #2 A: B: TOTAL COtUlt 32 12 44 14 4 18 Percent 72.7% 27.3% 100.0% 77.8% 22.2% 100.0% 2. Total Vote As A Percent Of Respondents For Both Building BOTH BUILDING A: B: TOTAL Count 46 16 62 Percent 74.2% 25.8% 100.0% 3. Total Vote As A Percent Of Owners BOTH BUILDING A: B: TOTAL Count 46 16 90 Percent 51.1 % 17.5% 68.9% 4. Number Of Owners That Did Not Vote Cou..nt 28 Percent 31.1 % NOTE: A: I ACCEPT the BelJeview Biltmore development plan as currently presented. B: I DO NOT ACCEPT the Belleview Biltmore development plan as currently presented and I anthorize the Board to fight the development plan using association funds and board time. - - - - - - - - - - - - - - - ~J. ~ 30/29/15/58920 , i The Moorings 1 .1. (P,), 2 (R). (multiple bldgl.)\ - - - - March 2007 Aerial from SWFWMO 2007 Parcels from Plnellas County Property Appraiser GIS DATA :::o::::r, ~~ :,";::::~~~:::::~~=~~do'::;.~;~':Z to be comlUfN1K1 Com/XfJhflll~tve rex site-&ptlCltiC a.ra Fn . C'~DDIl1Na:w5WIMl'K. PLAN/Bellevlew Biltmore Cabana 2631RevBIdgHtsExhlblt.al 810612008 I I I I I I I I I I I I I I I I I I I 16 Sand Key Condo - South 19-29-15-78630-000-0102 1982 I-Parking Beach 12-Residential 1480 GulfBlvd. 17 Ultimar One Condo 19-29-15-93390-000-0001 1991 I-Parking 1520 GulfBlvd. 16- Residential 18 Ultimar Two Condo 19-29-15-93391-000-0001 1992 I-Parking 1540 Gulf Blvd. 19-Residential 19 Ultimar Three Condo 19-29-15-93392-000-0001 1995 I-Parking 1560 Gulf Blvd. 19-Residential 20 Cabana Club Condo 19-29-15-12936-000-0001 1984 2 buildings: 1582 & 1586 Gulf Blvd. I-Parking each 8-Residential each 21 Belleview Biltmore 19-29-15-00000-340-0110 1983 I-Parking Cabana Club 2-Commercial 1590 Gulf Blvd. 22 Dan's Island on Sand Key 30-29-15-20262-000-0001 1982 2 buildings: Condo I-Parking each 1660 Gulf Blvd. II-Residential each I I I I I I I I I I I I I I I I I I I INTRACOASTAL WATERWAY RESIDENTIAL AND HOTEL SITES A Marriott Hotel 1241 Gulf Blvd. Bayside Gardens 4 1351 Gulf Blvd. Bayside Gardens 3 1351 Gulf Blvd. Bayside Gardens 1 1401 Gulf Blvd. Bayside Gardens 2 1401 Gulf Blvd. Clearwater Key-South Bay 1501 Gulf Blvd. Harbour Condominium 1581 & 1591 Gulf Blvd. 20-29-15-73427-000-0010 20-29-15-78636-000-0001 1974 19-29-15-78635-000-0001 1974 19-29-15-78633-000-0001 1972 19-29-15-78634-000-0001 1973 19-29-15-78643-000-0001 1980 19-29-15- 36699-000-0001 1980 B C D E F G H Marina del Rey 19-29-15-55303-000-0001 Marina del Rey Court 1980 1974 I Isle of Sand Key Condo 30-29-15-43515-000-0001 1621 Gulf Blvd. The Moorings of Sand Key 30-29-15-58920-000-0001 Sand Key Estates Drive 1993 J O-Parking 9- Residential O-Parking 2 & 3-Residential O-Parking 2 & 3- Residential O-Parking 2 & 3-Residential O-Parking 2 & 3-Residential I-Parking 8-Residential 2 buildings: I-Parking each 7-Residential each I-Parking 2- Residential Multi Ie Buildings O-Parking 16- Residential I-Parking 2-Residential Multi Ie Buildings Data Sources: Pinellas County Property Appraiser's Office and Field study of building heights. Research by: Cyndi Tarapani and Tim Dohrman, Florida Design Consultants Prepared June 11,2008 K:\Belleview Biltmore\Cabana Club\Reports\Sand Key Building Heights Table.doc ------------------- GIS DATJII :-.:::s:~_:_~.:;.:.,~ ..be~~lbr~.,. fT\ ' t:'~_~1fC. ~1rMw Mtmore C...,. ~oIofCode." M:leI'2OOe I I I I I I I I I I I I I I I I I I I . } . ---~_..~,.~ ~-<-~--~-<<-;. .s'~VO/.s' c-c- @ .~ S'Q C' ~~,} "-'0/. OC'@L __ .s'cYb WI '''O/.s' BL@ C' :W J ----------.. r C .s'cY 0 .~O/.s' en .-.-; l}L @ . I- E' ~ ns I ~. a. E I --- w, .s'cY 0 '~O/.s' (J I WI <L@ CJ) ., E' 0> .c I w, e: m .s'cY/ "'C I- I ,VO/.s' G) w. 8. 8L @ ::J :E: } .,,0,. l' L ..0 I I I ' 0+- m 8. 1.@L 0 C ~ I- I I I" ~vO/.s' Q) " } C'L @C' ..0 - I I I E 1- w, :s ::J e: m I I I .s'cY w, '~O/.s' ~ LL@ G) I I I ~ C' " I I I c ns I I I en I I I .s'cY '~Ol I I I .s'l} @< I I I co 0 0 N I I >- "tJ :J I I en W <Il , S'Q E 91) x/o/S' CI :10 & .9 @ 'Qj :r: l{) 0 l{) 0 l{) 0 V&9,' CI &0, c: C\J C\J ~ ~ cY/{s- :2 '3 . IvcY!; lD .0./ 0 Q' 0 sepols JO Jeqwnu u. 4i ~ :J 0 C/) ------ ------------------- en a> 'C o +-' en l.f- o L- a> .0 E ::J c: 25 20 Immediate Vicinity Sand Key Building Height Comparison 15 10 5 o 1IIiI"~ oJ. ".' . .. b", ~ ~ ~'" ~ ">", IV", ,f~ ~ 0"'~' 't?"i? O::iJ' ~"i? ~t ~ (j ~O ~.s b~ ~ O~ ~.s ;::;~~~~ -.:" ,f~ ~<o (j <0 .::!" " ..to ~ $~S~ ,f@ (;oj@ ~tri@ rr;@ @ ~'" @ @ Q'" ~.... ()tri.... ~<'v ~ .... .... o . ~ ~.~ (j A " C B ;:; D E F .g: ~ ~ Source: FDC Building Heights Study 2008 .J I I I I I I I I I I I I I I I I I I I SUMMARY OF UNITS WITH VIEW AMENITY IMP ACT BUILDING TOT AL UNITS P ARTIALL Y IMP ACTED UNITS Cabana Club Condominium 89 0 (to north) Dan's Island 169 0 (to south) Harbour South 33 9 (to east) Isle of Sand Key 124 6 (to southeast) TOTAL 415 15 4% OF TOTAL UNITS Sources: Total number of units obtained from Pinellas County Property Appraiser. Number of Partially Impacted Units based on Clarizio Consulting Report. I I I I I I I I I I I I I I I I I I I September 9, 2008 Ms. Cyndi Tarapani, Vice President Florida Design Consultants 3030 Starkey Boulevard New Port Richey, Florida 34655 RE: SAND KEY BEACH NOURISHMENT PROGRAM CABANA CLUB REDEVELOPMENT Dear Ms. Tarapani: I am writing to confirm our telephone conversation regarding the redevelopment of the Cabana Club on the Beach Renourishment Program for Pinellas County. As you have described it to me, the Cabana Club is located at 1590 Gulf Boulevard, Clearwater, Florida. The Cabana Club currently operates as a restaurant and beach club for guests of the Belleview Biltmore Hotel in Belleair, Florida. The property owner proposes to redevelop the site with a 38-room hotel and accessory restaurant. This proposed redevelopment will not have any effect on the ability of Pine lIas County to request and receive federal funding for beach renourishment. I also would like to clarify the meaning of the Erosion Control Line (ECL) as applied to the site. When the ECL is surveyed, it becomes the demarcation between the public beach and private property and title to all lands located seaward of the ECL becomes vested with the State of Florida. The ECL for this site along with other beach property along Sand Key was surveyed and recorded on February 26, 1997. Therefore, since February 26, 1997, all lands seaward of the ECL are vested with the State of Florida; all lands landward of the ECL are property of the upland property owner. Finally, any construction that occurs seaward of the Coastal Construction Control Line (CCCL) requires a permit for the Florida Department of Environmental Protection (FDEP) Bureau of Beaches and Coastal Systems. Please do not hesitate to contact me at (727) 464-3774 if you have additional questions. Sincerely, ~~ Nicole Elko, Ph.D. Coastal Coordinator I I I I I I I Position(s)1 Affiliation( s): I I I Educational Background: I Honors & Awards: I I I I I I I I Richard J. Heisenbottle, FAIA R. J. Heisenbottle Architects, PA 2199 Ponce de Leon Blvd. Suite 400 Coral Gables, Florida 33134 U.S.A. Tel: 305-446-7799 Fax: 305-446-9275 E-mail: richard@rjha.net American Institute of Architects - Past President Miami Chapter, 1991 Dade Heritage Trust - Vice President, 2000 -2003; President 2004-2006 National Trust for Historic Preservation League of Historic American Theaters Association for Preservation Technology City of Miami Historic and Environmental Preservation Board, 1989 - 1999 Vice President, Spillas Candela & Partners, DMJM, 1979-1987 BS in Architectural Technology, New York Institute of Technology, 1974 BA in Architecture, University of Miami, 1984 NCARB; Registered Architect in Florida, New York, Alabama, Virginia 2007 AlA Florida, Merit Award of Excellence Colony Theater Restoration 2007 Florida Trust for Historic Preservation Award Temple Court Apartments 2007 Florida Trust for Historic Preservation Award Colony Theater - Adaptive Re-use 2007 Miami Design Preservation League Barbara Capitman Award Colony Theater Restoration 2006 The Colony Theater Outstanding Preservation Project Award Dade Heritage Trust 2005 Lou Rawls Center for the Performing Arts AlA Miami Award Finalist 2004 Florida Trust for Historic Preservation Award City of Miami City Hall 2003 Silver Medal Award for Design - AlA Miami Chapter 2003 Bienal Miami + Beach Certificate of Award Gusman Center for the Performing Arts I Richard J. Heisenbottle, FAIA I 2003 AlA Florida, Merit Award of Excellence Gusman Center for the Performing Arts I 2003 Florida Trust for Historic Preservation, Florida Preservation Award 2003 Gusman Center for the Performing Arts I 2003 Dade Heritage Trust, Outstanding Contribution to Historic Preservation Gusman Center for the Performing Arts I 2003 Dade Heritage Trust, Outstanding Contribution to Historic Preservation Pan American Airways Terminal- Miami City Hall 2003 AlA Miami, Award of Excellence for Design Gusman Center for the Performing Arts I 2003 AlA Miami, Award of Merit for Design Pan American World Airways Terminal Miami City Hall Florida Trust for Historic Preservation I 2001 Outstanding Achievement in the Field of Preservation Education/Media "One United Band", the story of Miami Edison Middle School I 1999 Dade Heritage Trust, Outstanding Preservation Project Gusman Center for the Performing Arts I AlA-Miami Chapter, Historic Preservation Award Richard J. Heisenbotlle, AlA I 1998 AlA-Miami Chapter, Award of Excellence Kings Point Theater for the Performing Arts AlA-Miami Chapter, Award for Best Renovation Project Miami Edison Middle School I 1997 National Trust for Historic Preservation, National Preservation Award Miami Edison Middle School I 1997 Florida Trust for Historic Preservation Non-residential Rehabilitation Outstanding Achievement Miami Edison Middle School I 1996 AlA-Fort Lauderdale Chapter Honorable Mention Kings Point Theater for the Performing Arts I 1994 AlA-Miami Chapter, Award of Merit (Unbuilt Category) Miami Edison Middle School 1992 AlA-Miami Chapter, Award of Excellence (Unbuilt Category) The Coliseum I AlA-Miami Chapter, Award of Excellence (Built Category) I AlA-Miami Chapter, Award of Merit for Design Freedom Tower I 1990 AlA Florida, Award for Excellence in Architecture (Built Category) Freedom Tower I Commercial Renovator Magazine Commercial Renovator of the Year Freedom Tower I I Richard J. Heisenbottle, FAIA I I 1989 Florida Trust for Historic Preservation Outstanding Preservation Project Freedom Tower 1989 AlA-Miami Chapter, Award of Merit for Design Freedom Tower I Select Project Publications: I Blueprint Directory Architecture + Design + Real Estate "Discovering the Lost Colony" Reggie Ruddock, June/August 2006 pp 46-51 I Stage Directions Magazine - Annual Historic Theatre Issue Gusman Center for the Performing Arts July 2003 I "Reinvigorating Our Schools" American Institute of Architects, 1998. p. 10. I Florida A-E-C; Construction Market Data A-E-C Interview "Richard Heisenbottle of R. J. Heisenbottle Architects" October 1998. pp.17-19. I Construction Market Data - Profiles "R. J. Heisenbottle, PA, Rebuilding Yesterday for Tomorrow" Kaye, Nancy. 7 September 1993. pp.1-4. I Preservation Today "New Freedom for the Tower: Saving Miami's Historic Skyline" Thompson-Stewart, Louise. 1990. pp.7-9. I Architectural Record "Southern Traditions" Pearson, Clifford A. March 1990. pp 66-75. I Professional Activities: I 11 TH National Conference on Planning History Society for American City and Regional Planning History Coral Gables, FL October 2005 I League of Historic American Theatres -Conference Presenter New York, NY July 2002 I League of Historic American Theatres -Conference Leader Miami, FL July 2003 I "Planning and Process in Historic Preservation" Workshop/Presentation League of Historic American Theater's 25th Anniversary Conference July 2001 I "One United Band" Film documentary in conjunction with Public Television Channel, WLRN January 2000 I Historic Sears Tower HABS Documentation, Restoration, and Construction Documents for Miami Dade County Performing Arts Center In conjunction with Cesar Pelli and Associates 1998 I I I I I I I I I I I I I I I I I I I I W~R..^""" & T ..+,_ . Gerald C. Marston, FASLA Principal Mr. Marston is a landscape architect with over 35 years of experience as a practicing professional and educator. He currently leads the landscape architectural practice in the WRT Coral Gables office. Mr. Marston's professional background includes senior design and project management with three of the most prestigious planning and design firms in the United States. He has extensive and wide ranging experience in land planning and design for resort and waterfront properties, park and recreation master planning and design, community redevelopment and urban landscape design. EDUCATION Master of Landscape Architecture Harvard University Graduate School of Design, 1972 Art & Architecture - Miami Symposium, 1995, Center of Contemporary Arts, North Miami, FL "Thirty-five Years of Design on the Land," a Sasaki Associates Retrospective, University of Florida; 1990 Bachelor of Science in Landscape Architecture Michigan State University (with honors), 1969 HONORS AND AWARDS The American Society of Landscape Architects Merit Award, Overtown Pedestrian Mall, 1999 PROFESSIONAL EXPERIENCE Principal, Wallace Roberts & Todd, LLC Coral Gables, FL 2001-present National Endowment for the Arts I U.S. Department of Transportation Merit Award, Overtown Pedestrian Mall, 1996 Partner, Wallace Roberts & Todd Coral Gables, FL 1996-2000 Florida Chapter, The American Society of Landscape Architects MeritAward, Overtown Pedestrian Mall, 1996 Senior Associate, Wallace Roberts & Todd Vice President WRT,lnc. Coral Gables, FL 1991-1996 Intemational Downtown Association Merit Award, Overtown Pedestrian Mall, 1995 Senior Associatel Sasaki Associates, Inc. Coral Gables, FL 1985-1991 Ohio Chapter, American Society of Landscape Architects MeritAward, Land Rebom, 1975 Vice President! Edward D. Stone, Jr. and Associates Ft. Lauderdale, FL 1981-1985 The American Society of Landscape Architects Certificate of Merit Excellence in the Study of Landscape Architecture Michigan State University, 1969 Principal I WalquistlMarston Columbus,OH 1976-1881 Landscape Architect I Labrenz, Reimer, Inc. Columbus,OH 1974-1975 REPRESENTATIVE TOURISM PROJECTS Project Manager Sasaki, Dawson, DeMay Associates, Inc. Watertown, MA 1972-1973 Cabo San Quintin, Baja California, Mexico Contributing Principal for this destination tourism project which involves a 2000 ac core resort component in addition to a regional integration planning study which studies the optimal introduction strategy of the resort project into the host community. The study area is located in a very ecologically complex setting where habitats range from Pacific Flyway nesting areas to Pacific coastal dunes to sensitive "fog desert" uplands to rich weUand fISheries bordering two inland bays. A thriving local oyster fishery operation combined with exponential growth projections for the local population made ecological sensitivity all the more critical. The resort project includes self- sufficient, green technologies for infrastructure systems and state-of-the-art resort amenities. A tighUy clustered harbor village helps to concentrate residential and commercial development allowing significant areas of natural open space to be preserved. Landscape Architect Richard A. Gardiner & Associates, Inc. Cambridge, MA 1969-1972 TEACHING EXPERIENCE Associate Professor of Landscape Architecture The Ohio State University 1973-1981 Lecturer I Design Critic Harvard Graduate School of Design The Catholic University University of Kentucky Texas A &M Kansas State University University of Florida University of Miami Florida International University Liberty Cove, Sonora, Mexico Principal in Charge for a large scale resort-more than 40,000 acre~n the coast of the Sea of Cortez and the Sonoran Desert, Mexico. WRT collaborated with the client and other members of the consultant team to develop planning approaches and designs which seek to understand and take advantage of the qualities of the project site, pursue a state-of-the-art approach to sustainability and ecology, plan and design innovative and creative resort elements, create a sense of community that instills pride and builds value, and protect and enhance investor capital through comprehensive planning, high quality design and strategic, incremental project implementation. Initial programmatic investigations were set within a conceptual framework that draws inspiration and value from the unique landscape itself, allowing natural features to dictate where development should occur. PROFESSIONAL REGISTRATIONS Registered Landscape Architect in the States of Florida, Ohio and Missouri PROFESSIONAL MEMBERSHIPS American Society of Landscape Architects PUBLICATIONS I LECTURES Creating Neighborhood Character, ASLA National Convention, 1996 Ritz Carlton Grenada, Grenada, West Indies Principal In Charge: WRT prepared landscape plans for a hotel and golf resort in Grenada that included a championship golf course, two marinas, Page 1 of3 Gerald C. Marston, FASLA I I residential villas and townhouses, and a five-star hotel. The project was designed according to the latest technologies and principles of sustainable design, and was intended to complement and protect the adjacent habitat sanctuary of the endangered Grenada Dove I Ocean City Boardwalk Renovation, Ocean City, MD Mr. Marston was Principal-in-Charge for the $2 million restoration of the oceanfront boardwalk and associated facilities. WRT prepared recommendations for the design and detailing that would convert an existing, deteriorated concrete promenade to its historic wooden form. In addition WRT prepared recommendations and designs for Entry Gateway Features, beachfront graphics logo and icons, specially themed pavement areas, and thematic site fumishings. I I Estero Island Streetscape, Fort Myers, Florida Project DireclorlDesigner Following the adoption of a WRT prepared redevelopment plan for this nine mile long barrier island on Florida's west coast WRT is prepared detailed design and construction documents for New Island entry signage, over one mile of urban roadway streetscape improvements and the creation of a pedestrian mall as the focus of the traditional resort entertainment district. I I Beach Street U.S.A, Virginia Beach, VA Mr. Marston was Principoal-in-Charge in collaboration with local consultants to develop unique families of elements that would provide the district with a distinct identity. Families of elements including gateway features, performance venues, lighting, and paving with a distinctively lively feel and recalling indigenous community features. I I Lake Nona Mixed Use Resort Community, Orlando, Florida Gerald Marston was the Project DirectorlDesigner while with E.D.S.A., Fort Lauderdale, Florida Lake Nona is a 6700-acre mixed-use development with an emphasis on golf resort communities. The project was a development pioneer in the southeast quadrant of Orlando and is immediately adjacent to the expanding Orlando Intemational Airport. The site abounds with natural features including more than 900 acres of pristine freshwater lakes. The first phase, Lake Nona Golf Club and Estates, includes an 18-hole Tom Fazio championship golf course and more than 100 luxury homesites. The club is recognized as one of Florida's best and is quickly establishing a quality image for future development. I I I Antigua Resort Community, Antigua, British West Indies Gerald Marston was Project Director/Planner while with Sasaki Associates, Inc., Coral Gables, Florida The Antigua Resort Community was conceived as an adaptive re-use of an existing petroleum off loading and storage facility of approximately 80 acres. In order to compete with other waterfront oriented resorts on the island and in the Caribbean region, the concept included obtaining an additional 2000 acres of coastal property to serve as community beach front and marina amenities and a 200 acre expansion of upland facilities to include the development of a championship golf course and related housing. The core of the community which is to be developed on the existing site include a tourist resort commercial town center, a cricket academy and a meeting facility lodge associated with the golf club house. I I I Disney Contemporary Resort Meeting Facility, Orlando, Florida Gerald Marston was DireclorlProject Landscape Architect while with Sasaki Associates, Inc., Coral Gables,Florida. Master Planning and urban landscape architectural services were performed for the addition of a 120,000 S.F. meeting facility adjacent to the existing Contemporary Hotel at Walt Disney World. The entry plaza unites the porte- cocheres of both the hotel and meeting facility and provides a lively graphic textured urban piazza for mixed vehicular and pedestrian use. The central park is defined by allees of historic 'dixie cup' oaks and features the cultural icon; a floral Mickey Mouse watch I I I REPRESENTATIVE PARK PLANNING AND DESIGN PROJECTS Haulover Park Master Plan, Miami-Dade County, FL I Gerald C. Marston, FASLA W--.R..A..... & T o++r _ . WRT was retained by Miami-Dade County to prepare a Master Plan for Haulover Park, one of the County's most important regional parks. Haulover has served for decades as a prime beach attraction for residents and visitors, as well as offering a variety of recreation including golf, tennis, boating and fishing. In recent years the park has suffered from deterioration of some facilities and a decline in popularity. In developing the Master Plan, WRT examined a number of options for the golf program (including both traditional course and teaching facilities), beach revitalization and other park elements. WRT worked closely with County staff, municipal representatives and other stakeholders, as well as special consultants the National Golf Foundation, in developing and evaluating concepts. The Master Plan concept includes a re-Iocated and expanded, special waterfront par 3 golf course; an enhanced and diversified beach experience; improved parking and circulation; an extensive waterfront promenade; an expanded marina and concession area; a conservation education facility; and a'greatlawn' civic space for community events. Virginia Key Beach Park, Miami, FL Wallace Roberts & Todd's was selected by the Virginia Key Beach Park Trust to develop a General Plan for this urban beach park. A National Register of Historic Places site, the park is located on a barrier island that encompasses the last undeveloped ocean front property within the city limits. Virginia Key Beach Park was Dade County's only beach open to African Americans during the era of segregation and its establishment in response to a direct action protest by African American activists in 1945 was a significant and early victory in the Civil Rights movement. The Virginia Key Beach Park Trust formed to guide the city of Miami's plans for the development of this historically and ecologically significant site. Coral Gables War Memorial Youth Center, Coral Gables, FL. Partner in Charge I Lead Designer. WRT prepared a Master Plan for the renovation and expansion of the Coral Gables War Memorial Youth Center. Working with a recreational needs program prepared by the Metropolitan Dade County Parks and Recreation Department WRT combined its architectural and landscape architectural expertise to provide an integrated solution for the Youth Center's future needs. New expanded outdoor facilities included three baseball fields, two soccer/football fields, combined basketball/rollerhocky court and tot-lot. The architectural solution included a new gym, auditorium, locker rooms, and multipurpose craft and meeting rooms. The Master Plan also recognized the 'Civic' aspects of the expanded facility and relocated the main entrance on University Drive During the two part design and construction phases of the project, WRT served as landscape architects preparing detailed design documents and providing construction administration services for over $600,000. in site improvements including athletic facilities, landscaping and irrigation. Fairchild Tropical Garden, Miami, FL Partner In Charge: WRT prepared a Master Plan for Fairchild Tropical Garden, the Miami region's 83-acre public botanical garden and a world- renowned collection of palms, cycads, and other tropical plant families. The Master Plan, completed in 1995, was the Garden's first comprehensive evaluation of its physical plan and facility growth needs in over 30 years. The Master Plan identified key strategies for meeting the growing demands of the Garden's programs and operations through cooperative projects with adjacent Dade County park facilities, as well as strategic upgrades and expansions of existing Garden facilities. The Master Plan also carefully preserved and restored significant features and concepts of the original 1938 Garden plans, prepared by the pioneering Florida landscape architect and Olmsted associate William Lyman Phillips. In conjunction with the Master Plan, WRT also designed specific 'early action' improvements to help re-invigorate the Garden in the aftermath of Hurricane Andrew. These included a renovation of the Garden's front parking area and entrance, a restoration of the 'Phillips Gate" and original entrance Allee, and a restoration plan forthe Flowering Tree Section. Volunteer Park & Equestrian Center, Plantation, FL Principal in Charge: WRT has been retained by the City of Plantation to prepare design and construction documents for the $6 million development and expansion of Volunteer Park. This unique project will combine a multi- use, open-space community park - adjacent to an existing Community Center - with extensive restored wetlands, trails and boardwalks and a nature-themed playground. In addition, the City's popular but aging Horse Page 2 of 3 I I Arena, also adjacent to the park, will be completely renovated and expanded as part of the project, providing a venue for Class . A' Horse Shows as well as a wide variety of special equestrian uses. I Boynton Intracoastal Waterway Park, Boynton Beach, Florida. Project Director I Designer. WRT prepared a Master Plan for the last undeveloped parcel of land on the Intracoastal Waterway in Boynton Beach. The primary objectives of the plan were scenic enhancement environmental restoration of the site, and educational interpretation. Master Plan facilities include a two-story picnic facility, an educational and performance pavilion, a Veterans Memorial garden and shelter, picnic shelters and restrooms and associated parking. I I I I I I I I I I I I I I I I Gerald C. Marston, FASLA W.-et\.R..A..e & T e++r _ . Page 3 of3 I I I I I I I I I I I I I I I I I I I EDWARD MAZUR, JR., P.E. PRESIDENT/CEO SUMMARY OF EXPERIENCE Mr. Mazur offers thirty years of civil engineering experience for a variety of projects for both private and public clients. He is one of the founding partners of Florida Design Consultants, Inc. (FDC) and is responsible for the day to day operations of the firm, business development, project quality assurance and administration for specifically assigned projects. Mr. Mazur was majority owner and president of King Engineering Associates, Inc., from 1984 through 1993. Mr. Mazur's area of expertise is land development for residential, commercial and industrial projects. These projects have involved master planning and infrastructure design including water, sanitary sewer and roadway systems, as well as obtaining all required permits. Throughout his career, Mr. Mazur has been involved in more than 200 land development projects on the west coast of Florida ranging from a one acre commercial site to a 15,000 acre residential development. RELEVANT EXPERIENCE Significant projects Mr. Mazur has been involved with include: IMR Global Center - Redevelopment of a 14 acre site in downtown Clearwater to include approximately :i:260,000 SF of offices and a 692 space parking structure. The work included all site development planning, design, permitting and construction related services. Sunshine Mall Redevelopment - Total demolition and reconstruction of a 35 acre site in Clearwater that previously contained a 900,000 SF shopping center/mall, and now contains approximately 600 apartment units and outparcels for commercial development. Countryside - An 1800 acre development by the US Home Corp. in Clearwater, Florida. Responsibilities included the master planning and design of the water distribution and sanitary sewer collection systems. Mr. Mazur also designed the water distribution and sanitary sewer collection systems for the north section of Countryside (approximately 1,000 acres) and assisted in the storm drainage master plans for that segment. Sugarmill Woods - Mr. Mazur was in charge of the Master Planning and design of the roadways, water, sewer, and drainage systems for the 12,000 units of this 15,000 acre mixed use project located in both Citrus and Hernando Counties, Florida. Morton Plant Hospital - Mr. Mazur was the principal-in-charge during the development of master roadway, parking, drainage and landscaping plans for the downtown Clearwater campus of Morton Plant Hospital. Mr. Mazur also assisted the Hospital with the acquisition of 100 +/- acres in Pasco County, Florida, to be used by the hospital to develop a new campus. Work included preparation of master plans for drainage, water supply, and sanitary sewer facilities. I I I I I I I I I I I I I I I I I I I Edward Mazur, Jr., P.E. Page 2 Ridgemoor - A 1000 acre residential project in Pinellas County that involved design and master planning for the water distribution and sanitary sewer collection systems. Summerfield Crossings - Design and master planning for a 2,000 acre mixed-use project in Hillsborough County, Florida. Tampa Bay Areawide Water Quality Management Plan - Developed a plan for the Tampa Bay Regional Planning Council to control both point and non-point pollution problems in the Tampa Bay area. The project covered Pinellas, Pasco, Hillsborough and Manatee Counties (approximately 500 square miles). Master Drainage Plan for Pinellas County - Developed a master drainage plan for Pinellas County to determine the required drainage improvements necessary to eliminate the County's flood problems. Responsibilities included locating and determining capacities of existing outfall systems, determining culvert or channels to be improved, locating and sizing possible water retention sites, and compiling quantity information. Most of the above work was done through the use of a computer program developed for this project by Mr. Mazur. EDUCATION BSCE, University of Texas at Austin, with Honors, 1969 U.S. Army Engineers School - Army Construction & Quality Control Techniques, 1969 PROFESSIONAL REGISTRATION Professional Engineer, Florida, #21318,1975 Professional Engineer, Texas, #40838, 1977 MEMBERSIDP IN PROFESSIONAL/CIVIC ORGANIZATIONS National Society of Professional Engineers Florida Engineering Society Leadership Pinellas, 1982 Leadership Tampa Bay, 1993 City of Clearwater Planning and Zoning Board (Chairman for 3 years) City of Clearwater Marine Advisory Board I I I I I I I I I I I I I I I I I I I ROY E. CHAPMAN, P.E. VICE PRESIDENTffRANSPORTATION SERVICES FLORIDA DESIGN CONSULTANTS, INC. SUMMARY OF EXPERIENCE Mr. Chapman offers over thirty years of experience completing traffic and transportation studies and designs. He spent fifteen years working for a county government preparing plans for improvements to roads, parks, and two large airports. He has worked in private practice in Florida since 1984 preparing traffic studies, route location studies, Project Development and Environment (PD&E) studies, and designs for public and private sector clients. His traffic experience includes preparing traffic impact studies, studies for Certificate Levels of Service, Developments of Regional Impact (DRI's), and providing review services to government agencies on similar studies. His involvement in route location and PD&E studies includes project management, completion of engineering aspects of the project, report preparation, and handling public involvement issues. RELEVANT EXPERIENCE Significant projects Mr. Chapman has been involved with include: Recent projects on which Mr. Chapman has served as Project Manager or Project Engineer include: . Development of Regional Impact Transportation Review Services, Tampa Bay Regional Planning Council, Pinellas Park, Florida - Project Manager. Provide transportation services for TBRPC to review applicant's analysis of DRI impacts. Review services for TBRPC have been provided on a continuous basis since 1984. . Traffic Impact Study Review Services, Pasco County, Florida - Project Manager. Provide as requested traffic study review assistance to Pasco County Government. Projects may include review of traffic studies prepared to meet the County's Traffic Impact Study (TIS) guidelines, U.S. 19 traffic study requirements, or other related tasks. . Plantation Oaks Traffic Study, Pasco County - Transportation Engineer. Prepared a traffic study to meet the County's Traffic Impact Study guidelines to allow this residential and office development to receive approval. Analysis included intersection and link operation document operating conditions and needed improvements, including turn lane storage lengths. . Epperson Ranch DRI, Pasco County, Florida - Traffic Engineer. Prepared a DRII ADA traffic study of potential impacts from this mixed used development to be located on the west side of Curley Road north of S.R. 54. Project included FSUTMS computer modeling of project trip distribution, and analysis using the Highway Capacity Software and Synchro techniques. Project included identifying improvements needed and a calculation of proportionate share cost for the projects impacts. . AsWey Glen Development of Regional Impact, JES Properties, Inc., Pasco County, Florida-- Transportation Engineer. Prepared a DRII ADA analysis for this office, commercial, and residential development located in the northeast quadrant of S.R. 54 and the Suncoast Parkway. Study included FSUTMS modeling and analysis using Highway Capacity Manual and Synchro techniques. I I I I I I I I I I I I I I I I I I I . River Club Park of Commerce, Manatee County, Florida--Project Manager. A Development of Regional Impact transportation analysis was prepared for this mixed-use site. FSUTMS modeling and analysis using Highway Capacity Manual techniques were used. . Tampa Telecom Park (GTE Collier 326 DRI), GTE/Collier Joint Venture, Temple Terrace, Florida-- Project Manager. A NOPC traffic analysis was prepared to allow the project to continue development to the year 2010. Project included FSUTMS modeling and analysis of links and intersections using 1985 Highway Capacity Manual Techniques. . Starkey Ranch DRI, Starkey Development Company, Pasco County, Florida-Transportation Engineer. Prepared a development of regional impact traffic study for this multi-use project located on the north side of S.R. 54 between Gunn Highway and Starkey Boulevard. Project included computer modeling for project traffic distribution and determination of growth in background traffic and detailed analysis of intersections and links to determine operating conditions with the project. . Pauls Drive (Brandon Main Street) Hillsborough County Government, Hillsborough County, Florida-Project Manager. Completed a PD&E study to identify the preferred method to improve the segment of Pauls Drive from SR 60 to Brandon Parkway in Hillsborough County. Project included alignment analysis, detailed cost estimates, public involvement including meetings with concerned property owners, and recommendation of a preferred alternative. . River Landings Centre, River Landings Centre Joint Venture, Manatee County, Florida--Project Manager. Provided traffic analysis to demonstrate that adequate capacity was available on SR 70 to allow the project to be constructed and meet Manatee County's transportation concurrency requirements. Provided an additional study to review traffic impacts associated with providing directional left turn bays in the median of a proposed four-lane divided rural typical section to be constructed on SR 70 in front of the site. EDUCATION Wayne State University, BSCE Wayne State University, MSCE Professional Credentials Master of Science in Civil Engineering, Wayne State University, 1973 Bachelor of Science in Civil Engineering, Wayne State University, 1968 Registered Professional Engineer: Florida (No. 34438) Member, Institute of Transportation Engineers Member, Florida Engineering Society Member, National Society of Professional Engineers I I VICKY M. GAGLIANO Parking Specialist I I I I EDUCATION I University of Florida, Bachelor of Business Administration, 1997 I University of South Florida, Master of Business Administration, 2000 I I PROFESSIONAL AFFILIATIONS I Florida Parking Association American Planning Association CPP, Certified Parking Professional I I I I I I I I nm~ ~ Ms. Gagliano currently serves the finm as a parking specialist. providing expertise to all TimHaahs offices. Her responsibilities include researching, analyzing, and recommending solutions to parking problems through the perfonmance of parking supply/demand, alternatives and site analysis, market and financial feasibility, shared parking, revenue control, and parking management studies. These studies utilize her skills of investigation, analytical evaluation and presentation of findings. Ms. Gagliano's extensive education and experience in financial analysis augments her expertise in perfonming financial feasibility and supply/demand studies. Ms. Gagliano has national study experience, including notable projects in Arizona, Delaware, Florida, Georgia, Maryland, New Jersey, Pennsylvania, Virginia, Washington, DC, Colorado, North Carolina, South Carolina. Tennessee, Texas, Puerto Rico, and the Bahamas. RELEVANT PROJECT EXPERIENCE City of Coral Gables Coral Gables, FL The City of Coral Gables engaged TimHaahs to evaluate the potential impact on parking, should the City decide to move forward with one of three streetscape improvements. Along with evaluating the current and future parking adequacy, TimHaahs conducted a review of the existing trolley system, security, wayfinding and signage, conditions of the parking facilities, operational and management practices, and the financial performance of the parking system. Rosslyn Business Improvement District Rosslyn, VA TimHaahs was retained by the Rosslyn Business Improvement District to perform a needs analysis to detenmine the present and future parking supply and demand in the area. TimHaahs' recommendations for this project included how to better utilize current parking supply, hours of enforcement, length of time parking is permitted, and appropriate pricing for each location. Savannah River Landing Mixed-Use Development Savannah, GA TimHaahs prepared a shared parking study, as well as parking consulting services for a major mixed-use project planned for downtown Savannah. The project, known as Savannah River Landing, will be the first mixed-use project of its kind in the Savannah area. Located east of downtown along the Savannah River, the development will consist of hotels, high-end retail, high-rise condominiums and commercial office space. In addition, a large single-family residential component will be built adjacent to the commercial area. Parking is extremely critical infrastructure serving the development. Overton Park Mixed-Use Development Atlanta, GA TimHaahs prepared shared parking study and provided parking consulting services for a new mixed-use project planned for the Cumberland area in northwest Atlanta. The mixed-use project will consist of a high-end hotel, luxury condominiums and retail. Parking will be integral to the structures and designed to accommodate the special needs of the development. In particular, the layout of the parking will emphasize segregating condominium tenants from retail and hotel users. In addition, the parking environment will be designed to promote openness and safety, while creating a positive first impression as one visits the development. I Tim~ I I I The Crown Office Building Nashville, TN TimHaahs provided parking consulting for a new 1000 space garage that will serve a high rise office building in downtown Nashville. The parking will be below grade and will serve a variety of patrons, providing essential infrastructure for the new development. I Bradley Memorial Hospital Supply/Demand Study Brentwood, TN TimHaahs was retained in 2006 to develop a parking demand study for Bradley Memorial Hospital, now known as SkyRidge Medical Center. SkyRidge is embarking on an expansion of their campus and wanted to know how much parking each major user group needed as the expansion moves forward. I I Market Analysis - Vehicle Parking Use & Demand Study Athens, GA TimHaahs reviewed a previous parking study, providing updated analysis regarding current market conditions. The updated study will be utilized to validate the parking demand for a planned 575 space parking deck. I I Kennesaw State University Parking Master Plan Kennesaw, GA TimHaahs prepared a campus-wide parking master plan, including sizing a new multi-level parking structure, and assessing new parking operational and management initiatives and pedestrian and vehicular traffic flow. The project is also helping to set the stage for KSU to move into a new era for developing and managing a parking system. I I Morven Museum & Gardens Princeton, NJ This non-profit organization is dedicated to the preservation of the New Jersey historic landmark known as Morven. TimHaahs reviewed a proposed plan for future parking and made recommendations on ways to improve efficiency. I I City of Fort Lauderdale Parking Study Fort Lauderdale, FL TimHaahs conducted a comprehensive review of the parking codes and ordinances in Fort Lauderdale, providing several suggestions for modifications I Mount Cuba Center Greenville, DE TimHaahs worked with the non-profit organization to help determine future parking needs as a result of increased activity at the center. I Prospect Park Parking Study and Consulting Atlanta, GA A major mixed-use development in Alpharetta, Georgia, TimHaahs was retained to development a shared parking study to determine the peak hour parking needs of the entire project to ensure that the "right" amount of parking is provided. TimHaahs will also serve as parking designer as the project advances. I I I I I I I I I I I I I I I I I I I I I I I CYNTHIA HARDIN TARAP ANI VICE PRESIDENT OF PLANNING FLORIDA DESIGN CONSULTANTS 3030 Starkey Boulevard New Port Richey, Florida 34655 (727) 849-7588 ctarapani@fldesign.com SUMMARY OF EXPERIENCE Ms. Tarapani is a professional planner with over 27 years of experience in the planning field, serving both public and private clients in Florida. Ms. Tarapani's experience in the public arena includes senior management positions for the Cities of Clearwater and Tampa; in addition to her current position in the private sector, she has also served as a partner in a Tampa planning firm and as a planner with a Tampa land use law firm. Ms. Tarapani also served as the Executive Director of the Florida Trust for Historic Preservation, a 2,000 member statewide non-profit preservation advocacy association. As the corporate executive officer for the Florida Trust, she was responsible for the organization's fundraising, major heritage tourism events, educational programs as well as representing the organization before the Florida Legislature advocating historic preservation policies. Ms. Tarapani has outstanding presentation and negotiation skills and is an experienced facilitator for a variety of organization types and functions. As a lifelong Floridian whose entire career has been in Florida, Ms. Tarapani is especially knowledgeable about Florida's Growth Management Law, related state laws and Florida's history in the planning and development regulation field. Additionally, Ms. Tarapani is highly qualified in and has concentrated her career in the following planning areas: Zoning and Development Regulation-creation, administration and implementation, staff training and integration with the community's Comprehensive Plan. Redevelopment Planning-creation of redevelopment plans, design guidelines, funding options and implementation methods. Proiect Approvals for Development Clients-including Developments of Regional Impact, Comprehensive Plan Amendments, Rezoning Applications, Site Plan Development, Development Agreements. Historic Preservation- historic preservation planning, development of local ordinances and design guidelines. Neighborhood Planning, Commercial Corridor Studies and other special area studies. I I I I I I I I I I I I I I I I I I I Eminent Domain-site analysis, client representation and expert witness testimony in court. Ms. Tarapani is certified as an expert witness in the fields of Urban and Regional Planning and Historic Preservation by the Cities of Clearwater and Tampa and also certified by the Circuit Courts of Hernando, Hillsborough, Pasco and Pinellas in the field of Urban and Regional Planning. Proiect Management including staff supervision and budget management. SELECTED PROJECTS Comprehensive Plannine: Project Manager, City of Clearwater Evaluation and Appraisal Report. Creation of work program and timeframe, design of public involvement process and consultant selection for EAR due in October, 2007. Project Manager, Evaluation and Appraisal Report Plan Amendments to City of Clearwater Comprehensive Plan, adopted by City of Clearwater in May, 2000. Co-Author with Gina Clayton, City of Clearwater Planner III, Clearwater Downtown Redevelopment Plan, adopted by City of Clearwater, February 2003. Creation of new downtown Community Redevelopment Act- compliant Plan for 540 acre downtown, including 6 subdistricts, land use goals, objectives and policies, financing mechanisms and implementation strategies including density pool. As Assistant Planning Director and Planning Director for the City of Clearwater, administer the City's Comprehensive Plan amendment process for both small and large scale plan amendments. Numerous Comprehensive Plan amendments (small and large scale) for private clients in Pinellas, Pasco, Hillsborough and Hernando Counties and Cities of Clearwater, Tampa and Vero Beach. Corridor and Special Area Studies Author, Commercial Land Use Pattern Study of Hernando County. Analysis of all commercial sites in Hernando County including location, size, function, market area, development status. Prepared for Florida's Turnpike Authority, 1998. Author, Veteran's Expressway Interchange Study, Hillsborough County. Analysis of development patterns in vicinity of Expressway interchanges after the construction of toll road. Prepared for Florida's Turnpike Authority, 1998. I I I I I I I I I I I I I I I I I I I Author, Major Development Proposals in Pasco, Hillsborough and Hernando Counties. Analysis and mapping of all projects with 100 or more dwelling units including type of development, phases, status of development approvals, summary of construction to date. Prepared for Florida's Turnpike Authority, 1998. Co-Author, multiple Due Diligence Reports for Lennar Communities for residential and mixed use projects in Pasco and Hillsborough Counties. Project Manager, Study of Availability of Adult Use Sites in the City of Tampa, prepared for the City of Tampa to support the City's amortization regulations challenged in circuit court. Served as City's principal witness on land use and zoning issues in court. Historic Preservation and Neie:hborhood Plannine: Co-Author with Gina Clayton, City of Clearwater Planner III and Mark Parry, City of Clearwater Planner II, Clearwater Downtown Design Guidelines, adopted by City of Clearwater, 2004. Creation of comprehensive design guidelines for 6 unique subdistricts addressing new construction, renovation, historic buildings, sites and landscape improvements. Project Manager for Island Estates Neighborhood Conservation Overlay District, adopted by the City of Clearwater in September, 2002. Intensive neighborhood planning process over 1 and 'li years to develop neighborhood plan and unique development regulations for this waterfront community. Project Manager for Tampa's first Historic Preservation Ordinance, with consultant assistance from the National Trust for Historic Preservation. Adopted by City of Tampa in 1987. Project Manager for Hyde Park Historic District Designation and Design Guidelines, with consultant assistance from the National Trust for Historic Preservation and the Tampa! Hillsborough County Preservation Board. Adopted by the City of Tampa in 1988. Project Manager of Ybor City Zoning Code and Design Guidelines, with consultant assistance from Robert M. Leary & Associates. Adopted by City of Tampa in 1986. Creation of new zoning district for Ybor City Historic District including unique sub- districts and Design Guidelines for both commercial and residential structures. Project received an Award of Excellence in 1985 from the Suncoast Chapter of the American Planning Association. I I I I I I I I I I I I I I I I I I I Zonine and Development Reeulation Administrator of Clearwater Community Development Code, adopted by City of Clearwater, March, 1999 to 2005. Administration included chiefliaison/staff support to the City's Community Development Board; administer review of over 600 site plans for City staff and Community Development Board review; development and review of all amendments to Development Code; initial and ongoing training of Community Development Board members; regular review of and improvements to all internal review processes for fairness and consistency. Administrator of City of Tampa Zoning Code from 1985-1989, to include management of zoning division, review of all site plans, rezoning applications and variances and principal author of all new development regulations. Project Manager of City of Tampa's Zoning Conformance Program, a two year city-wide program to rezone over 110,000 parcels to achieve conformance between new zoning code and adopted Comprehensive Plan. Program included computer-generated individual notice to each property owner, ten public hearings in four sectors of City, substantial negotiation with property owners and serve as City's chief planner providing advice and professional recommendations to Tampa City Council during public hearing process. Author, Subdivision Code for the City of Pinellas Park, first update in over 10 years. Adopted by the City of Pin ell as Park in 1984. Policy and Proeram Evaluation As Assistant Planning Director and Planning Director for the City of Clearwater, create the organizational structure for the City's Planning Department to respond to new design- oriented performance based zoning code. Create all internal procedures, documents, training of both planning staff and new Community Development Board members in new zoning code procedures and policies. As Executive Director for the Florida Trust of Historic Preservation, develop legislative program for historic preservation interests, coordinate lobbying efforts of 2,000 member non-profit advocacy association and serve as lobbyist before the Florida Legislature. EMPLOYMENT HISTORY Vice President of Planning, Florida Design Consultants July, 2005 to present. Planning Director, City of Clearwater, Florida July, 2001 to April, 2005 Assistant Planning Director, City of Clearwater, Florida February, 1999 to July, 2001 I I I I I I I I I I I I I I I I I I I Principal, Engelhardt Hammer & Associates, Tampa, Florida January, 1996 to February, 1999 Executive Director, Florida Trust for Historic Preservation, Inc., Tallahassee, Florida 1992-1995 Planner, Taub & Williams, P.A., Tampa, Florida 1989-1992 Assistant Manager, Land Development Coordination Division, City of Tampa Housing and Development Coordination Department 1984-1989 Associate Planner, Planning and Zoning Division, City of Pinellas Park, Florida 1982-1984 Assistant Planner, Current Planning Section, Manatee County Planning and Development Department 1981-1982 Planning Technician, Planning Department, City of St. Petersburg, Florida 1981 EDUCATION Master of Science in Urban and Regional Planning, 1992 Florida State University, Tallahassee, Florida Thesis: The Relationship between Historic District Designation and Gentrification: A Case Study of Tampa, Florida Sole Recipient ofthe Department's McClure Award for Academic Achievement, 1992. Bachelor of Arts in Political Science, 1981 Clemson University, Clemson, South Carolina Member, Clemson Chapter Blue Key I I I I I' I I I I I I I I I I I I I I ACTIVITIES AND AFFILIATIONS Central Florida Regional Citizens Advisory Board to the Division of Historical Resources, Department of State, Member appointed by Florida Secretary of State Kurt Browning in September, 2007. Tarpon Springs Heritage Preservation Board, Member appointed by Tarpon Springs City Council in May, 2007. Served as Alternate Member from September, 2006 to May, 2007. Tarpon Springs Area Historical Society, Member of the Board of Directors, September, 2005 to present. Pinellas County Historic Preservation Advisory Board, February, 2008 to present. Member of predecessor Historic Preservation Task Force, August, 2005 to February, 2008. Appointed by the Pinellas County Board of County Commissioners. Florida Trust for Historic Preservation, Inc. Statewide Co-Chairman for 2002 State Conference, St. Petersburg. Program Chairman for 1998 State Conference, Tampa. Tampa Preservation, Inc., 1996-2000 Board Member. Revolving Fund Committee Member. Newsletter Editor. Leadership Hillsborough, 1997 Member and Fundraising Chairman for the Class of 1997. Florida's National Register Review Board Member, 1994-1997. Vice Chairman, 1996-1997. Florida Chapter of the American Planning Association Awards Program Chairman, 1991 and 1992. Awards Program Juror, 1990. Program Chairman, 1988 Annual State Conference, St. Petersburg. Suncoast Section of the American Planning Association Chairman, 1992. Vice Chairman, 1991. Secretary, 1990. Awards Program Chairman, 1989-1990.