FLD2009-06020 - 1575 SUNSHINE DR - BRENNTAG MID-SOUTH
FLD2009-06020
1575 SUNSHINE DR
BRENNTAG MID-SOUTH
PLANNER OF RECORD: S K
ATLAS # 271B
ZONING: IRT
LAND USE: IL
RECEIVED: 06/01/2009
INCOMPLETE:
COMPLETE:
MAPS
PHOTOS:
STAFF REPORT:
DRC:
CDB:
CLWCoverSheet
CDB Meeting Date:
Case Numbers:
Agenda Item:
Owner/Applicant:
Representative:
Address:
September 15, 2009
FLD2009-06020
D.2.
Brenntag~ Midsouth, Inc. Kenneth Jones
Rick Moore, R&D Tri Enterprises, Inc.
1575 Sunshine Drive
CITY OF CLEARWATER
PLANNING DEPARTMENT
STAFF REPORT
GENERAL INFORMATION:
REQUEST: Flexible Development approval to permit an expansion of an
existing WholesalelDistribution/Warehouse and Manufacturing
facility in the Industrial, Research and Technology (IRT) District
with a lot area of 163,785 square feet, a lot width of 135 feet, a
front (west) setback of 67 feet (to pavement), a side (west)
setback of 10 feet (to building), a side (south) setback of 42 feet
(to building), a side (north) setback of 16 feet (to storage tanks) a
rear (east) setback of 19 feet (to pavement) and 27 feet (to
building), a building height of 36.5 feet, and 25 parking spaces as
a Comprehensive Infill Redevelopment Project under the
provisions of Community Development Code (CDC) Section 2-
1304.C. and a reduction to the landscape buffer along the rear
(east) property line from five feet to zero feet, a reduction of the
landscape buffer along the side (north) property line from five
feet to zero feet, a reduction of the landscape buffer along the side
(west) property line from five feet to zero feet, a reduction to the
landscape buffer along the side (south) setback from five feet to
zero feet and a reduction to required interior landscape area from
10 percent to zero percent, as a Comprehensive Landscape
Program, under the provisions of CDC Section 3-1202.G.
CURRENT ZONING: Industrial, Research and Technology (IRT) District
CURRENT FUTURE
LAND USE CATEGORY: Industrial Limited (IL)
PROPERTY USE: Current Use: Wholesale/Distribution/Warehouse and
Manufacturing (Chemical Plant)
Proposed Use: Wholesale/Distribution/Warehouse and
Manufacturing (Chemical Plant)
Community Development Board -September 15, 2009
FLD2009-06020 -Page 1 of 8
EXISTING North: Light Manufacturing and Industry District (County)
SURROUNDING Wholesale/Distribution/Office
ZONING AND USES: South: Industrial/Research and Technology (IRT) District
Manufacturing/Office
East: Light Manufacturing and Industry District (County)
Wholesale/Distribution/Manufacturing
West: Industrial/Research and Technology (IRT) District
Manufacturing/Office
ANALYSIS:
Site Location and Existing Conditions:
The 3.76 acre site is located on the east side of the terminus of Sunshine Drive approximately 290
feet south of the intersection of Logan Street and Sunshine Drive. The site is located within a
highly developed area with a mix of manufacturing, light assembly, warehouse, industrial and
office uses. The extreme southern edge of the parcel abuts a railroad right-of--way. The majority of
the site is buffered with dense tree and understory growth.
The existing site encompasses five buildings including an office, caustic bleaching area, bleach
process control room, an acid packaging structure and a sulfuric acid area. Additionally, nine 25
foot tall storage tanks exist along with multiple metal storage units. The applicant manufactures,
stores and distributes chlorine in both one and five gallon containers.
Development Proposal:
The proposal is to construct a 7,227 square foot tension fabric warehouse. Community
Development Code (CDC) Sections 3-1202.A.3 and 3-1401.B.3 both require a site to come into
compliance with the landscape and parking standards when an existing use is improved or
remodeled in a value of 25 percent or more of the valuation of the principle structure as reflected
on the property appraiser's current records. The current valuation of the principal structures is
$195,700 and the improvement is valued at $180,000 well exceeding the 25 percent threshold.
Currently the applicant manufactures the chlorine and then stores it in the metal storage units.
The construction of the tension fabric warehouse will allow the applicant to remove the majority
of the metal storage units. Not only will the warehouse allow for the storage of the chlorine
containers it will aid in meeting fire code requirements, homeland security requirements and
state chemical guidelines.
The proposed warehouse will be constructed on a four foot high knee wall with a total height of
36.5 feet. It is proposed to be white in color. No alterations or changes are proposed for any of
the existing structures except for the aforementioned removal of the metal storage units.
Floor Area Ratio (FAR2 Pursuant to CDC Section 2-1301.1, the maximum allowable floor area
ratio is 0.65. The proposal is in compliance with the above as it has a FAR of 0.07.
Impervious Surface Ratio (ISR): Pursuant to CDC Section 2-1301.1, the maximum allowable
ISR is 0.85. The overall proposed ISR is 0.47, which is consistent with the Code provisions.
Community Development Board -September 15, 2009
FLD2009-06020 -Page 2 of 8
Minimum Lot Area and Width: Pursuant to CDC Section 2-1343, the minimum lot area for both
manufacturing and wholesale/distribution/warehouse facility is 10,000 square feet. The overall
existing site is 163,785 square feet of lot area. Pursuant to the same Table, the minimum lot
width is 100 feet. The width of the lot along Sunshine Drive is 135 feet. It is noted that the
frontage on Sunshine Drive is mainly for the ingress/egress drive and parking. The width of the
lot at the entrance to the facility is over 340 feet wide. The proposal is consistent with these Code
provisions.
Minimum Setbacks: Pursuant to CDC Section 2-1303, the minimum front setback for both
manufacturing and wholesale/distribution/warehouse facility is 20 feet, the minimum rear
setback is 15 feet and the minimum side setback is 15 feet. The proposal includes a reduction to
the side (west) setback from 15 feet to 10 feet (to existing pavement and building). The filing of
a Comprehensive Infill Redevelopment application was required since there is no flexibility
range regarding the wholesale/distribution/warehouse facility use. Regarding the adjacent
property to the west, two buildings are located four and six feet from the respective property line.
The requested reduction is consistent with the Comprehensive Infill Redevelopment provisions.
All other setbacks exceed code requirements.
Maximum Building Heim Pursuant to CDC Section 2-1303, the maximum building height is
50 feet. The proposed height of the tension fabric warehouse is 36.5 feet. The proposal is
consistent with these Code provisions.
Minimum Off-Street Parkin: Pursuant to CDC Section 2-1303, the minimum required parking
for both manufacturing and wholesale/distribution/warehouse facility is 1.5 spaces per 1,000
square feet of gross floor area. Based upon the above, the total 11,387 square feet of building
area will require 17 parking spaces and the proposal has provided for 25.
Sight Visibility Triangles: Pursuant to CDC Section 3-904.A, to minimize hazards at the
driveways, no structures or landscaping may be installed which will obstruct views at a level
between 30 inches above grade and eight feet above grade within 20-foot sight visibility
triangles. No structures or landscaping is proposed within the site triangles.
Solid Waste: The proposal will utilize an existing 600 square foot solid waste disposal area
located at the northeast corner of the parcel. The proposal has been found to be acceptable by the
City's Solid Waste Department.
Landscaping: Pursuant to CDC Section 3-1202.D.1, this site is required a 10-foot wide landscape
buffer along Sunshine Drive. The proposal includes a 10-foot wide tiered landscape buffer along
Sunshine Drive. The tiered effect of the proposed buffer will be more attractive than minimum
code would otherwise require.
This proposed landscape buffer will enhance the immediate vicinity of this highly developed
industrial area. The proposal includes reductions to the landscape buffer along the rear (east)
property line from five feet to zero feet; the side (north) property line from five feet to zero feet;
the side (west) property line from five feet to zero feet; the side (south) setback from five feet to
zero feet; and a reduction to required interior landscape area from 10 percent to zero percent. All
sides and rear property lines are buffered with existing mature tree canopy and understory
Community Development Board -September 15, 2009
FLD2009-06020 -Page 3 of 8
growth; thus, the proposed reductions to the required landscape buffers. Additionally this parcel
is adjacent to a 50 foot railroad right-of--way to the south and to the east is a 50-75 foot retention
area. Rather than trench for irrigation and disturb the existing natural buffer, the applicant has
elected to request relief through the Comprehensive Landscape Program.
Comprehensive Landscape Program: Pursuant to CDC Section 3-1202.G, the landscaping
requirements contained within the Code can be waived or modified if the application contains a
Comprehensive Landscape Program satisfying certain criteria. The following table depicts the
consistency of the development proposal with those criteria:
Consistent ~ Inconsistent
1. Architectural theme:
a. The landscaping in a comprehensive landscape program shall be designed as a N/A N/A
part of the architectural theme of the principle buildings proposed or developed
on the parcel proposed for development; or
b. The design, character, location and/or materials of the landscape treatment X
proposed in the comprehensive landscape program shall be demonstrably more
attractive than landscaping otherwise permitted on the parcel proposed for
development under the minimum landscape standards.
2. Lighting: Any lighting proposed as a part of a comprehensive landscape program is X
automatically controlled so that the lighting is turned off when the business is
closed.
3. Community character: The landscape treatment proposed in the comprehensive X
landscape program will enhance the community character of the City of Cleartivater.
4. Property values: The landscape treatment proposed in the comprehensive landscape X
program will have a beneficial impact on the value of property in the immediate
vicinity of the parcel proposed for development.
5. Special area or scenic corridor plan: The landscape treatment proposed in the N/A N/A
comprehensive landscape program is consistent with any special area or scenic
corridor plan which the City of Clearwater has prepared and adopted for the area in
which the parcel proposed for development is located.
Code Enforcement Analysis: There are no outstanding Code Enforcement issues.
Community Development Board -September 15, 2009
FLD2009-06020 -Page 4 of 8
COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the
consistency of the manufacturing and wholesale/distribution/warehouse facility use with the
standards as per CDC Tables 2-1301.1 and 2-1303:
Standard Proposed Consistent Inconsistent
Maximum FAR 0.65 0.07 X
Maximum ISR 0.85 0.47 X
Minimum Lot Area 10,000 sq. ft. 163,785 sq. ft. X
Minimum Lot Width 100 feet 135 feet X
Minimum Setbacks Front: 20 feet West: 67 feet (to pavement) X
Side: I S feet West: 10 feet (to building) X'
South: 42 feet (to building) X
North: 16 feet (to tanks) X
Rear: 15 feet East: 19 feet (to pavement) X
27 feet (to building)
Minimum 50 feet 36.5 feet X
Building Height
Minimum 1.5 spaces per 1,000 sq ft GFA 2.20 spaces per 1000 sq ft GFA X
Off-Street Parking (17 parking spaces) (25 parking spaces)
i
See analysis in staff report.
Community Development Board -September 15, 2009
FLD2009-06020 -Page 5 of 8
COMPLIANCE WITH FLEXIBILITY CRITERIA:
The following table depicts the consistency of the development proposal with the Flexibility
criteria as per CDC Section 2-1304.C (Comprehensive Infill Redevelopment Project):
Consistent Inconsistent
1. The development or redevelopment is otherwise impractical without deviations from X
the use and/or development standards set forth in this zoning district.
2. The development or redevelopment will be consistent with the goals and policies of X
the Comprehensive Plan, as well as with the general purpose, intent and basic
planning objectives of this Code, and with the intent and purpose of this zoning
district.
3. The development or redevelopment will not impede the normal and orderly X
development and improvement of surrounding properties.
4. Adjoining properties will not suffer substantial detriment as a result of the proposed X
development
5. The proposed use shall otherwise be permitted by the underlying future land use X
category, be compatible with adjacent land uses, will not substantially alter the
essential use characteristics of the neighborhood; and shall demonstrate compliance
with one or more of the following objectives:
a. The proposed use is permitted in this zoning district as a minimum standard,
flexible standard or flexible development use;
b. The proposed use would be a significant economic contributor to the City's
economic base by diversifying the local economy or by creating jobs;
c. The development proposal accommodates the expansion or redevelopment of an
existing economic contributor;
d. The proposed use provides for the provision of affordable housing;
e. The proposed use provides for development or redevelopment in an area that is
characterized by other similar development and where a land use plan amendment
and rezoning would result in a spot land use or zoning designation; or
f The proposed use provides for the development of a new and/or preservation of a
working waterfront use.
6. Flexibility with regard to use, lot width, required setbacks, height and off-street X
parking are justified based on demonstrated compliance with all of the following
design objectives:
a. The proposed development will not impede the normal and orderly development
and improvement of the surrounding properties for uses permitted in this zoning
district;
b. The proposed development complies with applicable design guidelines adopted
by the City;
c. The design, scale and intensity of the proposed development supports the
established or emerging character of an area;
d. In order to form a cohesive, visually interesting and attractive appearance, the
proposed development incorporates a substantial number of the following design
elements:
^ Changes in horizontal building planes;
^ Use of architectural details such as columns, cornices, stringcourses, pilasters,
porticos, balconies, railings, awnings, etc.;
^ Variety in materials, colors and textures;
^ Distinctive fenestration patterns;
^ Building stepbacks; and
^ Distinctive roofs forms.
e. The proposed development provides for appropriate buffers, enhanced landscape
design and appropriate distances between buildings.
Community Development Board -September 15, 2009
FLD2009-06020 -Page 6 of 8
COMPLIANCE WITH GENERAL STANDARDS FOR LEVEL TWO APPROVALS: The
following table depicts the consistency of the overnight accommodation use with the General
Standards for Level Two Approvals as per CDC Section 3-913:
Consistent Inconsistent
I. The proposed development of the land will be in harmony with the scale, bulk, X
coverage, density and character of adjacent properties in which it is located.
2. The proposed development will not hinder or discourage development and use of X
adjacent land and buildings or significantly impair the value thereof.
3. The proposed development will not adversely affect the health or safety of persons X
residing or working in the neighborhood.
4. The proposed development is designed to minimize traffic congestion. X
5. The proposed development is consistent with the community character of the X
immediate vicinity.
6. The design of the proposed development minimizes adverse effects, including X
visual, acoustic and olfactory and hours of operation impacts on adjacent properties.
SUMMARY AND RECOMMENDATION:
The Development Review Committee (DRC) reviewed the application and supporting materials
at its meeting of August 6, 2009, and deemed the development proposal to be sufficient to move
forward to the Community Development Board (CDB), based upon the following findings of fact
and conclusions of law:
Findings of Fact: The Planning Department, having reviewed all evidence submitted by the
applicant and requirements of the Community Development Code, finds that there is substantial
competent evidence to support the following findings of fact:
1. The 3.76 acre site is located on the east side of the terminus of Sunshine Drive approximately
290 feet south of the intersection of Logan Street and Sunshine Drive;
2. That the subject property is located within the Industrial/Research and Technology (IRT)
District and the Industrial Limited District (IL) Future Land Use Plan category;
3. That the existing use is proposed to be improved by a value of 25 percent or more of the
valuation of the principal structure as reflected on the property appraiser's current records.
4. That the proposal includes the construction of a tension fabric structure that meets setbacks;
5. That no changes or alterations are taking place with existing structures;
6. That a side (west) setback reduction is requested to 10 feet (from existing building);
7. That the existing site is buffered with tree canopy and understory growth;
8. The proposal includes reductions to the landscape buffers and interior landscape requirement;
and
9. There are no outstanding Code Enforcement issues associated with the subject property.
Conclusions of Law: The Planning Department, having made the above findings of fact, reaches
the following conclusions of law:
Community Development Board -September 15, 2009
FLD2009-06020 -Page 7 of 8
1. That the development proposal is consistent with the Standards as per Tables 2-1301.1 and 2-
1303 of the Community Development Code;
2. That the development proposal is consistent with the Flexibility criteria as per Section 2-
1304.C of the Community Development Code;
3. That the development proposal is consistent with the General Standards for Level Two
Approvals as per Section 3-913 of the Community Development Code; and
4. The development proposal is consistent with the Flexibility criteria as per Section 3-1202.G
of Community Development Code.
Based upon the above, the Planning Department recommends APPROVAL of the Flexible
Development application to permit an expansion of an existing Manufacturing and
Wholesale/Distribution/Warehouse facility in the Industrial, Research and Technology (IRT)
District with a lot area of 163,785 square feet, a lot width of 135 feet, a front (west) setback of 67
feet (to pavement), a side (west) setback of 10 feet (to building), a side (south) setback of 42 feet
(to building), a side (north) setback of 16 feet (to storage tanks) a rear (east) setback of 19 feet
(to pavement) and 27 feet (to building), a building height of 36.5 feet, and 25 parking spaces as a
Comprehensive Infill Redevelopment Project under the provisions of Community Development
Code (CDC) Section 2-1304.C, and reductions to the landscape buffer along the rear (east)
property line from five feet to zero feet; the side (north) property line from five feet to zero feet;
the side (west} property line from five feet to zero feet; the side (south) setback from five feet to
zero feet; and a reduction to required interior landscape area from 10 percent to zero percent, as a
Comprehensive Landscape Program, under the provisions of Community Development Code
Section 3-1202.G, with the following conditions:
Conditions of Approval:
1. That landscape species and quantities be included on the landscape plan and provide a tiered
effect in the front (west) landscape buffer prior to building permit;
2. That any future freestanding sign be a monument-style sign a maximum of six feet in height;
and
3. The final design and color of the building be consistent with the plans approved by the CDB.
Prepared by Planning Department Staff: o
A. Scott Kurleman, Planner III
ATTACHMENTS:
^ Location Map
^ Aerial Map
^ Zoning Map
^ Existing Surrounding Uses Map
^ Photographs of Site and Vicinity
S: IPlannrng DepartmentlC D BIFLEX (FLD) (Pending CaseslUp For The Next CDBISunshine 1575 Brenntag (IRT) 2009.12 - 9-15-
2009 CDB - SKIStaff Report - Brenntag2.Docx
Community Development Board -September 15, 2009
FLD2009-06020 -Page 8 of 8
Resume
A. Scott Kurleman
100 South Myrtle Avenue
Clearwater, FL 33756
727-562-4553
scott.kurleman cr,myclearwater.com
PROFESSIONAL EXPERIENCE
• Planner III
• Planner II
August 2008 to present
June 2005 to August 2008
Regulate growth and development of the City in accordance with land resource ordinances and
regulations related to community development. Landscape plan review including: conceptual,
variance, and conditional use. Reviews and analyzes site plans and conducts field studies to
determine the integrity of development plans and their compatibility with surroundings.
Interdepartmental and zoning assistance. Respond as a City representative to citizens, City
officials, and businesses concerning ordinances and regulations. Make recommendations and
presentations at staff level at various review committees, boards, and meetings.
• Land Resource Specialist
City of Clearwater June 1996 to June 2005
Coordinates with City Legal Department to initiate legal proceedings for non-compliance with
City 1_and resource regulations. Landscape re-inspection program. Plans and directs program to
ensure that plant material installed per the approved landscape plan remains in a healthy growing
condition in perpetuity and restores deficient landscaped with new plant material. Certificate of
Occupancy Inspection. Perform inspections with contractors, owners, and City departments to
monitor the installation of required landscape material per an approved site plan. Process tree
permits ensuring that regulations governing the removal criteria are followed. Provide technical
tree evaluations for structural defects, hazards, proper pruning, and identification for trees on
public and private properties.
• Account Manager
Cherry Lake Farms, IMG Enterprise, Inc. 1993 - 1996
Groveland, FL
Supervised and managed existing territory accounts, while handling a strategic marketing plan.
Planned and directed in-field inspection program for landscape architects, municipalities and
private corporations. Prepared technical training modules for corporate employees and customers
regarding arboricultural techniques related to trees.
• Licensed Marketing Representative
Allstate Insurance Company 1991 - 1993
Clearwater, FL
Field inspections of insured structures. Policy service and account maintenance.
• Store Manager
William Natorp company, Inc. 1983 - 1991
Cincinnati, OH
Managed a team of 20 sales people and sales associates in a landscape center. Responsible for
teams of employees including but not limited to payroll, budgeting, sales, store and equipment
maintenance, workplace safety, and advertising. Managed outdoor staff, merchandised and cared
for all outdoor products. Responsible for ail indoor staff and horticultural products.
EDUCATION
GRADUATE -Certificate: Community Development, UNIVERSITY OF SOUTH FLORIDA,
TAMPA, FLORIDA. Currently pursuing.
BA in Business Administration, ST. LEO UNIVERSITY, ST. LEO, FLORIDA.
Graduated July, 2002 Cum Laude. Major: Management
AA in Business Administration, ST. PETERSBURG COLLEGE, FLORIDA.
Graduated 1998. Major: Management.
AS in Ornamental Horticulture, OHIO STATE UNIVERSITY, WOOSTER,
Graduated 1984 Cum Laude. Major: Horticulture Technology with emphasis in
Arboriculture.
ISA, International Society of Arboriculture, Certified Arborist, FL-0414.
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LOCATION MAP
Owner: Brenntag Mid-South Inc. Case: FLD2009-06020
P.O. Box 20
Henderson, KY 42419-0020
Site: 1575 Sunshine Drive Property Size: 3.76 Acres
PIN: 01-29-15-16488-000-0153 Atlas Page: 2718
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ZONING MAP
Owner: Brenntag Mid-South Inc. Case: FLD2009-06020
P.O. Box 20
Henderson, KY 42419-0020
Site: 1575 Sunshine Drive Property Size: 3.76 Acres
PIN: 01-29-15-16488-000-0153 Atlas Page: 271B
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EXISTING CONDITIONS MAP
Owner: Brenntag Mid-South Inc. Case: FLD2009-06020
P.O. Box 20
Henderson, KY 42419-0020
Site: 1575 Sunshine Drive Property Size: 3.76 Acres
PIN: 01-29-15-16488-000-0153 Atlas Page: 2716
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AERIAL MAP
Owner: Brenntag Mid-South Inc. Case: FLD2009-06020
P.O. Box 20
Henderson, KY 42419-0020
Site: 1575 Sunshine Drive Property Size: 3.76 Acres
PIN: 01-29-15-16488-000-0153 Atlas Page: 2716
i ~ F
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Subject properties frontage on Sunshine Drive.
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1575 Sunshine Drive
FLD2009-06020
Subject truck trailers to be removed. Location of new
structure.
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Storage tanks and office building on subject property.
c -~ ~.
,:, ra~ _ _
Adjacent property to the west on Sunshine Drive
Clearwater
Planning Department
100 South Myrtle Avenue
Clearwater, Florida 33756
Telephone: 727-562-4567
Fax: 727-562-4865
^ SUBMIT ORIGINAL SIGNED AND NOTARIZED APPLICATION
^ SUBMIT 14 COPIES OF THE ORIGINAL APPLICATION -Plans and
application are required to be collated, stapled, and folded into sets
^ SUBMIT FIRE PRELIMARY SITE PLAN: $200.00
^ SUBMIT APPLICATION FEE $
Brenntag Warehouse
* NOTE: 15 TOTAL SETS OF INFORMATION REQUIRED (APPLICATIONS PLUS SITE PLAN SETS)
FLEXIBLE DEVELOPMENT APPLICATION
Comprehensive Infill Redevelopment Project
(Revised 07/11/2008)
PLEASE TYPE OR PRINT
A. APPLICANT, PROPERTY OWNER AND AGENT INFORMATION: (Code Section 4-202.A)
APPLICANT NAME: Brerlnta~MldsOUth ~nC.
MAILING ADDRESS: P_O Box_20_H_enderson, KY 42419-20
PHONE NUMBER: 270-830-1283 FAX NUMBER: _____ 270-830-1396
CELL NUMBER 270-860-3787 EMAIL: BBOSAWt'a~brenntaa.CC
PROPERTY OWNER(S): Bren~l t~g_N1i~l~~th 1~1~__________ _ _____.
List ALL owners on the deed
AGENT NAME: R & D Tri Enterprises, Inc. Rick Moore
---- ----- ---- --------- -------
MAIUNG ADDRESS: 34 NE ~stal .Street,. Crystal RiyerLFl 34428________________-_____i_____,_____
PHONE NUMBER: 352-794-0002 FAX NUMBER: 352-795-1041 ____ __
CELL NUMBER: 352-302-8441 EMAIL: rdtCOnStrUCtlOn gntan'1DaIJaV.rr.C01T1
B. PROPOSED DEVELOPMENT INFORMATION: (Code Section 4-202.A)
PROJECT NAME:
STREET ADDRESS
PARCEL NUMBER(S):
PARCEL SIZE (acres):
LEGAL DESCRIPTION:
PROPOSED USE(S):
Storage containers replace to new warehouse building.
DESCRIPTION OF REQUEST: Flexible Development approval to permit expansion of an existing Wholesale/Distribution/Warehouse and
Specifically identify the request manufacturing facility in the IRT District as a Comprehensive Infill Redevelopment Project under provisions of
(include number of units or square - --- --
footage of non-residential use and all Community Development Code Sect. 2-1304 C. with a reduction of the landscape buffer along Sunshine to 10' and
requested code deviations; e.g. a reduction of landscape buffer on remaining sides from 5' to 0'. And reduce interior landscape area to 1
reduction in required number of ----------- -- ---- -
parking spaces, specific use, etc.) as a comprehensive Landscape Program under provision of Community Land
CASE #: FLD2009-06020
RECEIVED BY (staff initials):
DATE RECEIVED:
PROJECT VALUATION: $ 1$0000,00
1575 Sunshine Dr, Clearwater, FL
------------------------ -
--------------------------------------
01-29-15-16488-000-0153
3.75 ac PARCEL SIZE (square feet):
Clwr Industrial park from SW cor of lot 15 run n 89.87ft for POB run 135.2 ft E 670.12 ft S.
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Page 1 of 8
DOES THIS APPLICATION INVOLVE THE TRANSFER OF DEVELOPMENT RIGHTS (TDR), A PREVIOUSLY APPROVED PLANNED UNI
DEVELOPMENT, OR A PREVIOUSLY APPROVED (CERTIFIED) SITE PLAN? YES _ NO _ (if yes, attach a copy of the applicable documents)
C. PROOF OF OWNERSHIP: (Code Section 4-202.A.5)
^ SUBMIT A COPY OF THE TITLE INSURANCE POLICY, DEED TO THE PROPERTY OR SIGN AFFIDAVIT ATTESTING OWNERSHIP (see
page 7)
D.
^
1. WRITTEN SUBMITTAL REQUIREMENTS: (Code Section 3-913.A)
Provide complete responses to the six (6) GENERAL APPLICABILITY CRITERIA -Explain how each criteria is achieved, in detail:
The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it
is located.
Proposed structure is of smaller size, but same character as existing warehouse and processing facilities.
It will enhance the area as it will replace a large number of old rusting containers which are currently used to house
this hazardous material.
2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly
impair the value thereof.
The proposed warehouse is located in an isolated area. it is buffered by existing parking, processing facitlities,
and a large DRA. It is proposed to be located in such a manner to allow it to be constructed with no negative influence
on adjacent properties and structures.
3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use.
The proposed warehouse is far safer. It provides a centralized storage for hazardous substances, and
will enhance the fire safety to a great degree.
4. The proposed development is designed to minimize traffic congestion.
On site the traffic patterns will be greatly improved. There will be no increase in traffic off-site as a result of this project.
5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development.
The area of proposed development is contained within an existing industrial area. The adjacent warehouses are at the very lease compatible.
6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on
adjacent properties.
The visual effect is greatly improved by removing old shipping containers. Aesthetically the proposed warehouse offers
a much improved modern, clean design and will serve to not only increase the value of the current and neighboring
property. There are no degradations with respect to olfactory operation and the hours of operation will remain the same.
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Page 2 of 8
WRITTEN SUBMITTAL REQUIREMENTS: (Comprehensive Infill Redevelopment Project Criteria)
^ Provide complete responses to the six (6) COMPREHENSIVE INFILL REDEVELOPMENT PROJECT CRITERIA -Explain how each criteria is
achieved, in detail:
1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this
zoning district.
Proposed deviations are required because the site is old and developed before current codes. CSX right of way make it impractical
----------------------
to have buffer, as do existing structures and tanks that were originally built on property lines. Large DRA and community drainage easments
preclude other buffer development. Area along sunshine is only side that is has any potential for landscape development without destroying existing production facilities.
2. The development or redevelopment will be consistent with the goals and policies of the Comprehensive Plan, as well as with the general
purpose, intent and basic planning objectives of this Code, and with the intent and purpose of this zoning district
The industrial nature of the area surrounding the proposed improvements guarantees the compatibility of the proposed project.
The proposed landscape plan, and development of additional warehousing in a warehouse and industrial district is by their very nature
compatible.
3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties.
Surrounding properties are fully developed and will not be impacted in any manner with this project.
Please see attached aerial photograph.
4. Adjoining properties will not suffer substantial detriment as a result of the proposed development.
The adjacent properties are fully developed and will not be adversely effected in any way. The landscape or lack there of
is not noticeable in the middle of an industrial setting.
5. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not
substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following
objectives:
a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use;
b. The proposed use would be a significant economic contributor to the City's economic base by diversifying the local economy or by creating
jobs;
c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor;
d. The proposed use provides for the provision of affordable housing;
e. The proposed use provides for development or redevelopment in an area that is characterized by other similar development and where a
land use plan amendment and rezoning would result in a spot land use or zoning designation; or
f. The proposed use provides for the development of a new and/or preservation of a working waterfront use.
The proposed use most closely aligns with both (a) and (c), we are requesting under a flexible development standard
and the development accommodates the expansion or redevelopment of an existing economic contributor.
6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all of
the following design objectives:
a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses
permitted in this zoning district;
b. The proposed development complies with applicable design guidelines adopted by the City;
c. The design, scale and intensity of the proposed development supports the established or emerging character of an area;
d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of
the following design elements:
^ Changes in horizontal building planes;
^ Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.;
^ Variety in materials, colors and textures;
^ Distinctive fenestration patterns;
^ Building stepbacks; and
^ Distinctive roofs forms.
e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings.
The proposed project meets all the above criteria. It is important to note that existing barriers between adjoining property are fully developed
and do not impede any operation. No modifcation to existing buffers are proposed beyond formalizing the buffer requirements to accomodate new warehouse structure with
respect to permitting.
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Page 3 of 8
E. STORMWATER PLAN SUBMITTAL REQUIREMENTS: (City of Clearwater Storm Drainage Design Criteria
Manual and 4-202.A.21)
^ A STORMWATER NARRATIVE MUST BE SUBMITTED WITH ALL APPLICATIONS. All applications that involve addition
or modification of impervious surface, including buildings, must include a stormwater plan that demonstrates compliance with the City of
Clearwater Storm Drainage Design Criteria manual. A reduction in impervious surface area does not qualify as an exemption to this requirement.
^ If a plan is not required, the narrative shall provide an explanation as to why the site is exempt.
^ At a minimum, the STORMWATER PLAN shall include the following;
^ Existing topography extending 50 feet beyond all property lines;
^ Proposed grading including finished floor elevations of all structures;
^ All adjacent streets and municipal storm systems;
^ Proposed stormwater detention/retention area including top of bank, toe of slope and outlet control structure;
^ A narrative describing the proposed stormwater control plan including all calculations and data necessary to demonstrate compliance with
the City manual.
^ Proposed stormwater detention/retention area including top of bank, toe of slope and outlet control structure;
^ Signature and seal of Florida Registered Professional Engineer on all plans and calculations.
^ COPY OF PERMIT INQUIRY LETTER OR SOUTHWEST FLORIDA WATER MANAGEMENT DISTRICT (SWFWMD) PERMIT
SUBMITTAL (SWFWMD approval is required prior to issuance of City Building Permit), if applicable
^ ACKNOWLEDGEMENT OF STORMWATER PLAN REQUIREMENTS (Applicant must initial one of the following):
N/A _stormwater plan as noted above is included
X stormwater plan is not required and explanation narrative is attached. At a minimum, a grading plan and finished floor
elevations shall be provided.
CAUTION - IF APPLICATION REVIEW RESULTS IN THE REQUIREMENT FOR A STORMWATER PLAN
AND NONE HAS BEEN SUBMITTED, APPLICATION MUST BE RESUBMITTED AND SIGNIFICANT DELAY
MAY OCCUR.
If you have questions regarding these requirements, contact the City Public Works Administration Engineering Department at (727) 562-4750.
F. SUPPLEMENTAL SUBMITTAL REQUIREMENTS: (Code Section 4-202.A)
^ SIGNED AND SEALED SURVEY (including legal description of property) -One original and 14 copies;
^ TREE SURVEY (including existing trees on site and within 25' of the adjacent site, by species, size (DBH 4" or greater), and location,
including drip lines and indicating trees to be removed) -please design around the existing trees;
^ TREE INVENTORY; prepared by a "certified arborist", of all trees 4" DBH or greater, reflecting size, canopy (drip lines) and condition of
such trees;
^ LOCATION MAP OF THE PROPERTY;
^ PARKING DEMAND STUDY in conjunction with a request to make deviations to the parking standards (ie. Reduce number of spaces).
Prior to the submittal of this application, the methodology of such study shall be approved by the Community Development Coordinator and
shall be in accordance with accepted traffic engineering principles. The findings of the study will be used in determining whether or not
deviations to the parking standards are approved;
^ GRADING PLAN, as applicable;
^ PRELIMINARY PLAT, as required (Note: Building permits will not be issued until evidence of recording a final plat is provided);
^ COPY OF RECORDED PLAT, as applicable;
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Page 4 of 8
G. SITE PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A)
^ SITE PLAN with the following information (not to exceed 24" x 36"):
Index sheet referencing individual sheets included in package;
North arrow;
Engineering bar scale (minimum scale one inch equals 50 feet), and date prepared;
All dimensions;
Footprint and size of all EXISTING buildings and structures;
Footprint and size of all PROPOSED buildings and structures;
All required setbacks;
All existing and proposed points of access;
All required sight triangles;
Identification of environmentally unique areas, such as watercourses, wetlands, tree masses, and specimen trees, including
_ description and location of understory, ground cover vegetation and wildlife habitats, etc; Location of all public and private easements;
Location of all street rights-of-way within and adjacent to the site;
Location of existing public and private utilities, including fire hydrants, storm and sanitary sewer lines, manholes and lift stations, gas
____ and water lines;
All parking spaces, driveways, loading areas and vehicular use areas;
Depiction by shading or crosshatching of all required parking lot interior landscaped areas;
Location of all solid waste containers, recycling or trash handling areas and outside mechanical equipment and all required screening
_____ {per Section 3-201(D)(i) and Index #701};
Location of all Landscape material;
Location of all onsite and offsite storm-water management facilities;
Location of all outdoor lighting fixtures;
Location of all existing and proposed sidewalks; and
Floor plan typicals of buildings for all Level Two approvals. A floor plan of each floor is required for any parking garage requiring a
Level Two approval.
^ SITE DATA TABLE for existing, required, and proposed development, in written/tabularfnrm:
EXISTING REQUIRED PROPOSED
Land area in square feet and acres; 163,365 sf/ 3.75 ac
Number of EXISTING dwelling units; 4 office
Number of PROPOSED dwelling units; 1 warehouse
Gross floor area devoted to each use; 4160sf 7227sf
Parking spaces: total number, presented in tabular form with the
__ number of required spaces; 16 25 9
Total paved area, including all paved parking spaces & driveways,
_ expressed in square feet & percentage of the paved vehicular area; 76,541.81sf / 1.76 ac _ 0
Official records book and page numbers of all existing utility
easement; _
- -
Building and structure heights; 36.5
Impermeable surface ratio (LS.R.); and __ __ _ 0.47
-- -
Floorarea ratio (F.A.R.) for all nonresidential uses. __ 0.07
^ REDUCED COLOR SITE PLAN to scale (8'/ZX 11);
O FOR DEVELOPMENTS OVER ONE ACRE, provide the following additional information on site plan:
One-foot contours or spot elevations on site;
Offsite elevations if required to evaluate the proposed stormwater management for the parcel;
All open space areas;
Location of all earth or water retaining walls and earth berms;
Lot lines and building lines (dimensioned);
Streets and drives (dimensioned);
Building and structural setbacks (dimensioned);
Structural overhangs;
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Page 5 of 8
H. LANDSCAPING PLAN SUBMITTAL REQUIREMENTS: (Section 4-1102.A)
^ LANDSCAPE PLAN with the following information (not to exceed 24" x 36"):
All existing and proposed structures;
Names of abutting streets;
Drainage and retention areas including swales, side slopes and bottom elevations;
Delineation and dimensions of all required perimeter landscape buffers;
Sight visibility triangles;
Delineation and dimensions of all parking areas including landscaping islands and curbing;
Existing trees on-site and immediately adjacent to the site, by species, size and locations, including driplines (as indicated on required
tree survey);
Location, size, and quantities of all existing and proposed landscape materials, indicated by a key relating to the plant
_ schedule;
Plant schedule with a key (symbol or label) indicating the size, description, specifications, quantities, and spacing requirements of all
existing and proposed landscape materials, including botanical and common names;
Typical planting details for trees, palms, shrubs and ground cover plants including instructions, soil mixes, backfilling, mulching and
protective measures;
Interior landscaping areas hatched and/or shaded and labeled and interior landscape coverage, expressing in both square feet and
percentage covered;
Conditions of a previous development approval (e.g. conditions imposed by the Community Development Board);
Irrigation notes.
^ REDUCED COLOR LANDSCAPE PLAN to scale (8'/z X 11);
^ COMPREHENSIVE LANDSCAPE PROGRAM application, as applicable. Landscape associated with the Comprehensive Landscape
Program shall exceed minimum Code requirements to offset the areas where minimum Code will not be met.
I. BUILDING ELEVATION PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A.23)
^ BUILDING ELEVATION DRAWINGS -with the following information:
All sides of all buildings
Dimensioned
Colors (provide one full sized set of colored elevations)
Materials
^ REDUCED BUILDING ELEVATIONS -same as above to scale on 8'/2 X 11
J. SIGNAGE: (Division 19. SIGNS /Section 3-1806)
^ All EXISTING freestanding and attached signs; Provide photographs and dimensions (area, height, etc.), indicate whether they will be
removed or to remain.
^ All PROPOSED freestanding and attached signs; Provide details including location, size, height, colors, materials and drawing;
freestanding signs shall include the street address (numerals)
^ Comprehensive Sign Program application, as applicable (separate application and fee required).
^ Reduced signage proposal (8'/z X 11) (color), if submitting Comprehensive Sign Program application.
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K. TRAFFIC IMPACT STUDY: (Section 4-202.A.13 and 4-801.C)
p Include if required by the Traffic Operations Manager or hislher designee or if the proposed development:
• Will degrade the acceptable level of service for any roadway as adopted in the Comprehensive Plan.
^ Will generate 100 or more new vehicle directional trips per hour and/or 1000 or more new vehicle trips per day.
^ Will affect a nearby roadway segment and/or intersection with five (5) reportable accidents within the prior twelve (12) month period or
that is on the City's annual list of most hazardous intersections.
Trip generation shall be based on the most recent edition of the Institute of Transportation Engineer's (ITE) Trip General Manual.
The Traffic Impact Study must be prepared in accordance with a "Scoping Meeting" held with the Traffic Operations Manager and the
Planning Department's Development Review Manager or their designee (727-562-4750)
Refer to Section 4-801 C of the Community Development Code for exceptions to this requirement.
^ Acknowledgement of traffic impact study requirements (Applicant must initial one of the following):
Traffic Impact Study is included. The study must include a summary table of pre- and post-development levels of service for all
wA roadway legs and each turning movement at all intersections ident~ed in the Scoping Meeting.
Traffic Impact Study is not required.
CAUTION - IF APPLICATION REVIEW RESULTS IN THE REQUIREMENT FOR A TRAFFIC IMPACT
STUDY AND NONE HAS BEEN SUBMITTED, APPLICATION MUST BE RESUBMITTED AND
SIGNIFICANT DELAY MAY OCCUR.
If you have questions regarding these requirements, contact the City Public Works Administration Engineering Department at (727) 562-
4750.
L. FIRE FLOW CALCULATIONS/ WATER STUDY:
Provide Fire Flow Calculations. Water Study by a FIRE PROTECTION ENGINEER to assure an adequate water supply is available and to determine if
any upgrades are required by the developer due to the impact of this project. The water supply must be able to support the needs of any required fire
sprinkler, standpipe and/or fire pump. If a fire pump is required the water supply must be able to supply 150% of its rated capacity. Compliance with
the 2004 Florida Fire Prevention Code to include NFPA 13, MFPA 14, NFPA 20, NFPA 291, and MFPA 1142 (Annex H) is required.
^ Acknowledgement of fire flow calculations/water study requirements (Applicant must initial one of the following):
wn Fire Flow CalculationsNVater Study is included.
X Fire Flow Calculations/WaterStndy is not required.
CAUTION - IF APPLICATION REVIEW RESULTS IN THE REQUIREMENT FOR A FIRE FLOW
CALCULATIONS/ WATER STUDY AND NONE HAS BEEN SUBMITTED, APPLICATION MUST BE
RESUBMITTED AND SIGNIFICANT DELAY MAY OCCUR.
If you have questions regarding these requirements, contact the City Fire Prevention Department at (727) 562-4334.
M. SIGNATURE:
I, the undersigned, acknowledge that all representations made
in this application are true and accurate to the best of my
knowledge and authorize City representatives to visit and
photograph the property described in this application.
STATE OF FLORIDA, COUNTY OF PINELLAS
Sworn to and subscribed before me this day of
A. D. 20 to me and/or by
who is personally known has
produced
as identification.
Signature of property owner or representative
Notary public,
My commission expires:
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N. AFFIDAVIT TO AUTHORIZE AGENT:
1. all property owners on deed -PRINT full names:
Provide nam
s
o
f
e
.
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STATE OF FLORIDA,
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C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc
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Brenntag Warehouse Example
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1575 Sunshine Dr, Clearwater, FL
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Brenntag Midsouth, Inc.
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indicates site
~" FREE! Use Bing 411 to fine mo~lies,
f1-~ businesses & more: 8d0-BING-411
Page 1 of 1
http://www.bing.com/maps/print.aspx?mkt=en-us&z=18&s=h&cp=nnx60r833tgm&poi=1... 8/11 /2009
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PARKING REQUIREMENTS ` --., ~ ~ ~ ~ ~' ,,~~'° '
TOTAL PROPERTY OWNED =163,365.46 SF 13.75 AC ~ ~
(ALL BUILDINGS CONSIDERED INDUSTRIAL OFFICE SPACE) \ ~
TOTAL EXISTING BUILDING AREA = 4,160 SF \ _ ••a ~ "'~
PROPOSED BUILDING AREA=7,227 SF ~ ~' ~'°
TOTALNEWBUILDINGAREA=11,381 SF -- ~- A'~ ~''
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FLOOR AREA RATIO =11,3871163,365.46=0.07 PERIMETER LANDSCAPING REQUIREMENTS "-- `~ ,- ~ °k -..,__ •.
TOTAL IMPERVIOUS AREA = 76,541.81 SF 11.76 AC EAST BUFFER = BUFFERS STORMWATER RETENTION POND - _
IMPERVIOUS SURFACERATIO = 75,541.81 1163,365.46 = 0.47 SOUTH BUFFER =BUFFERS RAILROAD SPUR ~' `' `
NORTH BUFFER =15' UTILITY EASEMENT AND 25' DRAINAGE EASEMENT. - - .--,, -
PARKINGSPACES REQUIRED IN AN INDUSTRIAL OFFICE SPACE = REMAINDER OF PROPERTY LINE BUFFERS STORMWATER RETENTION ~ ~.
1.5 SPACES PER 1,000 SF OF AREA POND. EXISTING TREES ALONG PROPERTY BOUNDARY. _ - `
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11,387 SF / 1,000 SF =11.387 x 1.5 =17.08 SPACES REQUIRED WEST BUFFER =110.00 LF TIERED 10' WIDE LANDSCAPE BUFFER ,,~ ~ -..._ `-
PROPOSEDSPACES = 25 SPACES WITH 1 BEING HANDICAP TREES REQUIRED =110.00135 = 3.14 TREES
- ., -.._
ACCESSIBLE. (91NSIDE THE GATE, AND 16 OUTSIDE THE GATE) SHRUBS TO BE CONTINUOUS ALONG BUFFER. GROUND TO BE NOTES:
LANDSCAPED WITHIN REQUIRED BUFFER. REMAINDER OF PROPERTY LINE "_-
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ALL PARKING SPACES TO MEET CITY OF CLEARWATER BUFFERS EXISTING BUILDING ON ADJACENT PROPERTY THAT SITS ON `"~."'-~~• ' -
DEVELOPMENTSTANDARDS FOR SIZE AND MATERIALS USED FOR 1. ALL PIPE AND BERM LOCATIONS THAT ARE ~ ~ •_, -
PROPERTY UNE. DAMAGED OR ERODED ARE TO BE REPLACED. ALL __
STRIPPING. SEE DETAIL SHEET FOR TYPICAL DETAIL
BERM LOCATIONS THAT ARE REPAIRED ARE 70 BE - `•'^• _
TOTAL PROPOSED TREES INBUFFER =4TREES RESODDED. ~ ~~°-~"~~
INTERIOR PARKING LANDSCAPING REQUIREMENTS `~
2. SURVEY AND SITE PLAN USE NAVD VERTICAL
ALL TREES, SHRUBS, AND TYPES TO COMPLY WITH CnY OF CLEARWATER DATUM.
(16 SPACES x 9 x 18) + (1 SPACE x 17 x 19) = 2,915 SF OF PARKING DEVELOPMENT STANDARDS. CONTRACTOR TO PROVIDE LANDSCAPING PLAN 3. EXISTING HANDICAP RAMP TO COMPLY WITH
SPACE <4,000 SF (INTERIOR LANDSCAPING NOT REQUIRED} TO CITY FOR APPROVAL PROIR TO INSTALLATION. CURRENT CITY LCD AND ACCESSIBILITY CODE.
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