FLD2009-08029 - 1255 CLEVELAND ST - UMA FLOOR BUILD OUTFLD2009-08029
1255 CLEVELAND ST
UMA FLOOR BUILD OUT
PLANNER OF RECORD: R T
ATLAS # 287B
ZONING: D
LAND USE: CBD
RECEIVED: 08/13/2009
INCOMPLETE:
COMPLETE:
MAPS
PHOTOS:
STAFF REPORT:
DRC:
CDB:
CLWCoverSheet
CDB Meeting Date: September 15, 2009
Case Number: FLD2009-08029
Agenda Item: D. 4.
Owner /Applicant: Jade Group
Address: 1255 Cleveland Street
CITY OF CLEARWATER
PLANNING DEPARTMENT
STAFF REPORT
GENERAL INFORMATION:
REQUEST: Flexible Development application to permit a change of use from
office to educational facilities fora 15,212 square foot portion of
an existing building within the Downtown (D) District with 129
off-street parking spaces as a Comprehensive Infill Redevelopment
Project under the provisions of Community Development Code
Section 2-903.C, as well as a Termination of Status as a
Nonconformity for the existing building height of 87 feet where a
height of 50 feet is permissible under current code, as per
Community Development Code Section 6-109.
CURRENT ZONING: Downtown (D) District
CURRENT FUTURE Central Business District (CBD)
LAND USE CATEGORY:
PROPERTY USE: Current Use: Offices
Proposed Use: Offices /Educational Facilities
EXISTING North: Downtown (D) District
SURROUNDING Overnight Accommodations (discontinued); and
ZONING AND USES: Animal Grooming/Boarding
South: Medium Density Residential (MDR) & Office (O) Districts
Offices; Detached Dwelling; and Vacant Lots
East: Downtown (D) District
Offices
West: Downtown (D) District
Retail Sales and Services; and Restaurants
ANALYSIS:
Site Location and Existing Conditions:
The 1.685-acre subject property is located within the Downtown (D) District at the southeast
corner of Cleveland Street and Lincoln Avenue, which is within the East Gateway character
district of the Clearwater Downtown Redevelopment Plan. The site is currently developed with
a 37,298 square foot, five-story office building, as well as an 85-space off-street parking area. In
addition, there is a 44-space auxiliary off-street parking lot that is located approximately 300 feet
southwest of the subject property.
Community Development Board -September 15, 2009
FLD2009-08029 -Page 1
Development Proposal:
On August 12, 2009, a Comprehensive Infill Redevelopment Project application was submitted
for the subject property. The application proposes to convert 15,212 square feet of existing
office space within the building into an educational facility use. The existing office building and
off-street parking area are proposed to remain unchanged.
Maximum Building Height: Pursuant to the Clearwater Downtown Redevelopment Plan, the
maximum allowable height within the East Gateway character district is 50 feet. The existing
building has a nonconforming height of 87 feet, for which a request for Termination of Status of
Nonconformity as been made, and is discussed later in this report.
Minimum Off-Street Parkin: The existing office building has a total of 85 off-street parking
spaces on-site with an additional 44 spaces located at an auxiliary lot approximately 300 feet to
the southwest for a total of 129 spaces. The building is totally comprised of office space, some
of which is presently vacant, and requires a total of 112 off-street parking spaces.
Educational facilities are required to provide four spaces per 1,000 square feet of gross floor area
(office uses are only required 3/1,000). As such, the proposed change of use for the 15,212
square foot tenant space would increase the off-street parking requirement by an additional
15.212 spaces for a total requirement of 127 spaces, which can be met by the total number of off-
street parking spaces available on site as well as within the auxiliary parking lot.
Comprehensive Infill Redevelopment Project Criteria: Pursuant to CDC Section 2-903, the uses
allowed within the Downtown (D) District are subject to the standards and criteria set forth in
this Section. Among those criteria established for the review of Comprehensive Infill
Redevelopment Projects is the following:
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;
Community Development Board -September 15, 2009
FLD2009-08029 -Page 2
^ 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.
As previously noted, the proposal does not contain any changes to either the existing building or
the off-street parking area, and while the proposal will meet some of the above criteria, it cannot
meet others without being required to modify the existing architectural elevations of the building.
However, to require such changes simply to accommodate a proposed change of use for an
existing tenant space would be impractical and inappropriate.
Termination of Status of Nonconformity: The development proposal includes a request for
termination of status of nonconformity with regard to the existing building height of 87 feet
where a maximum of 50 feet would otherwise be permitted under current code. The criteria for
termination of status of nonconformity, as per CDC Section 6-109, includes compliance with
perimeter buffer requirements, the provision of required landscaping for off-street parking lots
and bringing nonconforming signs, lighting and accessory uses/structures into compliance with
code.
As the subject property is within the Downtown (D) District, there is no perimeter buffer
requirement for the property. Also, the subject property does not consist of any nonconforming
signage, lighting, accessory structures or uses. The remaining criterion will be met with this
development proposal subject to the attached conditions of approval.
Consistent I Inconsistent
I. Perimeter buffers conforming to the requirements of CDC Section 3-1202.D shall be N/A N/A
installed.
2. Off-street parking lots shall be improved to meet the landscaping standards established X
in CDC Section 3-1202.E.
3. Any nonconforming sign, outdoor lighting or other accessory structure or accessory use X
located on the lot shall be terminated, removed or brought into conformity with this
development code.
Clearwater Downtown Redevelopment Plan:
The subject property is located within the East Gateway character district of the Clearwater
Downtown Redevelopment Plan. The Clearwater Downtown Redevelopment Plan envisions the
district as being a vibrant, stable, diverse neighborhood defined by its unique cultural base and
mixed land uses. It will continue to be developed as a low and medium density residential
neighborhood supported with neighborhood commercial and professional offices concentrated
along the major corridors of Cleveland Street, Gulf-to-Bay Boulevard, Court Street and Missouri
Avenue. The addition of the proposed educational facility, while not wholly consistent with the
envisioned mix of uses within the East Gateway character district, is very similar in function to
professional offices and will nonetheless result in the occupation of an existing office building
within the district and should have no adverse affects upon the surrounding areas of the district.
Community Development Board -September 15, 2009
FLD2009-08029 -Page 3
Visions Goals Objectives and Policies: A review of the Clearwater Downtown Redevelopment
Plan was conducted and the following applicable Visions, Goals, Objectives and Policies were
identified:
^ Vision: Downtown Clearwater is a major center of activity, business and governments. The
proposed change of use will allow for the immediate use of an existing 15,212 square feet of
presently vacant floor area within the office building. Based upon current tenant
information, the building is approximately less than 50% occupied; therefore the existing
development is not operating in accordance with the above Vision statement. The proposed
change of use will generate new "traffic" that will help to stimulate the surrounding area and
further this Vision statement.
^ Vision: An adequate parking supply must be available coterminous with new uses. As
previously discussed under the Minimum Off-Street Parking analysis, the development
proposal requires a total of 127 parking spaces and 129 parking spaces are presently provided
between the on-site parking and auxiliary parking lot. Therefore, an adequate parking supply
has been provided for and the project will be consistent with this Vision statement.
^ Objective lE: A variety of businesses are encouraged to relocate and expand in Downtown
to provide a stable employment center, as well as employment opportunities for Downtown
residents. The development proposal will facilitate the relocation of an existing business into
the downtown that will bring not only their employees (teachers) but also their customers
(students) into the downtown on a daily basis. Based upon the above, the development
proposal will be consistent with this Objective.
East Gateway Character District Policies: A review of the East Gateway District Policies was
conducted and no applicable policies were identified.
Based upon the above and subject to the attached conditions of approval, the development
proposal has been found to be in compliance with the policies governing development within the
Clearwater Downtown Redevelopment Plan.
COMPLIANCE WITH STANDARDS AND CRITERIA:
The following table depicts the consistency of the development proposal with the standards and
criteria as per CDC Section 2-803 and the Clearwater Downtown Redevelopment Plan:
Standard Existing /Proposed Consistent Inconsistent
F.A.R. 0.55 0.50 X
Maximum Building Height 50 feet 87 feet X~
Minimum Off-Street Parking 127 parking spaces 129 parking spaces X
~ See above discussions with regard to Maximum Building Height and Termination of Status of Nonconformity.
Community Development Board -September 15, 2009
FLD2009-08029 -Page 4
COMPLIANCE WITH FLEXIBILITY CRITERIA:
The following table depicts the consistency of the development proposal with the Flexibility
criteria as per CDC Section 2-803.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.
~ See nGove discussion with regnrd to Comprehensive Infill Redevelopment Project Criteria.
Community Development Board -September 15, 2009
FLD2009-08029 -Page 5
COMPLIANCE WITH GENERAL STANDARDS FOR LEVEL TWO APPROVALS:
The following table depicts the consistency of the development proposal with the General
Standards for Level Two Approvals as per CDC Section 3-913.A:
Consistent Inconsistent
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 September 3, 2009, and deemed the development proposal to be legally
sufficient to move forward to the Community Development Board (CDB).
Findin;;s 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. That the 1.685-acre subject property is located at the southeast corner of Cleveland Street and
Lincoln Avenue;
2. That the property is located within the Downtown (D) District and the Central Business
District (CBD) future land use plan category;
3. That the property is subject to the requirements of the Clearwater Downtown Redevelopment
Plan with regard to use as it is located within the East Gateway character district;
4. That the existing 87-foot tall building is presently nonconforming with respect to height, as
current code only permits a maximum building height of 50 feet; and
5. That the proposal consists only of a change of use from office to educational facility for a
portion of the existing office building.
Conclusions of Law. The Planning Department, having made the above findings of fact, reaches
the following conclusions of law:
1. That the development proposal has been found to be in compliance with the applicable
Standards and Criteria as per CDC Section 2-903;
2. That the development proposal has been found to be in compliance with the Flexibility
criteria for a Comprehensive Infill Redevelopment Project as per CDC Section 2-903.C;
3. That the development proposal has been found to be in compliance with the General
Standards for Level Two Approvals as per CDC Section 3-913.A;
Community Development Board -September 15, 2009
FLD2009-08029 -Page 6
4. That the development proposal has been found to be in compliance with the requirements for
Termination of Status of Nonconformity as per CDC Section 6-109; and
5. That the development proposal has been found to be in compliance with the applicable
provisions of the Clearwater Downtown Redevelopment Plan.
Based upon the above, the Planning Department recommends APPROVAL of the Flexible
Development application to permit a change of use from office to educational facilities for a
15,212 square foot portion of an existing building within the Downtown (D) District with 129
off-street parking spaces as a Comprehensive Infill Redevelopment Project under the provisions
of Community Development Code Section 2-903.C, as well as a Termination of Status as a
Nonconformity for the existing building height of 87 feet where a height of 50 feet is permissible
under current code, as per Community Development Code Section 6-109, with the following
conditions:
Conditions of Approval:
1. That a landscape plan for the entire property must be submitted, and that said landscape plan
must meet all of the requirements of Article 3, Division 12 of the Community Development
Code. The landscape plan must be submitted and approved by the Planning Department, and
any installation of landscape materials needed to comply with the approved plan code must
take place prior to the occupation of the building by the educational facility use;
2. That the existing multi-faced clock near the top of the building be repaired and restored prior
to the occupation of the building by the educational facility use;
3. That prior to the issuance of any building permits, a Declaration of Unity of Title shall be
recorded in the official records of Pinellas County that joins parcel numbers 15-29-15-38574-
002-0140 and 15-29-15-38574-002-0230, and that a copy of said recorded document is
provided to the Planning Department; and
4. That this use (educational facility) shall be limited to a total of 15,212 square feet within the
building, and that any desired enlargement of floor area shall require a new application for
further review and approval by the CDB.
~-~ .
Prepared by Planning Department Staff: ,~-
Robert G. Tefft, Development Review Manager
ATTACHMENTS:
• Location Mnp;
• Aerial Map;
• Zoning Mnp;
• Existing Surrounding Uses Mnp; and
• Photographs of Site and Vicinity
S. (Planning DepartmentlCD BIFLEX (FLD)IPending cases) Up for the next CDBICIevelnnd 1255 United Medical Academy (D) 2009.09 -CDB -
R71StnfjReport 2009 09-1S.docx
Community Development Board -September 15, 2009
FLD2009-08029 -Page 7
Robert G. Tefft
100 South Myrtle Avenue
Clearwater, Florida 33756
(727)562-4539
robert.tefft(c~myclearwater.com
PROFESSIONAL EXPERIENCE
^ Development Review Manager
City of Clearwater, Clearwater, Florida August 2008 to Present
Manage and supervise five planners and two land resource specialists. Represent the department at
Community Development Board and City Council meetings, and the City at meetings of Pinellas
Planning Council and Countywide Planning Authority as well as other public bodies as needed.
^ Planner III
City of Clearwater, Clearwater, Florida June 2005 to August 2008
Performed technical reviews and prepared of staff reports for various land development applications.
Organized data and its display in order to track information and provide status reports. Made
presentations to various City Boards and Committees.
^ Planner II
City of Clearwater, Clearwater, Florida May 2005 to June 2005
Performed technical reviews and prepared of staff reports for various land development applications.
Organized data and its display in order to track information and provide status reports.
^ Assistant Planner ~ Planner ~ Senior Planner
City of Delray Beach, Delray Beach, Florida October 1999 to May 2005
Performed technical reviews and prepared staff reports for land development applications such as, but
not limited to: site plans, conditional uses, rezonings, land use amendments, and text amendments.
Performed reviews of building permit applications. Organized data and its display in order to track
information and provide status reports. Made presentations to various City Boards. Provided in-depth
training to the Assistant Planner position with respect to essential job functions and continuous
guidance. Provided information on land use applications, ordinances, land development regulations,
codes, and related planning programs/services to other professionals and the public.
EDUCATION
^ Bachelor of Arts, Geography (Urban Studies), University of South Florida, 1999
Community Development Board -September 15, 2009
FLD2009-08029 -Page 8
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Owner: Jade Group Case: FLD2009-08029
Site: 1255 Cleveland Street Property Size: 1.70 acres
PIN: 15-29-15-38574-002-0230
15-29-15-38574-002-0 l 40 Atlas Page: 2876
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Owner: Jade Group Case: FLD2009-08029
Site: 1255 Cleveland Street Property Size: 1.70 acres
PIN: 15-29-15-38574-002-0230 Atlas Page: 2878
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EXISTING SURROUNDING USES MAP
Owner: Jade Group Case: FLD2009-08029
Site: 1255 Cleveland Street
PIN: 15-29-15-38574-002-0230
15-29-15-38574-002-0140
Property Size: 1.70 acres
Atlas Page: 2876
CLEVELAND ST
AERIAL
Owner: Jade Group Case: FLD2009-08029
Site: 1255 Cleveland Street Property Size: 1.70 acres
PIN: 15-29-15-38574-002-0230 Atlas Page: 2876
15-29-15-38574-002-0 l 40
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Looking east from south end of subject property.
1255 Cleveland Street
FLD2009-08029
Looking east along Cleveland Street toward subject property.
Looking north along Lincoln Avenue toward subject property.
Looking northwest from subject property toward existing
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Looking southwest from subject property across Park Street
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Looking northeast from subject property toward adjacent
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FLD2009-08029
1255 CLEVELAND ST
UMA FLOOR BUILD OUT
PLANNER OF RECORD: R T
ATLAS # 287B
ZONING: D
LAND USE: CBD
RECEIVED: 08/13/2009
INCOMPLETE:
COMPLETE:
MAPS
PHOTOS:
STAFF REPORT:
DRC
CDB:
CLW CoverSheet
4
,
~:.
LL
e~rwat~r
Planning Department
100 South Myrtle Avenue
Clearwater, Florida 33756
Telephone: 727-562-4567
Fax: 727.562-4865
^ SUBMIT ORIGINAL SIGNED AND NOTARIZED APPLICATION
O SUBMIT 14 COPIES OF THE ORIGINAL APPLICATION -Plans and
application an: required to be collated, stapled, and folded into sets
^ SUBMIT FIRE PRELIMARY SITE PIAN: $200.00
O SUBMIT APPLICATION FEE $
CASE #:
RECEIVED BY (staff initials):
~ DATE RECEIVED:
* NOTE:15TOTAL SETS OF INFORMATION REQUIRED (APPLICATIONS PLUS SITE PLAN SETS)
FLEXIBLE DEVELOPMENT APPLICATION
Comprehensive Infill Redevelopment Project
(Revised 07/11/2008)
PLEASE TYPE OR PRINT
APPLICANT, PROP
APPLICANT NAME:
MAILING ADDRESS:
PHONE NUMBER:
CELL NUMBER
PROPERTY OWNER(S):
List ALL owners on the deed
AGENT NAME:
MAILING ADDRESS:
PHONE NUMBER:
CELL NUMBER:
OWNER AND AGENT INFORMATION: (Code
_.---
~? O fox. ~~3-t-i t~~ernPt~ns i r
qp~ ~g(p $t~ ~~ FAX NUMBER:
EMAIL:
FAX NUMBER:
EMAIL:
Section 4-202.A)
~~1~~ -
ol ~~BSS~iS
B.
PROJECT NAME:
STREET ADDRESS
PARCEL NUMBER(S):
PARCEL SIZE (acres):
LEGAL DESCRIPTION:
PROPOSED USE(S):
DESCRIPTION OF REQUEST: `~{1 l`R~SS~pCI ~ 1~J ~~c~ Q V ~ vQ
SpeciticaAy identify the request X~~S~ ~jU,~~J~I~L~ i~CL V R
(lnctude number of un'~ts or square ,
footage ofnon-residential use and all ~~ ~~n 1J~~ -pQ ~ ~ ~ ~ 1~ rCl A~S~? C_XVIn
requested code deviations; e.g. ~ 0 . 1 eZ.
reduction in required number of
OPMENT INFORMATION: (Code Section 4-202.A)
v ~1~ r U~~ ~U~ Lp (~ ~ PROJi=CT VALUATION: $
' PARCEL SIZE (square feet):
1 gt` fZCS~o2~ i S 3 ,:Ac7
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parking spaces, specific use, etc.} 1 S 1 ~
C:1Documents and Settingslderek.fergusonlDesktoptplanning dept forms 0708\Comprehensive Infilt Project (FLD) 2008 07-11.doc
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 X (if yes, attach a copy of the applicable documents)
C. PROOF OF OWNERSHIP: (Code Section 4202A.5j
^ SUBMIT A COPY OF THE TITLE INSURANCE POLICY, DEED TO THE PROPERTY OR SIGN AFFIDAVIT ATTESTING OWNERSHIP (see
page 7)
D. WRITTEN SUBMITTAL REQUIREMENTS: (Code Section 3-913.A)
C~ Provide complete responses to the six (6) GENERAL APPL{CA8ILITY CRITERIA -Explain how each criteria is achieved, in detail:
1. 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.
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2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significanty
impair the value thereof.
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3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use.
4. The proposed development is destgned to minimize traffic congestion. I
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5. The ptopos~ ed be ive opment is consistent with the community character of th`le immediate vicinity of the parcel proposed for development.
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6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on
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WRITTEN SUBMITTAL REQUIREMENTS: (Comprehensive infili Redevelopment Project Criteria)
O~ Provide complete responses to the six (8) COMPREHENSIVE INFIII 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 _
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2. The development or redevelopment will be consistent with the goals and pol(cies 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
3. The development or redevelopment will not Impede the normal and orderly development and improvement of surrounding properties.
4. Adioinina oroaerties will not suffer substantial detriment as a result of the proposed development.
5. The proposed use shall othewise 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. Tha 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 creattng
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. ``
Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with ail 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.;
O Variety in materials, colors and textures;
^ Distinctive fenestration patterns;
O Building stepbacks; and
^ Distinctive roofs forms.
e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings.
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E. STORMWATER PLAN SUBMITTAL REQUIREMENTS: (City of Clearwater Storm Drainage Design Criteria
Manual and 4202.A.21)
^ A STORMWATER NARRATIVE MUST BE SUBMITTED WITH ALL APPLICATIONS. Ail applications that involve addition
or modification of impervious surface, including buildings, must indude a stonnwater plan that demonstrates complianoe 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 ~ not required, the narrative shall provide an explanation as to why the site is exempt.
^ At a minimum, the STORMWATER PLAN shall indude the following;
^ Existing topography extending 50 feet beyond all property tines;
^ Proposed grading including finished floor elevations of all structures;
^ All adjacent streets and municipal storm systems;
^ Proposed stormwater detentioNretention 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 stom-water detentionhetention area including top of bank, toe of slope and outlet control sWCture;
^ Signature and seal of Florida Registered Professional Engineer on alt 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
O ACKNOWLEDGEMENT OF STORMWATER PLAN REQUIREMENTS (Applicant must initial one of the following}:
Stormwater plan as noted above is included
Stormwater plan is not required and explanation narrative Is attached. At a min[mum, 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 420Z.A)
O SIGNED AND SEALED SURVEY (including legal description of property) -One original and 14 copies;
O TREE SURVEY (including existing trees on site and within 25' of the adjacent site, by specles, 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 irees 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 fse used in detenninIng whether or not
deviations to the parking standards are approved;
^ GRADING PLAN, as applicable;
O 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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G. SITE PLAN SUBMITTAL REQUIREMENTS: (Section 4202.A)
O 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;
Atl existing artd proposed points of access;
All required sight triangles;
Ident~cation of environmentally unique areas, such as watercourses, wetlands; tree masses, and specimen trees, including
description and location of understory, ground cover vegetatbn and wildlife habitats, etc; Location of ail 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 tiff stations, gas
_ and water lines;
AU 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 a[I landscape material;
Location of all onsite and offsite storm water management facilities;
Location of all outdoor lighting factures;
Location of ail existing and proposed sidewalks; and
Floor plan typlcais of buildings for all Level Two approvals. A floor plan of each floor is required for any parking garage requiring a
Level Two approval.
O SITE DATA TABLE for existing, required, and proposed development, in writtenttabular form:
_ Land area in square feet and acres;
_ Number of EXISTING dwelling units;
_ Number of PROPOSED dwelling units;
Gross floor area devoted to each use;
Parking spaces: total number, presented in tabular form with the
_ number of required spaces;
Total paved area, including all paved parking spaces 8~ driveways,
expressed in square feet & percentage of the paved vehicular area;
Official records book and page numbers of all existing utility
_ easement;
_ Building and structure heights;
_ Impermeable surface ratio (I.S.R.); and
Floor area ratio (F.A.R.) for all nonresidential uses.
EXISTING REQUIRED PROPOSED
O REDUCED COLOR SITE PLAN to scale (8'/: X 11);
D FOR DEVELOPMENTS OVER ONE ACRE, provide the following addi@onal information on site plan:
One-foot contours or spot elevations on site;
Offsite elevations if required to evaluate the proposed stortnwater management for the parcel;
All open space areas;
Location of ail 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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H. LANDSCAPING PLAN SUBMITTAL REQUIREMENTS: (Section 41102.A}
O 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 spades, 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, spedficatlons, quantities, and sparing requirements of all
_ existing and proposed landscape materials, including botanical and common names;
Typical planting details for trees, palms, shrubs and ground cover plants induding instructions, soil motes, badd8ling, mulching and
protedive 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.
O REDUCED COLOR LANDSCAPE PLAN to scale (8'/: X 11);
^ COMPREHENSIVE LANDSCAPE PROGRAM application, as applicable. Landscape assodated 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 4202A.23)
O 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'/~ X 11
J. SIGNAGE: (Division 19. SIGNS /Section 3-1806)
^ Ail EXISTING freestanding and attached signs; Provide photographs and dimensions (area, height, etc.), indicate whether they will be
removed or to remain.
O All PROPOSED freestanding and attached signs; Provide details induding loptton, size, height, colors, materials and drawing;
freestanding signs shall indude the street address (numerals)
O Comprehensive Slgn Program application, as applicable (separate application and fee required).
^ Reduced signage proposal (8'/: X 11) (color), 'rf submitting Comprehensive Sign Program application.
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K. TRAFFIC tMF'ACT STUDY: (Section 4-242.A.93 and 4-801.C)
^ Include if required by the Traffic Operations Manager or hisiher designee or if the proposed development:
^ Wiii degrade the acceptable level of service for any roadway as adopted in the Comprehensive Plan.
^ Will generate 100 or more new vehicle directionaftrips per hour and/or 1000 or more new vehicle trips per day.
^ Wiii 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 Gity's annual list of most hazardous intersections..
Trip generation shalt be based on the most recent edition of the Institute of Transportation Engineer's (tTE) 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. oftraffic 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 ail
roadway legs and each turning movement at all intersections identified in the 5coping 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 CALCULATIONSI WATER STUDY:
Providefire 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 tare 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.
D Acknowledgement of fire flow calculations/water study requirements (Applicant must initial one of the following):
Fire Flow Calculations/WaterStudy is included.
Fire Flow Calculations/WaterStudy is not required.
CAUTION - tF APPLlCAT10N REVIEW RESULTS IN THE REQUIREMENT FORA FIRE FLOW
CALCULATIONSt 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 #o visit and
photograph the property described in this application.
Signature of property owner or repres n five
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.
Notary public,
My commission expires:
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~N. AFFIDAVIT TO AUTHORIZE AGENT:
~ 1. Provide names of ail property owners on deed -PRINT full names:
~ 2. That (i amlwe are) the owner(s) and record title holder(s) of the following described property (address or general location):
3. That this property conshtutes the property for which a request fora: {describe request)
4. That the undersigned (hasRrave) appointed and (does/do) appoint:
as (hisftheir) agent(s) to execute any petitions or other documents necessary to affect such petition;
~ 5. That this affidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above described property;
6. That site visits to the property are necessary by City representatives in order to process this applicaiion and the owner authorizes City
representatives to visil and photograph the property described in this application;
7. That (Uwe), the undersigned authority, hereby certify that the foregoing is We and correct.
Property Owner
Property Owner
Property Owner
Property Owner
STATE OF FLORIDA,
COUNTY OF PINELLAS
t3etore me the undersigned, an officer duly commissioned by the laws of the State of Florida, on this
personalty appeared
Deposes and says that he/she fully understands the contents of the affidavit that he/she signed.
Notary SeaVStamp
day of
who having been first duly swum
Notary Public Signature
My Commission Expires:
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