LUZ2008-11003 - 303 Pinellas St - Morton Plant - March 17, 2009LUZ2008-11003
303 PINELLAS ST
MORTON PLANT
PLANNER OF RECORD: LKM
ATLAS # 305A
ZONING: I
LAND USE: INS
RECEIVED : 12/01/2008
INCOMPLETE:
COMPLETE:
MAPS:
PHOTOS:
STAFF REPORT:
DRC:
CDB:
CLWCoverSheet
CDB Meeting Date: March 17, 2009
Case Number: LUZ2008-11003
Owner/Applicant: Morton Plant Hospital Association / Michael Delk Community
Development Coordinator
Address: 303 Pinellas Street; 323 Jeffords Street and 300 Pinellas Street, and an
unaddressed parcel located east of 323 Jeffords Street on Reynolds
Avenue
Agenda Item: EE=1
CITY OF CLEARWATER
PLANNING DEPARTMENT
STAFF REPORT
BACKGROUND INFORMATION
REQUEST: (a) Future Land Use Plan amendment from the Residential/
Office General (R/OG) Classification to the
Institutional (I) Classification.
SITE INFORMATION
(b) Rezoning from the Office (O) District to the
Institutional (I) District.
PROPERTY SIZE: 57,934 square feet or 1.33 acres (total)
(1) 303 Pinellas Street: 23,958 square feet or 0.55 acres
(including vacated right-of-way)
(2) 323 Jeffords Street and 300 Pinellas Street: 27,442
Square feet or 0.63 acres (inrbirling vacated rl,ghts-
of-way)
(3) Unaddressed parcel on Reynolds Avenue: 6,534
square feet or 0.15 acres
PROPERTY USE:
Current Use:
Proposed Use:
PLAN CATEGORY:
Current Category:
Proposed Category
ZONING DISTRICT:
Current District:
Proposed District:
Hospital
Hospital
Residential/Office General (R/OG)
Institutional (I)
Office (O)
Institutional (I)
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EXISTING North: Hospital
SURROUNDING USES: West: Hospital
South: Hospital
East: Hospital
ANALYSIS:
This Future Land Use Plan amendment and rezoning application involves three parcels of land,
comprising approximately 1.33 acres in area, located west of South Fort Harrison Avenue in the
vicinity of Reynolds Avenue and Bay Avenue. The subject property is located within the
Morton Plant Hospital Campus and is occupied by a 35,187 square foot hospital (Powell Cancer
Pavilion), a parking lot for Morton Plant Hospital (main building), and a vacant, unimproved lot.
It has an existing Future Land Use Plan designation of Residential/Office General (R/OG) and a
zoning designation of Office (O). The applicant is requesting to amend the Future Land Use
Plan classification of this property to the Institutional (1) classification and to rezone the parcels
to the Institutional (1) District in order to make this property consistent with the Future Land Use
Map and Zorling Atlas designations of the remainder of the hospital campus.
In 1995 the Morton Plant Hospital Association submitted an application to amend the Plan
classification and zoning designation for a portion of this property to the I land use category and
I zoning district. The City Commission passed Ordinance No. 5856-95 and 5857-95 on
December 7, 1995. The City, however, did not transmit the ordinances to the Florida Department
of Community Affairs nor to the Pinellas Planning Council for review. Therefore, the original
ordinances are not considered legally effective, and must be rescinded. The amendment to the
Future Land Use Plan classification and the accompanying rezoning must be reprocessed as well.
The current application includes 0.43 acres more land than in the original application due to the
vacation of portions of Pinellas Street, Sadler Street and Bay Avenue rights-of-way, which
occurred in 1996 and 2000.
In accordance with the Countywide Plan Rules, the Future Land Use Plan amendment is subject
to approval by the Pinellas Planning Council and Board of County Commissioners acting as the
Countywide Planning Authority. Based on the density of the parcel, review and approval by the
Florida Department of Community Affairs is required.
1. CONSISTENCY WITH THE CITY'S COMPREHENSIVE PLAN [Section 4-
602.F.1 and Section 4-603.F.1 and 21
Recommended Findings of Fact
Applicable Goals, Objectives and Policies from the Clearwater Comprehensive Plan in support
of the proposed land use plan amendment are as indicated below:
A.2. Goal --- A sufficient variety and amount of future land use categories shall be provided to
accommodate public demand and promote infill development.
A.2.1 Objective - Public institutions, such as hospitals, parks, utility facilities and government
facilities shall be provided sufficient land area to accommodate identified public needs.
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A.2.1.2 Policy - Growth of Morton Plant hospital shall continue to be consistent with the
Morton Plant Hospital Master Plan.
A.4.1.1 Policy - No new development or redevelopment will be permitted which causes the level
of City services (roads, recreation and open space, water, sewage treatment, garbage
collection, public school facilities, and drainage) to fall below minimum acceptable
levels. However, development orders may be phased or otherwise modified consistent
with provisions of the concurrency management system to allow services to be upgraded
concurrently with the impacts of development.
A.5.1.1 Policy - Identify Activity Centers: high intensity, high-density multi-use areas
designated as appropriate for intensive growth and routinely provide service to a
significant number of citizens of more than one county. Activity centers are proximate
and accessible to interstate or major arterial roadways, and are composed of multiple
destination points, landmarks and neighborhood centers and character features.
B.1.4 Objective -The City shall specifically consider the existing and planned LOS the road
network affected by a proposed development, when considering an amendment to the
land use map, rezoning, subdivision plat, or site plan approval.
Recommended Conclusions of Law
Amending the Future Land Use Plan classification and zoning designation on the subject parcels
would result in a single land use and zoning designation across the Morton Plant Hospital
Campus, consistent with the hospital's master plan. Morton Plant Hospital is identified as an
activity center on the Citywide Design Structure, which serves as a guide to support
redevelopment. Staff analysis includes a review of the potential impact of this amendment on
the levels of City services. The proposed plan amendment is not in conflict with any Clearwater
Comprehensive Plan Goals, Objectives or Policies, and is consistent with the Clearwater
Comprehensive Plan.
II. CONSISTENCY WITH COUNTYWIDE PLAN
Recommended Findings of Fact
The purpose of the proposed Institutional (1) category, as specified in Section 2.3.3.7.3 of the
Countywide Rules, is to depict those areas of the County that are now used or appropriate to be
used, for public/semi-public institutional purposes; and to recognize such areas consistent with
the need, character and scale of the institutional use relative to surrounding uses, transportation
facilities, and natural resource features. The I category is generally appropriate to those locations
where educational, health, public safety, civic, religious and like institutional uses are required to
serve the community; and to recognize the special needs of these uses relative to their
relationship with surrounding uses and transportation access.
The requested Future Land Use Plan category is appropriately located due to the parcels location
within the Morton Plant Hospital campus, located on South Fort Harrison Avenue.
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Recommended Conclusions of Law
The proposed plan amendment is consistent with the purpose and locational characteristics of the
Countywide Plan; therefore, the proposed amendment is consistent with the Countywide Plan.
III. COMPATIBILITY WITH SURROUNDING PROPERTY/CHARACTER OF THE
CITY & NEIGHBORHOOD [Section 4-602.F.2 and 3 and Section 4-603.F.31
Recommended Findings of Fact
These parcels are internal to the Morton Plant Hospital campus and have Morton Plant property
surrounding them to the north, south, east and west.
Recommended Conclusions of Law
The proposed Future Land Use Plan designation and rezoning are in character with the overall
Future Land Use Plan and zoning designations in the area. They are compatible with
surrounding uses and consistent with the character of the immediate surrounding area and
neighborhood.
IV. SUFFICIENCY OF PUBLIC FACILITIES [Section 4-602.F.6 and Section 4-
603.F.41
Recommended Findings of Fact
As stated earlier, the subject parcels are approximately 1.33 acres in total area. The westernmost
and central parcels are presently paved parking for hospital buildings. The easternmost parcel is
presently vacant, but a future hospital project is planned for it and the surrounding lots. Based
on a maximum permitted development potential in the proposed Institutional (T) Future Land Use
Plan category, including a floor area ratio bonus provision for hospital uses in the institutional
classification, a floor area of 57,934 square feet could be potentially constructed on these parcels.
Roadways
The accepted methodology for reviewing the transportation impacts of the proposed plan
amendment is based on the Pinellas Planning Council's (PPQ traffic generation guidelines. The
PPC's traffic generation rates have been calculated for the subject site based on the existing and
proposed Future Land Use Plan categories and are included in the following table.
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MAXIMUM POTENTIAL TRAFFIC
Current Existing Proposed Net New
Ft. Harrison Avenue: Pinellas Street to Situation Plan Plan Trips
Jeffords Street Category' Cate O 2
Maximum Daily Added Potential Trips N/A 227 223 4
Maximum PM Peak Hour Added Potential Trips-3 N/A 22 22 0
Volume of Ft. Harrison Avenue between Pinellas 18,022 18,249 18,245 (-4)
Street and Jeffords Street
LOS of Ft. Harrison Avenue between Pinellas F F F 1~
Street and Jeffords Street
N/A = Not Applicable LOS = Level-of-Service
1 = Based on PPC calculations of 170 trips per acre per day for the Residential/Office General Future Land Use Category.
2 = Based on PPC calculations of 167 trips per acre per day for the Institutional Future Land Use Category-
3 = Based on MPO K-factor of 0.095.
Source. The Coun ide Plan Rules
Based on the 2008 Pinellas County Metropolitan Planning Organization (MPO) Level of Service
Report, the segment of Ft. Harrison Avenue from Pinellas Street to Jeffords Street has a LOS of
F. The proposed amendment does not increase the overall volume of PM peak hour trips, so the
LOS will not degrade further. The Engineering Department's corridor improvement plan
includes plans for intersection improvements within this segment of roadway.
Specific uses in the current and proposed zoning district has been analyzed for the number of
vehicle trips that could be generated based on the Institute of Transportation Engineer's Trip
Generation 8th Edition.
The existing use for the subject property, parking for the surrounding hospital and medical
buildings, does not generate trips. The traffic analysis above compares the expected traffic
generated by the maximum medical/dental office building use and the maximum development
potential allowed by the proposed I District and I Future Land Use Plan category. Based on the
Institute of Transportation Engineers Trip Generation Manual, the proposed Future Land Use
Plan category could generate up to 85 more PM Peak Hour trips onto Ft. Harrison Avenue than
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2 = Institute of Transportation Engineer's Trip Generation 8t' Edition Land Use 610
the existing parking lots. While the proposed I land use plan category could generate more PM
Peak Hour trips than the existing use, the maximum PM Peak trips generated by the proposed
use would be 44 fewer PM Peak trips than could be generated under the existing category of
Residential/Office General (R/OG).
This analysis looks at scenarios. Any proposed development is reviewed by the Engineering
Department, which determines if a Traffic Impact study is required to determine possible
mitigation for a particular project. The City's Comprehensive Plan does not permit roadways to
operate below an LOS of D at the PM peak hour. In the event that the site is redeveloped,
transportation concurrency must be met and mitigation may be required.
Mass Transit
The Citywide LOS for mass transit will not be affected by the proposed plan amendment. The
total miles of fixed route service will not change. The subject site is located directly between two
existing transit routes along Jeffords Street (north) and Ft. Harrison Avenue (east).
Water
The current Future Land Use Plan category could use up to 2,900 gallons per day. Under the
proposed Future Land Use Plan category, water demand could approach approximately 5,800
gallons per day. The City of Clearwater Engineering Department has confirmed, however, that
the increase will not negatively affect the City's current LOS for water.
Wastewater
The current Future Land Use Plan category could produce up to 2,300 gallons per day. Under
the proposed Future Land Use Plan category, sewer demand could approach approximately 4,600
gallons per day. The City of Clearwater Engineering T)Ptnnrtment hac confirmed that the
proposed land use will not negatively affect the City's current LOS for wastewater.
Solid Waste
Assuming a maximum medical/dental office use, the current Future Land Use Plan category
could result in the production of 66.63 tons of solid waste per year. Under the proposed Future
Land Use Plan category, the development of a hospital could generate 72.42 tons of solid waste
per year. The proposed Future Land Use Plan amendment will not negatively affect the City's
current LOS for solid waste disposal.
Recreation and Open Space
The proposed land use plan amendment and rezoning will not impact the LOS of recreational
acreage or facilities due to available capacity. Should the site be redeveloped, Open Space,
Recreation Land and Recreation Facility impact fees may be required prior to the issuance of a
building permit. This will be determined as part of the development review process.
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Recommended Conclusions of Law
Based upon the findings of fact, it has been determined that the traffic generated by this plan
amendment will not result in additional degradation of the existing LOS to the adjacent roads.
Further, there is a minimal impact to water, wastewater, and solid waste service as each has
adequate capacity to handle the maximum potential increase in demand generated by this
proposed amendment. Open space and recreation facilities and mass transit will not be affected
by the proposed future land use plan category.
V. IMPACT ON NATURAL ENVIRONMENT [Section 4-603.F.5.1
Recommended of Findings of Fact
No wetlands appear to be located on the subject site. These parcels are primarily parking for the
associated hospital buildings and have trees located in interior landscape islands and perimeter
buffers. Prior to development of the subject property, the stormwater management system will
be required to meet all City and Southwest Florida Water Management District (SWFWMD)
stormwater management criteria. Water quantity and quality will be controlled in compliance
with the Clearwater Comprehensive Plan.
Recommended Conclusions of Law
Based on current information, no wetlands appear to be located on the subject site. Any
redevelopment would require compliance with the City's tree preservation and storm water
management requirements.
VI. LOCATION OF DISTRICT BOUNDARIES [Section 4-602.F.6.1
Recommended Findings of Fact
The location of the proposed Institutional (I) District boundaries is consistent with the
boundaries of the subject parcels, which are generally rectangular. The proposed I District is
compatible with the surrounding institutional uses.
The location of the proposed I District boundaries is logical and consolidates this property into
the appropriate zoning district. The I zoning district is a compatible district with the adjacent I
zoning districts located to the immediate north, south, east and west.
Recommended Conclusions of Law
The district boundaries are appropriately drawn in regard to location and classifications of
streets, ownership lines, existing improvements and the natural environment.
SUMMARY AND RECOMMENDATIONS
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An amendment of the Future Land Use Plan from the R/OG classification to the I classification
for the subject site and rezoning from the O to the I District is requested. The proposed site is
developed primarily as parking for the Morton Plant Hospital campus. The request makes the
Future Land Use Plan classification and zoning designation for these parcels consistent with the
surrounding property. As indicated earlier, this request was approved in 1995 but due to an error
in processing, was not legally effective at the time. These amendments would complete the
process.
Approval of this land use plan amendment does not guarantee the right to develop on the
subject property. Transportation concurrency must be met, and the property owner will have to
comply with all laws and ordinances in effect at the time development permits are requested.
Based on the above analysis, the Planning Department recommends the following actions on the
request:
ACTION:
Recommend APPROVAL of the Future Land Use Plan amendment from the Residential/Office
General to Institutional Classification and rezoning request from the Office designation to the
Institutional designation
Prepared by Planning Department staff: ? EMU[
Lauren Matzke, Planner I
Attachments:
ReZlimp
Application
Location Map
Aerial Photograph of Site and Vicinity
Future Land Use Plan Map
Zoning Map
Existing Surrounding Land Use Map
Site Photographs
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Resume
Lauren Matzke
] 00 South Myrtle Avenue
Clearwater, FL 33756
727-562-4547
lauren.matzke m clearwater.com
PROFESSIONAL EXPERIENCE
• Planner III
• Planner II
City of Clearwater
October 2008 to present
September 2008 to October 2008
Responsible for numerous aspects of the Growth Management Act of Florida such as
comprehensive planning, Future Land Use Plan amendments, rezonings, and annexations.
Update Community Development Codes by Ordinance. Prepare staff reports for the City
Council and Community Development Board. Responsible for providing informational
assistance to the public and developers concerning development plans. General planning for
development and redevelopment.
• Senior Planner
City of St. Pete Beach, FL
February 2007 to September 2008
Implemented new legislative directives for Florida's growth management laws related to
i ?:?. .,ad 1--A ,70..01. + i +; or,
a off to
governments comprehensive p?anjuni g aan icu,u u%'Y%"vpxi?er?, regu?a??...?s. Serve. as stu
the City Commission, Planning Board and Historic Preservation Board. Administered the
land development regulations, processed future land use plan amendments and rezonings.
Prepared a special area plan for the commercial district within the City's Historic District.
Served as the city's representative on countywide and regional planning agency committees.
Authored the City's Evaluation and Appraisal Report. Maintained the Certified Local
Government requirements for the historic preservation program.
• Environmental Specialist III August 2005 to February 2007
Florida Department of Environmental Protection
Tallahassee, FL
Served as primary reviewer of local government comprehensive plan amendments, sector
plans and evaluation and appraisal reports for the northwest region of Florida. Provided
comments and recommendations to the Florida Department of Community Affairs. Drafted
policies and comprehensive plan language regarding natural resource protection, assisting
local government representatives. Served as the Department's representative on thr Rural
Economic Development Initiative (REDI) and numerous springs protection working groups.
• Planner August 2006 to December 2006
Florida Planning and Development Lab
Tallahassee, FL
Comprehensive Plan update for the Town of St. Lucie Village, Florida. Amended the
Town's Comprehensive Plan, including Goals, Objectives and Policies and Data and
Analysis to bring into compliance with all changes to Florida Statutes since 1993. Performed
land suitability analysis utilizing GIS to guide amendments to the Future Land Use Map.
Created a complete and updated Map Series using best available data for all Elements.
• Planning Intern
Glatting Jackson
Orlando, FL
June 2005 to August 2005
Case study research and reports on transit oriented developments for City of Charlotte, NC.
Identification of stakeholders for community involvement portion of transportation project.
Participated in iterative design process at community and client meetings in Pennsylvania for
traffic corridor redesign project.
EDUCATION
Master's Degree in Urban and Regional Planning, Florida State University, 2006
Bachelor of Science in Design and Environmental Analysis, concentration in Gerontology,
Cornell University, 1988
ASSOCIATION MEMBERSHIP
American Planning Association (2003 to Present)
Florida Chapter (2003 to 2005)
New York Metro Chapter (2005 to Present)
PROJECT
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Owners: Morton Plant Hospital Association, Inc. Case: LUZ2008-11003
303 Pinellas Street; Property
Site: 323 Jeffords Street & 300 Pinellas Street; and Size (Acres): 1.33 acres
Unaddressed Parcel on Reynolds Avenue
Land Use Zoning ! 21-29-15-96678-002-0010;
21-29-15-00000-120-1500;
PIN: and
From : R/OG O 21-29-15-74574-000-0080
To: I I Atlas Page: 305E
S:\Planning Department\C D B\Land Use Amendments\LUZ 2008\LUZ2008-11003 - MortonP1ant\Maps\L0CAT10N.doc
JEFFORDS 1
Aerial Map
Owners:
Morton Plant Hospital Association, Inc.
Case:
LUZ2008-11003
Site:
303 Pinellas Street;
323 Jeffords Street & 300 Pinellas Street; and
Unaddressed Parcel on Reynolds Avenue
Property
Size (Acres):
1 .33 acres
PIN:
21-29-15-96678-002-0010;
21-29-15-00000-120-1500;
and
21-29-15-74574-000-0080
Land Use
Zoning
From:
R/OG
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To:
Atlas Page:
3058
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Zoning Map
Owners: Morton Plant Hospital Association, Inc.
303 Pinellas Street;
Site: 323 Jeffords Street 8.300 Pinellas Street; and
Unaddressed Parcel on Reynolds Avenue
Land Use Zoning
Case: LUZ2008-11003
Property
Size (Acres):
PIN:
From : R/OG O
To: I I Atlas Page
21-29-15-96678-002-0010;
21-29-15-00000-120-1500;
and
21-29-15-74574-000-0080
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305B
S:\Planning Department\C D BU.and Use Amendments\LUZ 2008\LUZ2008-11003 - MortonPlant\Maps\ZbNtIJG.doc
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Existing Surrounding Uses Map
Owners: Morton Plant Hospital Association, Inc. Case: LUZ2008-11003
303 Pinellas Street; Property
Site: 323 Jeffords Street & 300 Pinellas Street; and Size (Acres): 1.33 acres
Unaddressed Parcel on Reynolds Avenue
Land Use Zoning 21-29-15-96678-002-0010;
PIN: 21-29-15-00000-120-1500;
and
From : R/OG O 21-29-15-74574-000-0080
To: I I Atlas Page: 3058
S:\PIanning Department\C D B\Land Use Amendments\LUZ 2008\LUZ2008-11003 - MortonP1aat\Maps\EXISTING.doc
View looking west at the subject parcel, 303 Pine lias Street
View looking southwesterly from the subject parcel, 303 Pinellas
Street
View looking south along Bay A venue
View looking northwesterly from the subject parcel, 303 Pinellas
Street
View looking east from the subject parcel, 303 Pine lias Street
View looking north along Bay A venue
LUZ2008-11003
Morton Plant Hospital Association
303 Pinellas Street; 323 Jeffords Street and 300 Pinellas
Street; and Unaddressed Parcel on Reynolds Avenue
Page 1 of3
~-
...
View looking north at the subject parcel, 323 Jeffords Street and
300 Pinellas Street
~....,
View looking northwesterly from the subject parcel, 323 Jeffords
Street and 300 Pinellas Street
View looking west along Pinellas Street
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View looking northeasterly from the subject parcel, 323 Jeffords
Street and 300 Pine lias Street
View looking south from the subject parcel, 323 Jeffords Street
and 300 Pine lias Street
./
....~/...."'/
View looking east along Pinellas Street
LUZ2008-11003
Morton Plant Hospital Association
303 Pinellas Street; 323 Jeffords Street and 300 Pinellas
Street; and Unaddressed Parcel on Reynolds Avenue
Page 2 of3
View looking east at the subject parcel, Unaddressed Parcel
View looking northeasterly from the subject parcel, Unaddressed
Parcel
-.
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" .'
~ . ... I'.
View looking south along Reynolds Avenue
View looking southeasterly from the subject parcel, Unaddressed
Parcel
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View looking west from the subject parcel, Unaddressed Parcel
View looking north along Reynolds Avenue
LUZ2008-11003
Morton Plant Hospital Association
303 Pinellas Street; 323 Jeffords Street and 300 Pinellas
Street; and Unaddressed Parcel on Reynolds Avenue
Page 3 of3
I*
t
CITY OF CLEARWATER
APPLICATION FOR
COMPREHENSIVE PLAN AMENDMENT
(INCLUDING FUTURE LAND USE MAP AMENDMENT)
PLANNING DEPARTMENT
MUNICIPAL SERVICES BUILDING, 100 SOUTH MYRTLE AVENUE, 2nd FLOOR
PHONE (727) 562-4567 FAX (727) 562-4576
APPLICANT, PROPERTY OWNERS, AND AGENT INFORMATION:
APPLICANT NAME: City of Clearwater
MAILING ADDRESS: 112 South Osceola Avenue, Clearwater, FL 33756
PHONE NUMBER: 727-562-4050
PROPER I Y OWNERS: Morton Plant Hospital Association
(List all owners)
AGENT NAME: Michael Delk, Community Development Coordinator
FAX NUMBER: 727-562-4052
MAILING ADDRESS: 100 South Myrtle Avenue, Clearwater, FL 33756
PHONE NUMBER: 727-562-4567
FAX NUMBER: 727-562-4865
SITE INFORMATION:
LOCATION: (1) 0.449 acres located on the west side of Bay Avenue at the eastern terminus of Pinellas Street;
(2) 0-430 acres located on the north side of Pinellas Street approximately 100 feet west of Reynolds Avenue;
(3) 0.147 acres located on the east side of Reynolds Avenue approximately 190 feet north of Pinellas Street _
STREET ADDRESS(ES): (1) 303 Pinellas Street; (2) 323 Jeffords Street and 300 Pinellas Street; & (3) an unaddressed parcel located east
of 323 Jeffords Street on Reynolds Ave
LEGAL DESCRIPTION: See Attachment "A"
PARCEL NUMBER(S): (1) 21-29-15-96678-002-0010; (2) 21-29-15-00000-120-1500; (3) 21-29-15-74574-000-0080
SIZE OF SITE: Total amendment area: 0.974 acres mol-. (1) 303 Pinellas St/300 Pinellas St: 0.449 acres mol: (2) 323 Jeffords St. 0.378 acres mol:
(3) Vacant Parcel: 0.147 acres mol
FUTURE LAND USE
CLASSIFICATION: PRESENT: R/OG
ZONING CLASSIFICATION: PRESENT:
PROPOSED TEXT AMENDMENT: N/A
REQUESTED: I
REQUESTED: I
(use additional paper if necessary)
I (We), the undersigned, acknowledge that all
representations made in this application
are true and accurate to the best of my/(our)
knowledge.
Signatur property owner or representative
Signature of property owner or representative
STATE OF FLORIDA, COUNTY OF PINELLAS
Sworn to and subscribed before me this ';3s-c}- day of
e? A.D., 20,c>R tome
by `A\ s:we-r bex , who is
personally known has produced
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zloz No car': = 3
169EELaa # Not oa xw
-05
2I 'J tf2IGR IVS
N t ry public,
?rylzot?
my commission expires: f
4pju SANDRA HARRIGER
MY COMMISSION # DD733691
in, - -MCI . IAnumv 04.2012
R Notary Dis .l Assoc- C
EXHIBIT R